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Reverse Mortgage Lender

Turn Your Home Equity Into Tax-Free Cash†
California's trusted reverse mortgage company serving homeowners 55 and older. Apply for a reverse mortgage, explore our Jumbo Reverse Mortgage programs, or use a reverse mortgage to purchase a new home — all with no required monthly payment. Free, no-obligation analysis from a licensed California reverse mortgage broker near you.

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5.0 Rating Google Reviews

 
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What will this reverse mortgage be used for?

An Existing Home
Home Purchase
Refinance My Reverse Mortgage
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Great! Need to sell an existing home?

Yes
No
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Have you found a new home?

Yes
No
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How will this property be used?

Primary Residence
Vacation Home
Investment Property
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How long will you keep this property?

Less than 5 years
5-10 years
11-20 years
Do not plan on moving again
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What is the purchase price of the new property?

[{"by":"5000","end":"100000","start":"80000"},{"by":"20000","end":"1000000","start":"100000"},{"by":"100000","end":"2000000","start":"1000000"}]
null
"240000"
  • $80K
  • $2M+
Continue
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What is your estimated down payment?

["1% Down","3% Down","3.5% Down","5% Down","10% Down","15% Down","20% Down","25% Down","30% Down","35% Down","40% Down","45% Down","50% Down"]
null
"3% Down"
  • 0%
  • 50%+
Continue
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What is your reason for a reverse mortgage?

Reason For Reverse Mortgage
Reason For Reverse Mortgage
i'm finished
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Is there a co-borrower/spouse?

Yes
No
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For whom is this reverse mortgage?

Myself
Parent
Sibling
Friend
Client
Other
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What is your age?

["62 within 90 Days","63 years","64 years","65 years","66 years","67 years","68 years","69 years","70 years","71 years","72 years","73 years","74 years","75 years","76 years","77 years","78 years","79 years","80 years","81 years","82 years","83 years","84 years","85 years","86 years","87 years","88 years","89 years","90 years"]
null
"63 years"
  • Under 62 years
  • 90+ years
Continue
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Great! What type of property will be used for this reverse mortgage?

Single Family Home
Multi-Family Home
Condominium
Mobile/Manufactured Home
Other
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How long will you keep this property?

Less than 5 years
5-10 years
11-20 years
Do not plan on moving again
back

Please estimate the value of the property.

[{"by":"5000","end":"100000","start":"80000"},{"by":"20000","end":"1000000","start":"100000"},{"by":"100000","end":"2000000","start":"1000000"}]
null
"240000"
  • $80K
  • $2M+
Continue
back

What is your current mortgage balance?

[{"by":"10000","end":"100000","start":"0"},{"by":"20000","end":"1000000","start":"100000"},{"by":"100000","end":"2000000","start":"1000000"}]
null
"65000"
  • $0
  • $2M+
Continue
back

What is your reason for a reverse mortgage?

Reason For Reverse Mortgage
Reason For Reverse Mortgage
i'm finished
back

Is there a co-borrower/spouse?

Yes
No
back

For whom is this reverse mortgage?

Myself
Parent
Sibling
Friend
Client
Other
back

What is your age?

["62 within 90 Days","63 years","64 years","65 years","66 years","67 years","68 years","69 years","70 years","71 years","72 years","73 years","74 years","75 years","76 years","77 years","78 years","79 years","80 years","81 years","82 years","83 years","84 years","85 years","86 years","87 years","88 years","89 years","90 years"]
null
"63 years"
  • Under 62 years
  • 90+ years
Continue
back

What is the best email to send to Reverse Mortgage Illustration to?

Continue

5.0 Rating Google Reviews

 
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What is your name?

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What is your phone number?

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Reverse Mortgage California | Apply for a Reverse Mortgage | Reverse Mortgage Lender & Broker

California Reverse Mortgage Specialists

Our California reverse mortgage specialists help homeowners 55+ apply for a reverse mortgage with no monthly payment required. As a licensed California reverse mortgage broker and lender, we compare FHA HECM, Jumbo Reverse Mortgage, Proprietary 55+, and 2nd Lien programs to find the right fit. Use a reverse mortgage to purchase a new home, access a line of credit, or receive monthly payments — free, no-obligation analysis from a trusted reverse mortgage company.

