Estimates only, for educational purposes — not a loan offer or a commitment to lend. The HECM figures use HUD’s published principal limit factors at an expected rate of , 2% upfront FHA mortgage insurance, and the 2026 FHA lending limit of . The proprietary figures use a lender’s current factor table, carry no FHA mortgage insurance, and are capped at a loan amount. The reverse mortgage second leaves your existing first mortgage and its payment in place. It uses a principal limit of 55% of home value at ages 55–61 and 65% at 62 and older, reduced dollar for dollar by the current first mortgage, with cash out capped at 20% of home value, a minimum of $50,000 before closing costs, and no increase in proceeds above a $5,000,000 home value. All three assume costs are financed into the loan. Your actual amount depends on the appraisal, the interest rate on the day your loan is priced, final closing costs, and underwriting. Proprietary programs and seconds are not FHA-insured, and their terms vary by lender. Borrowers must live in the home as their primary residence and keep paying property taxes, homeowners insurance, and upkeep.