Reverse mortgage: stay in your home, tap its equity, skip the mortgage payment.
Get cash from the home you live in without a monthly mortgage bill. The loan is settled when you sell or move out for good, and whatever equity remains belongs to you or your heirs.
Check My Reverse Options
What's your primary goal?
Pick the one that sounds most like you.
Reviewed personally by Arran Amorozo · NMLS #1491497 · West Capital Lending
No credit check to complete this quiz · your info is never sold
60 seconds · no hard credit pull · never sold
- Nothing to pay on the mortgage each month for as long as you live there.
- For homeowners 55 and up in most states, and 62 and up on a federally insured HECM. Texas needs the borrower or the borrower's spouse to be 62, and Washington sets 60 for the youngest borrower.
- Your current balance must be under 50% of the home's value.
- Any credit score: your equity is what qualifies you.
- Choose how the money comes: all at once, as a credit line, as monthly draws, or a combination.
- Your name stays on the title, and you keep living in your home.
- Non-recourse: you or your heirs never owe more than the home is worth.
- Any amount up to $5,000,000: your equity sets what's available.
- Run an estimate with no personal info: the calculator below asks for no name, phone or email.
Rather just talk? Call or text us at (949) 401-7593
$0
Monthly mortgage payment
Any credit
No score restriction
<50%
Current balance to qualify
55+
Minimum age in most states
Primary
Residence only
For the home you live in only. Property taxes, homeowners insurance and maintenance remain yours to pay. Minimum ages vary by program and state (62 for a HECM; Texas needs the borrower or the borrower's spouse to be 62, and Washington sets 60 for the youngest borrower), and every HECM borrower meets with a HUD-approved counselor before applying.
Straight Answers Up Front
Can we fund your deal? Check before you apply.
We'd rather tell you now than waste your time. Here's what we can and can't do, plainly stated.
We can help with:
- Primary homes with the current balance under 50% of value
- Homeowners 55 and older in most states (62 and older for a HECM)
- Any credit score
- A lump sum, a line of credit, monthly draws or a combination
We're not the right fit for:
- Investment properties or second homes
- A current balance at 50% of value or more (a HELOC or a cash-out refinance could fit instead)
- Homes worth less than $50,000
- Borrowers under 55, or under the minimum age in their state
- Properties outside the 35 states + D.C. where Arran is licensed
If your score improves, come back. We'd genuinely love to take another look. A gray-area scenario? Call or text (949) 401-7593.
Simple Qualifications
Is a reverse mortgage your best path?
For homeowners who want their equity working for them in retirement.
Good Fit If
Your home is your biggest asset.
- 55 or older (62 for a HECM), living in the home
- A balance under half the home's value
- You want no monthly mortgage payment
- You expect to stay put for years
Keep In Mind
Your responsibilities.
- Keep property taxes, insurance and upkeep current
- HUD-approved counseling before you apply
- The loan comes due when you sell or move out
- Interest is added to the balance over time
How it works
How a reverse mortgage works, step by step
Step 1
You keep the house; the payment goes away
Any mortgage you still have is paid off at closing, and part of your equity becomes cash you can use. After that there's no mortgage bill: interest builds up on the loan balance instead, and you still own the home.
Step 2
Pick the payout that fits the goal
Clearing a big bill? Take a lump sum. Want a cushion for surprises? A line of credit you tap only when needed. Need steady income? Monthly draws. You can also combine them.
Step 3
Who qualifies
The youngest borrower is 62 or older for a federally insured HECM, or 55 or older on other programs in most states (Texas needs the borrower or the borrower's spouse to be 62, and Washington sets 60 for the youngest borrower). You live in the home, and the balance is under 50% of its value. Credit score isn't a gate. Ask for anything up to $5,000,000: your equity decides how much is available.
Step 4
A counselor checks in first
Federal rules require a session with a HUD-approved housing counselor before any HECM closes. The counselor is independent of us and of every lender, and bringing a family member along is encouraged.