Reverse Mortgage Specialists — CA NMLS #1229133 FHA HECM, Jumbo & Proprietary 55+ Apply for a Reverse Mortgage — No Monthly Payment HUD Approved · BBB A+ · 5.0 Google Reviews Reverse Mortgage Purchase New Home (H4P)
Topics Covered on This Page
Estimate Proceeds Do I Qualify? How It Works Payment Options Impact on Heirs Counseling Pros & Cons Rates & Fees Success Stories Compare Programs 2nd Lien Option Proprietary 55+ Jumbo Reverse Purchase New Home Our Programs Client Stories FAQ
55+Eligible Age (Proprietary)
$1.2MFHA Lending Limit 2026
$0Required Monthly Payment
5.0Google Review Rating
A+BBB Rating

Free California Reverse Mortgage Calculator

Estimate how much tax-free cash your home equity could provide — adjust home value, mortgage balance, and age to see your proceeds instantly.

Open Free Reverse Mortgage Calculator →

Opens in a new tab · No login required · No obligation

Reverse Mortgage Topics

California Reverse Mortgages — Everything You Need to Know

Our California reverse mortgage specialists answer the most common questions about how a reverse mortgage works, who qualifies, and how to apply. Browse the topics below or call us for a free personalized analysis.

? Do I Qualify for a California Reverse Mortgage?

FHA (HECM) reverse mortgages require at least one borrower to be 62+ and the home must be your primary residence. Proprietary Reverse Mortgages require one borrower to be at least 55+. The home can be your primary or secondary residence.

  • Primary residence (not rental / vacation)
  • Eligible property type (SFR, 2–4 units, FHA-approved condo, etc.)
  • Must stay current on property taxes & homeowners insurance and maintain the home
Compare Your Reverse Mortgage Options →
Note: If you already have a reverse mortgage, we can discuss new options — but account-specific servicing questions are handled by your current servicer.

→ How a California Reverse Mortgage Works

A reverse mortgage converts part of your home equity into funds while you keep ownership, as long as you meet program obligations.

  • Funds can be structured as a line of credit, monthly payments, lump sum (program dependent), or a combination
  • Loan becomes due when the last borrower sells, moves out permanently, or passes away
  • Borrowers must pay property charges (taxes/insurance) and maintain the home
  • No monthly mortgage payment required — you retain title and ownership
Compare Your Reverse Mortgage Options →

$ Reverse Mortgage Payment Options

No required monthly principal & interest payment, but you can choose to make payments anytime.

  • No payment: balance grows over time (interest accrues)
  • Interest-only payments: helps keep the balance from increasing
  • Pay down principal: reduces the balance over time
  • No prepayment penalty for paying extra (or paying it off early)
Compare Your Reverse Mortgage Options →

H Impact on Heirs

A reverse mortgage is typically a non-recourse loan — you or your heirs generally do not owe more than the home's value at sale (subject to program terms).

  • Heirs can usually sell the home and keep any remaining equity after payoff
  • Heirs may also choose to keep the home by paying off/refinancing the balance
  • Optional payments can help preserve equity for your family
Compare Your Reverse Mortgage Options →

C Counseling Requirement

For FHA HECM, HUD-approved counseling is mandatory before closing and a counseling certificate is required.

  • Covers costs, responsibilities, and alternatives to a reverse mortgage
  • Helps ensure the loan is a good fit for your situation
  • California Grant covers the cost of reverse mortgage counseling — no out-of-pocket expense for most borrowers
Compare Your Reverse Mortgage Options →

+ Pros & Cons of a Reverse Mortgage

A reverse mortgage can improve cash flow in retirement — but it's important to understand the tradeoffs before you apply.

  • Pros: no required monthly P&I payment; flexible payout options; optional payments allowed; you keep title
  • Considerations: interest accrues; fees may be higher than traditional loans; you must keep taxes/insurance current
  • Best fit: California homeowners who want cash-flow relief and plan to stay in the home long enough to benefit
Compare Your Reverse Mortgage Options →

% Reverse Mortgage Rates & Fees

Rates and fees depend on the program (FHA vs proprietary), loan structure, and current market conditions.

  • Rates: typically variable for HECM lines of credit; proprietary products may offer fixed/variable depending on program
  • Common fees: origination, third-party closing costs (title/escrow/appraisal), and program-specific costs (e.g., FHA MIP on HECM)
  • Transparency: you'll receive a full written breakdown before you decide
Compare Your Reverse Mortgage Options →
Rates and costs vary by borrower, property, and program guidelines. Official figures appear on your Loan Estimate/Closing Disclosure.

?????? California Reverse Mortgage Success Stories

Examples of how California homeowners use reverse mortgages to improve cash flow and create financial flexibility.

Cash-flow relief: “We eliminated our monthly mortgage payment and used the savings to make life easier on a fixed income.”
Line of credit strategy: “The credit line gave us peace of mind for unexpected expenses without selling investments.”
Heir-friendly planning: “Optional payments helped us control the balance and preserve equity for our family.”

