Living in California is not cheap. But if you own your home, you likely have hundreds of thousands of dollars in equity sitting under your roof. A HECM lets you turn that equity into real, spendable cash — while you keep your home and stop making monthly mortgage payments.
2026 FHA Lending
Limit
Typical Home Value You Can Access
Average Days to
Close
Reverse Mortgage Specialist
HECM stands for Home Equity Conversion Mortgage. It is the only reverse mortgage program in the United States insured by the FHA and officially backed by HUD.
With a regular mortgage, you send money to the bank every month and build equity over time. With a HECM, the equity you already built starts paying you back. The bank sends money to you, and you make no monthly payments.
The loan does not have to be repaid until you sell the home, permanently move out, or pass away. Until then, the home is yours. Your name stays on the title. You stay in control. A HECM reverse mortgage is not a last resort — it is a federally regulated financial tool that has helped millions of American seniors live more comfortable retirements.
Guarantees your funds even if the lender goes out of business
You and your heirs never owe more than the home's sale price
Required by law — an advisor with no financial stake in your decision
Required for as long as you live in your California home
Qualifying for a HECM is simpler than qualifying for most other loan products. Your credit score is almost never the deciding factor.
The youngest borrower on title must be at least 62. Some proprietary programs allow age 55+.
The home must be where you actually live. Vacation homes and investment properties do not qualify.
Most lenders look for at least 50% equity. California's high home values give most long-term owners a clear advantage.
You must be current on property taxes, homeowners insurance, and any HOA dues — or have a plan to stay current.
Single-family homes, FHA-approved condos, 2–4 unit properties, and manufactured homes on owned land all qualify.
Required by federal law before any application. About 60–90 minutes by phone with an independent HUD-approved advisor.
The statewide median home value is over $793,000. In markets like the Bay Area, Los Angeles, San Diego, and Orange County that number climbs far higher. More home value means more equity — and more cash available to you through a HECM.
The two things that matter most in calculating your HECM are your age and your home's value. Older borrowers access a higher percentage of their equity.
CA Median Home Value
2026 FHA Lending Limit
Eligible CA Homeowners
Counties We Serve
One of the best features of a HECM is flexibility. You are not locked into a single format. You choose how to receive your funds based on your life and your needs.
Receive all your money at closing at a fixed interest rate. Best for paying off an existing mortgage or covering a large one-time expense.
Draw money whenever you need it. The unused portion grows over time at the same rate as the loan interest — a benefit very few financial products offer.
Receive a fixed amount every month — for a set term or for life (tenure). Like a private pension funded by your own home equity.
Mix two or more options above. Take a small monthly check and keep a line of credit for emergencies. Adapt the structure to your life.
Interest does accumulate on your outstanding balance over time and gets added to the total amount owed. But unlike any other loan product, you never write a monthly check. The interest builds in the background while your life continues completely as normal. When the loan comes due, it is settled from the sale of the home — and any equity remaining goes entirely to you or your heirs.
California has some of the highest home values in the nation — and the higher your home value, the more equity a HECM can unlock. National lenders often miss this. We live and work here.
San Francisco Bay Area
$1.2M – $1.8M+
Los Angeles County
$800K – $1.2M+
San Diego
$850K – $1.1M
Orange County
$900K – $1.3M
Beverly Hills / Malibu / La Jolla
$2M – $5M+
Sacramento
$550K – $700K
Inland Empire
$500K – $650K
Central Valley
$400K – $550K
This is a benefit almost no national reverse mortgage company ever talks about. Under Proposition 13, your property taxes are capped at 1% of your home's original purchase price and can only increase by a maximum of 2% per year — no matter how much your home's market value rises. A HECM reverse mortgage does not trigger a property tax reassessment. Your Prop 13 protections stay completely intact. You could have bought your home decades ago for $150,000, and today it might be worth $900,000 — a HECM does not change your tax base in any way.
For California homeowners, the numbers are often very encouraging. Most borrowers can access between 40% and 65% of their home’s value depending on their age and current interest rates.
| YOUR AGE | HOME VALUE | EST. PROCEEDS |
|---|---|---|
| 62 | $600,000 | $240,000 – $290,000 |
| 70 | $800,000 | $370,000 – $430,000 |
| 75 | $900,000 | $460,000 – $520,000 |
| 80 | $1,000,000 | $570,000 – $630,000 |
These are illustrative estimates only. Your actual proceeds depend on current interest rates and a formal property appraisal. Call us at (888) 887-0492 for a personalized calculation based on your specific home and situation.
For California homes valued above the FHA limit
We believe in being completely upfront. A HECM is an excellent fit for many California seniors — but like any financial decision, you should understand both the protections and the responsibilities before signing anything.
If your loan balance ever exceeds what your home sells for, you and your heirs owe nothing more. The FHA insurance fund covers the difference — not your family.
Your name stays on the title for the entire life of the loan. The lender places a lien on the property — just as a standard mortgage does — but the home is yours completely.
Every HECM is subject to federal regulation. The mandatory independent counseling session ensures you understand every detail before making any commitment.
Heirs receive up to 12 months to decide: sell the home, refinance the balance, or walk away — knowing the FHA covers any shortfall. No surprise bills. No personal debt passed on.
California families served
Home equity unlocked
Approval rate
Foreclosures in our history
A HECM removes your monthly mortgage payment. You remain responsible for the same obligations that come with owning any California home. Many clients set aside a portion of their HECM proceeds specifically to cover these costs.
Property taxes (protected at your current low rate under Prop 13)
Homeowners insurance
Basic home maintenance and upkeep
Most people expect this to be slow and complicated. It almost never is. Our average closing time in California is 30 to 45 days from application.
We review your eligibility, home value, financial goals, and every question you have. No pressure, no obligation. We will tell you honestly if a HECM is the right fit or not.
Federal law requires a session with an independent HUD-approved housing counselor — a third party with no financial stake in your outcome. 60–90 minutes by phone. Cost is approx. $125–$200.
We guide you through the paperwork. You will need proof of homeownership, a valid ID, income documentation, and property information. Most clients find this much easier than expected.
An FHA-approved appraiser visits your California property and determines current market value. This sets your principal limit — the maximum available to you. Cost: $400–$800, can be rolled into the loan.
Your loan file — application, counseling certificate, and appraisal — is reviewed for final approval. We verify your ability to maintain property taxes and insurance going forward.
Documents are signed — often at your home via mobile notary. Federal law provides a 3-business-day right of rescission. Funds are disbursed after that period. You are funded and done.
Most people think a reverse mortgage only applies to the home you already live in. But there is another option that many California seniors have never heard of — and it can be genuinely life-changing.
HECM for Purchase (H4P) allows California homeowners 62 and older to buy a brand-new primary residence using a reverse mortgage. You bring a down payment (typically 45–65% of the purchase price) and the HECM covers the rest. After that — no monthly mortgage payments on the new home.
Minimum Age
62 years old
Down Payment Needed
45–65% of purchase price
Monthly Mortgage Payment
None required
Home Ownership
Title in your name
FHA Insurance
Included
Eligible Properties
Any CA primary residence
Real answers to the questions California homeowners ask us most — before and after they call.
You built something real over the decades you have lived in your California home. Now it is time for that home to take care of you. The consultation is free, there is no obligation, and we will never pressure you into a decision that is not right for your situation.
243 S Escondido Blvd Suite 2004
Escondido, CA 92025
(888) 887-0492
Mon to Fri 8 AM to 6 PM
contact@californiareversemortgage.us