Step 5
What you still have to keep up
Pay your property taxes and homeowners insurance on time, keep the home in good repair, and keep it as your main residence. If those are hard to count on, we'll tell you early that this isn't the product for you.
Step 6
When the loan is repaid
Once the last borrower moves out or passes away, the home is usually sold to repay the loan. Because a HECM is non-recourse, the debt can never exceed the home's value, and anything left after repayment goes to you or your heirs.
Your proceeds are driven by the youngest borrower's age, the home's value and FHA's age-based factors rather than a simple loan-to-value percentage, so a quote that ignores any of those is a guess.
The trade-off
The honest pros and cons
| Upside | Trade-off |
|---|---|
| No mortgage bill while you live there | The loan balance gets bigger every year as interest is added |
| Spendable cash without having to sell or move | Your heirs inherit less equity |
| Credit score is not a barrier | Closing costs are significant, and we walk through each one before you decide |
| You stay the owner, and your heirs can never owe more than the home is worth | Missing tax or insurance payments, or moving out, can put the home at risk |
| A neutral counselor reviews it with you first | Usually the wrong choice if you might move within a few years |
If the trade-offs outweigh the upside for your family, look at a Home Equity Investment (nothing to pay each month and no age requirement, in AZ, CA, CO, FL, OH, OR, PA, TN, UT & WA) or a HELOC (620+ credit) instead; we offer both.
Myths vs. facts
What people get wrong about reverse mortgages
Myth: the lender ends up owning the house
You keep ownership the whole time. As with any mortgage, the loan is recorded as a lien against the home, nothing more.
Myth: my children will be stuck with the debt
A HECM is non-recourse, so the debt is capped at the home's value. Your family can pay off the loan and keep the house, or sell and keep whatever is left over.
Myth: I can be evicted at any time
The loan becomes due if you sell, move out for good, or fall behind on taxes, insurance or upkeep. Stay current on those and it's your home for life.
Myth: it costs nothing
It is a loan with real costs, and the balance rises over time. You're spending future equity today, which is the right call for some families and the wrong one for others.
Protect yourself
Spot a bad offer before you sign
Older homeowners are a favorite target for bad actors. Already holding an offer from someone else? Send it over and we'll give you a straight read on it, good or bad.
Red flags
- Rushing you: every HECM requires counseling first, so a deadline that skips it is a warning sign
- Wanting to keep your family, or the counselor, out of the conversation
- Bundling it with a sales pitch, such as home repairs, or an annuity or investment to buy with the money
- Asking for money before you've even seen an estimate
- Promising a cash figure without asking your age, your home's value or what you owe
Seven questions worth asking before you sign
- Will my name stay on the title for the life of the loan?
- If I die first, how is my spouse protected?
- Which bills do I keep paying after closing?
- If the loan grows past the home's value, what would my heirs owe? (Nothing.)
- Can I get an estimate without handing over my phone number?
- What other options would you compare this with?
- Who provides the counseling, and is that person independent?
For the family
Helping a parent decide? Let's talk it through together.
A lot of reverse mortgage research is done by adult children on a parent's behalf. Good: the family home deserves a family conversation.
For the heirs
- Your parent keeps ownership and keeps living there; the lender holds a lien, not the house
- The debt can't exceed the home's value, so no one inherits a shortfall
- Later, the family decides: pay off the loan and keep the home, or sell it and keep the difference
Safeguards
- A HUD-approved counselor, independent of us, reviews the loan with your parent before closing
- Property taxes, insurance and upkeep stay your parent's job, and we make sure everyone knows that before signing
- A spouse has protections too; how they work depends on the details, so we go through them on the call
First steps
- Try the estimate on this page side by side; it doesn't ask who you are
- Then get everyone on a single call and ask anything; there's nothing to sign and no pressure to decide
- If another product fits better, such as a Home Equity Investment or a HELOC, we'll show you
Family call
Get everyone on one call
Ask every question before anything is signed, with your parent and anyone else who helps them decide on the line. If another option fits better, you'll hear it from us first.