We can share scenarios similar to yours during a free consultation call — no personal information shared.

Compare Your Reverse Mortgage Options →

= Compare California Reverse Mortgage Options

Not all reverse mortgages are the same. Comparing options can significantly change available funds and costs.

  • FHA HECM: government-insured; HUD counseling required; mortgage insurance applies; often best for standard scenarios
  • Proprietary reverse: private programs; may offer different age/value flexibility; terms vary by investor
  • Jumbo reverse mortgage: designed for higher-value homes; may offer higher proceeds than FHA limits allow
  • 2nd Mortgage Reverse: get cash out with no required monthly payment while keeping your existing first mortgage
Request a Side-by-Side Comparison →

2 Keep Your Existing Low-Rate 1st Mortgage — Reverse Mortgage 2nd Lien

In certain cases, a reverse mortgage in a second-lien position may allow you to access cash while keeping your existing first mortgage (program availability varies).

  • May help improve cash flow without replacing a low-rate first mortgage
  • Structure and eligibility depend on current liens, property, and investor guidelines
  • We'll confirm if this option fits your situation and provide a written quote
Compare Your Reverse Mortgage Options →
Note: Second-lien reverse mortgage options are program-specific and subject to underwriting and lien position requirements.

55 Proprietary Reverse Mortgage — Age 55+ California

Some proprietary reverse mortgage programs may allow qualification starting at age 55 — giving California homeowners earlier access to home equity than the FHA HECM minimum age of 62.

  • May offer earlier access than FHA HECM (typically 62+)
  • Guidelines, proceeds, and rates vary by investor and property
  • We'll confirm eligibility and provide a written quote based on your scenario
Age eligibility and product availability are program-specific and subject to underwriting. California availability confirmed.

J Jumbo Reverse Mortgage for High California Home Values

If your California home value is above FHA lending limits, a Jumbo Reverse Mortgage may provide significantly higher proceeds than a standard HECM.

  • Designed for higher-value properties where FHA limits can cap proceeds
  • Program terms vary (rates, fees, payout structures, property eligibility)
  • We can compare FHA vs. Jumbo reverse mortgage options side-by-side

  Reverse Mortgage to Purchase a New Home (H4P)

Did you know you can use a reverse mortgage to purchase a new home? The HECM for Purchase (H4P) program allows California homeowners 62+ to buy a primary residence using a reverse mortgage — with no monthly payment required.

  • Combine home sale proceeds with HECM funds to purchase your next home
  • No monthly principal & interest payment required on the reverse mortgage portion
  • Ideal for downsizing, relocating, or moving closer to family
  • Must be your primary residence; HUD counseling required

Talk to a Reverse Mortgage Specialist

Want quick clarity on eligibility, proceeds, and whether a California reverse mortgage makes sense now or later? Our reverse mortgage specialists will walk through it clearly — no pressure, no obligation.

Book a Free Consultation →
Simple Process

How to Apply for a California Reverse Mortgage

Four straightforward steps from inquiry to closing — our reverse mortgage specialists guide you every step of the way.

1

Free Analysis

We review your home value, age, and existing mortgage to calculate your estimated reverse mortgage proceeds — no obligation.

2

HUD Counseling

Required for FHA HECM. California offers a grant to cover the cost. An independent counselor explains your rights and options.

3

Application & Appraisal

We handle the paperwork. A licensed appraiser confirms your home's value. Underwriting typically takes 3–4 weeks.

4

Close & Receive Funds

Sign at closing. Receive your funds as a lump sum, line of credit, or monthly payments — no monthly mortgage payment required.

California Reverse Mortgage Programs

Reverse Mortgage Programs We Offer

As a licensed California reverse mortgage broker and lender, we compare multiple programs to find the best fit for your specific situation.

Most Popular

FHA HECM

Government-insured reverse mortgage for borrowers 62+. HUD counseling required. Non-recourse protection. Lending limit up to $1,209,750.

Age 55+

Proprietary Reverse (55+)

Private programs for California homeowners starting at age 55. Flexibility on property types, lien positions, and higher-value homes.

High Value

Jumbo Reverse Mortgage

For homes exceeding FHA limits. Access more equity from high-value California properties. Loan amounts well above the FHA cap.

Keep Your Rate

Reverse Mortgage 2nd Lien

Keep your existing low-rate first mortgage and receive additional cash in second position — no monthly payment required on the reverse portion.

Buy a Home

Reverse Mortgage Purchase (H4P)

Use a reverse mortgage to purchase a new home. No monthly payment required. Combine home sale proceeds with HECM funds.

Flexible Access

Reverse Line of Credit

Access funds when you need them. Unused portions grow over time at the same rate as the loan — a powerful retirement planning tool.

