Reverse Mortgage Calculator: Estimate Your HECM Payout
Enter your home's estimated value, your age, and your remaining mortgage balance to see roughly how much you could access through a reverse mortgage. No personal information required. This tool gives you a starting number in seconds, not a loan application.
This calculator runs completely on the numbers you provide. No name, phone number, email, or SSN required. None of the data you enter is stored, submitted, or shared. It is designed solely to provide a preliminary estimate, letting you explore your options before deciding whether to connect.
This calculator runs completely on the numbers you provide. No name, phone number, email, or SSN required. None of the data you enter is stored, submitted, or shared. It is designed solely to provide a preliminary estimate, letting you explore your options before deciding whether to connect.
Your details
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$
Rate & payout
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$
$
$
Available principal limit
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home value × principal limit factor
Estimated proceeds available
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− Existing mortgage payoff—
− Initial mortgage insurance (2%)—
− Origination + closing costs—
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net of limit
Important notes
• This calculator provides estimates only and is not a loan offer, quote, or commitment to lend. Actual principal limit factors, rates, and available proceeds depend on HUD's official tables, your specific loan program, and underwriting — figures here use a calibrated approximation of HUD's published methodology, not the exact HECM tables.
• Reverse mortgage (HECM) basics: available at age 62+, based on the age of the youngest borrower or eligible non-borrowing spouse, home value (up to the HUD lending limit of $1,249,125 for 2026), and current interest rates. It is a non-recourse loan — you or your heirs will never owe more than the home is worth at payoff.
• HUD-approved counseling is required before any HECM application. Rates shown reflect the market as of August 2026 (10-yr and 1-yr CMT indices) and change regularly — contact us for your current locked-in figures.
• Property taxes, homeowners insurance, and HOA dues must still be paid by the borrower for the life of the loan — a reverse mortgage does not eliminate these obligations.
Tyler Arnaiz, NMLS #694462 • Arnaiz Mortgage, NMLS #2033319 • Equal Housing Opportunity. Licensed in Arizona, Texas, California & Colorado. This is not a commitment to lend. Terms subject to change without notice.
Curious what this looks like for your home?
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What This Calculator Shows vs. What an Actual Application Involves
This calculator gives you a simplified estimate based on your age, your home's value, and your current mortgage balance, using a standard approximation of how HUD principal limit factors scale with age. It is not a loan quote, a pre-approval, or a guarantee of any specific amount.
An actual HECM application involves several things this calculator can't account for: a licensed appraisal of your specific home, current interest rates at the time of your closing, your specific lender's principal limit factor tables, closing costs, and a full underwriting review of your financial situation, including your ability to cover property taxes, insurance, and HOA dues going forward. Your real numbers will differ from this estimate, sometimes significantly, once all of these factors are calculated precisely.
Get your exact estimate. Call Tyler Arnaiz, NMLS #694462, at (623) 806-4645.
An actual HECM application involves several things this calculator can't account for: a licensed appraisal of your specific home, current interest rates at the time of your closing, your specific lender's principal limit factor tables, closing costs, and a full underwriting review of your financial situation, including your ability to cover property taxes, insurance, and HOA dues going forward. Your real numbers will differ from this estimate, sometimes significantly, once all of these factors are calculated precisely.
Get your exact estimate. Call Tyler Arnaiz, NMLS #694462, at (623) 806-4645.
How Reverse Mortgage Payouts Work
Once you know your estimated available proceeds, you have flexibility in how you receive them. Most HECM borrowers choose one of the following structures, or a combination:
• Lump sum: You receive your full available proceeds in a single payment at closing. This option typically works best for borrowers with a specific, immediate need, such as paying off an existing mortgage or covering a large expense.
• Line of credit: Rather than taking all your proceeds at once, you draw funds as needed, and the unused portion of your line of credit can grow over time. This option offers the most flexibility for borrowers who want funds available for future needs without drawing everything upfront.
• Monthly payments: You receive a set amount each month, either for a fixed term or for as long as you remain in the home (a tenure payment). This option works well for borrowers looking to supplement retirement income on an ongoing basis.