Call or text (949) 401-7593Calculator
Reverse Mortgage Estimate
No name, no email, no phone: just three numbers. There is no monthly mortgage payment to calculate, because a reverse mortgage doesn't have one.
Your Equity
$500,000
Balance / Value
16.6%
must be under 50%
Your cash figure depends on your age and the lender's factors on the day it is priced. Arran runs the exact number with you on a short call, with nothing to fill out here.
Your current $100,000 mortgage is paid off at closing, and its monthly payment goes away.
These costs can be paid from the loan. You stay on title, and you keep paying property taxes, insurance and upkeep.
Rather just talk? Call or text us at (949) 401-7593
Fills in the quiz at the top of this page. This button sends nothing.
Calculator results are estimates only and do not constitute a loan offer, pre-approval, or commitment to lend. Actual terms may vary.
Products
A program for nearly every scenario.
More programs are in the tabs at the top. Need something else? Call or text (949) 401-7593.
- Our Most Popular Product
5-Day HELOC
Qualify on household income, no income docs at 680+ on lines of $150K+, keep your low-rate first mortgage
See HELOC options → - ★ Self-Employed
P&L Loan
Your accountant prepares a profit and loss, and that income qualifies you
See P&L Loan options → - Investors
Investment (DSCR)
The rent qualifies, not your W-2
See DSCR options → - Cash In Hand
Refinance / Cash Out
Pull cash out for your next investment, or roll your debts into one loan
See Refinance options → - Buy & Hold
Rental Property Loan
Long- or short-term rentals, 1–4 units: the rent qualifies, 20% down to buy
See Rental Loans options → - Speed
Hard Money
Asset-based: close in days, not months. Purchase or refinance
See Hard Money options → - Strong Credit
Conventional
620+ credit. Up to 80% LTV cash out, 95% LTV rate and term
See Conventional options → - Primary Residence
FHA Loan
3.5% down at 620+. Up to 80% LTV cash out, 97.5% LTV rate and term
See FHA options → - Veterans
VA Loan
Veterans and active duty: 0% down at 620+, no PMI, up to 100% LTV
See VA options → - Credit From 500
Equity Investment (HEI)
Cash for your equity. No monthly payments, credit from 500
See HEI options → - Bank Deposits
Bank Statement
Your bank deposits qualify you, not your tax returns
See Bank Statement options → - No Income Docs
No-Ratio
Investment properties: 680+ credit, no income docs, up to 65% LTV
See No-Ratio options → - Buying a Home
Purchase
Get pre-approved for your next home
See Purchase options → - Let the quiz decide
Not Sure? Show Me Options
Fill out the quiz and Arran will personally match your scenario to the right program you qualify for
Find my program →
Our Process
From first question to funded, in four steps.
No guesswork. No pressure. Just a clear path to the right loan.
- 1
Tell us your scenario
Answer a few questions online in about 60 seconds, or call or text (949) 401-7593. Seeing your options takes no hard credit pull.
- 2
We shop your options
We shop your scenario across many lenders and lay out the trade-offs plainly, so you can pick the fit.
- 3
Apply and get approved
Complete the full application. We tell you up front which documents your program needs, and nothing more.
- 4
Close, and keep us on call
Sign and fund. When the next purchase, refinance or line of credit comes up, you already know who to call.
Guides
Go deeper before you decide.
Plain-English guides with the same numbers the quiz uses.
FAQ
Frequently Asked Questions
Common questions about Reverse Mortgage loans.
Get Started Today
Straight answers, fast.
Check your Reverse options in about 60 seconds with no hard credit pull, or call or text and talk it through with Arran's team.
Rather pick a time? Book a call
This material is not from HUD or FHA and has not been approved by HUD or any government agency.
West Capital Lending, Inc. is an Equal Housing Lender. We do not discriminate on the basis of race, color, religion, national origin, sex, handicap, or familial status.