Transparency Matters

Benefits and Important Considerations

We believe in transparency. Here's what you should know before deciding whether a California reverse mortgage is right for you.

Benefits

  • No required monthly mortgage payment — improve cash flow immediately
  • You retain title and ownership of your home
  • Proceeds are generally tax-free (consult your tax advisor)
  • Non-recourse loan — you never owe more than your home's value
  • Flexible payout options: lump sum, line of credit, or monthly payments
  • No prepayment penalty — optional payments allowed anytime
  • California grant covers HUD counseling cost

Important Considerations

  • Interest accrues over time — loan balance grows if no payments are made
  • You must continue paying property taxes and homeowners insurance
  • Upfront costs (origination, MIP, closing costs) are higher than conventional loans
  • Loan becomes due when you sell, move out permanently, or pass away
  • May reduce equity available for heirs (though heirs keep any remaining equity)
  • Not suitable if you plan to move within 1–2 years
5.0 Google Reviews

What Our California Clients Say

Real stories from California homeowners who worked with our reverse mortgage specialists to secure their retirement.


“Kevin walked us through every step and was incredibly patient. We eliminated our monthly mortgage payment and now have peace of mind on a fixed income. Could not be happier.”

MR
Margaret R.
Sacramento, CA — Age 71

“I was nervous about reverse mortgages. Kevin explained everything clearly. We used the Proprietary program at 57 and couldn't believe how smooth the process was.”

DT
David T.
Orange County, CA — Age 58

“Our home was worth $1.4M. The Jumbo Reverse program gave us access to funds we didn't expect. The line of credit is perfect for our retirement plan.”

PS
Patricia S.
Los Angeles, CA — Age 68
Common Questions

Frequently Asked Questions

Answers from our California reverse mortgage specialists.

Do I still own my home with a reverse mortgage?
Yes. You retain full title and ownership of your home throughout the life of the loan. A reverse mortgage is simply a loan secured by your home — the same as a traditional mortgage.
How old do I need to be to qualify for a California reverse mortgage?
For the government-insured FHA HECM, at least one borrower must be 62 or older. For our proprietary programs, borrowers as young as 55 may qualify in California, depending on the program and property.
Can I use a reverse mortgage to purchase a new home?
Yes. The HECM for Purchase (H4P) program allows eligible borrowers 62+ to buy a new primary residence using a reverse mortgage. No monthly payment is required. You combine your down payment (from home sale proceeds or savings) with HECM loan funds to complete the purchase.
What if I still have a mortgage?
Having an existing mortgage is fine. The reverse mortgage pays off your existing loan first, and the remaining proceeds are yours to use. We also offer a 2nd lien reverse mortgage that lets you keep your existing low-rate first mortgage and still access additional cash with no monthly payment required.
When does the loan become due?
The loan becomes due when the last borrower sells the home, permanently moves out, or passes away. As long as you continue paying property taxes, homeowners insurance, and maintaining the home, you can stay as long as you like.
What happens to my heirs?
Reverse mortgages are non-recourse loans. Your heirs will never owe more than the home's value at the time of sale. If the home sells for more than the loan balance, your heirs keep the difference. They may also choose to refinance and keep the home by paying off the balance.
Is counseling required?
HUD-approved counseling is required for FHA HECM loans. It's conducted by an independent third party — not affiliated with any lender. California offers a grant that covers the cost of counseling, so there's no out-of-pocket expense for most borrowers.
Are proceeds from a reverse mortgage taxable?
Reverse mortgage proceeds are generally considered loan advances, not income, so they are typically not taxable. However, you should always consult your tax advisor for guidance specific to your situation.

Ready to See How Much Your Home Can Provide?

Get a free, no-obligation analysis from our California licensed reverse mortgage specialists — Kevin Pierce, NMLS #892888. No pressure, no commitment. Apply for a reverse mortgage in minutes.

Apply for a Reverse Mortgage →  Schedule Appointment   Call (800) 405-6000

† Reverse mortgage proceeds are generally considered loan advances and are typically not taxable income; consult your tax advisor for guidance specific to your situation.

This material has not been reviewed, approved, or issued by HUD, FHA, or any government agency. Homeowners Mortgage and Equity, Inc. is not affiliated with, acting on behalf of, or endorsed by HUD/FHA or any government agency. Borrowers must occupy the home as their primary residence, remain current on property taxes, homeowner's insurance, and maintenance costs. Loan approval and available proceeds vary by borrower, property, age, interest rates, and program. Not a commitment to lend. Equal Housing Lender. NMLS #1229133. Licensed in California.

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