Many borrowers combine these structures, such as taking a smaller lump sum at closing while keeping a line of credit open for future needs. Tyler Arnaiz walks through which combination fits your specific goals during a personal consultation.
• Lump sum: You receive your full available proceeds in a single payment at closing. This option typically works best for borrowers with a specific, immediate need, such as paying off an existing mortgage or covering a large expense.
• Line of credit: Rather than taking all your proceeds at once, you draw funds as needed, and the unused portion of your line of credit can grow over time. This option offers the most flexibility for borrowers who want funds available for future needs without drawing everything upfront.
• Monthly payments: You receive a set amount each month, either for a fixed term or for as long as you remain in the home (a tenure payment). This option works well for borrowers looking to supplement retirement income on an ongoing basis.
Many borrowers combine these structures, such as taking a smaller lump sum at closing while keeping a line of credit open for future needs. Tyler Arnaiz walks through which combination fits your specific goals during a personal consultation.
Current HECM Lending Limits
HECM loans are federally insured, and HUD sets a maximum claim amount that applies nationwide, adjusted periodically as home values shift. Because this figure changes over time, this calculator doesn't build in a hardcoded limit, and you should always confirm the current figure directly with Tyler Arnaiz or at HUD.gov before relying on any specific number. For most Arizona homeowners, home values fall within the current limit, meaning a standard HECM captures the full value of the home.
Ready for Your Exact Numbers?
This calculator gives you a starting point. Tyler Arnaiz can give you the real one, based on your specific home, your specific situation, and current market conditions. Call (623) 806-4645, email tarnaiz@arnaizmortgage.com, or start your application here.
Frequently Asked Questions
Why doesn't this calculator ask for my name, phone number, or email?
Because you shouldn't have to hand over personal information just to get a rough sense of your numbers. This tool is built to give you a useful starting estimate with zero commitment, so you can decide for yourself whether it's worth reaching out for a real conversation.
How accurate is this estimate?
It's a reasonable starting point, but it's a simplified approximation, not a precise calculation. Actual HECM proceeds depend on your specific lender's principal limit factor tables, current interest rates, your home's actual appraised value, and other underwriting factors that a calculator like this can't fully replicate. Think of it as a ballpark figure to help you decide whether a deeper conversation makes sense.
What factors change my actual payout the most?
Your age (or the age of the younger borrower, if there are two) has one of the biggest effects, since older borrowers typically qualify for a higher percentage of their home's value. Current interest rates at the time of your closing also matter significantly, as do your home's actual appraised value and any existing mortgage balance that needs to be paid off.
Is using this calculator a commitment to anything?
No. This tool is purely informational, and using it doesn't sign you up for anything, connect you with a lender, or commit you to an application. If your estimate looks promising and you want to see your real numbers, reaching out to Tyler Arnaiz for a free consultation is the next step, but that's entirely up to you.
Because you shouldn't have to hand over personal information just to get a rough sense of your numbers. This tool is built to give you a useful starting estimate with zero commitment, so you can decide for yourself whether it's worth reaching out for a real conversation.
How accurate is this estimate?
It's a reasonable starting point, but it's a simplified approximation, not a precise calculation. Actual HECM proceeds depend on your specific lender's principal limit factor tables, current interest rates, your home's actual appraised value, and other underwriting factors that a calculator like this can't fully replicate. Think of it as a ballpark figure to help you decide whether a deeper conversation makes sense.
What factors change my actual payout the most?
Your age (or the age of the younger borrower, if there are two) has one of the biggest effects, since older borrowers typically qualify for a higher percentage of their home's value. Current interest rates at the time of your closing also matter significantly, as do your home's actual appraised value and any existing mortgage balance that needs to be paid off.
Is using this calculator a commitment to anything?
No. This tool is purely informational, and using it doesn't sign you up for anything, connect you with a lender, or commit you to an application. If your estimate looks promising and you want to see your real numbers, reaching out to Tyler Arnaiz for a free consultation is the next step, but that's entirely up to you.