The city
Census QuickFacts lists Camarillo city, California. The population estimate is 68,652 as of July 1, 2025. The 2020 census counted 70,741 people, up from 65,201 in 2010. About 23.0 percent of residents are 65 or older, which is high for a California city and is one reason retirement communities show up in the housing stock. Owner-occupancy is 64.6 percent for 2020–2024, across 26,250 households. Median household income is $113,428. The poverty rate is 8.5 percent. Owner costs with a mortgage are $3,121 a month in that Census table, and $844 without one. Those are city estimates. They are not a current appraisal, and they are not Ventura County's numbers.
Camarillo incorporated in the Pleasant Valley. Oxnard and the City of San Buenaventura are other cities in the same county. Unincorporated hillside and valley land can carry a Camarillo mailing address and still sit outside the city limit. The parcel, not the neighborhood name, decides the jurisdiction and the Census figure that applies.
Leisure Village
The Leisure Village Association describes a 55-plus community in Camarillo, established by Leisure Technology in the 1970s as a planned unit development. The association's site puts the community at about 400 acres, with more than 2,100 single-story homes, gates, and an association office at 200 Leisure Village Drive. The city's September 2024 safety element names Leisure Village with Camarillo Springs and the Upland communities on the east side, near undeveloped foothills, with Santa Rosa Road as an evacuation route toward U.S. 101. That is a location. It is not a fire zone for every house, and it is not a home value.
The community age and the loan age are separate. An FHA HECM generally requires the youngest borrower to be 62. A proprietary program may consider a borrower from 55, if that lender and the property qualify. Living in a 55-plus community does not lower the FHA age, and turning 62 does not rewrite the association's occupancy rules. The CC&Rs control who may live in the home. I have not copied a dues schedule or an occupancy formula out of those documents, so I am not printing either one.
Ownership is the other split. The association calls the community a planned unit development, not a list of FHA-approved condominiums. Its HOA page says the master policy covers the exterior of the homes and the common areas, and that each owner should also carry an HO-6 for the interior. That insurance split is a reason to read the title. A condominium needs a project approval FHA will accept, or a single-unit approval where that path is open. A house on a lot the owner holds can be a different file, even with the same association. I am not declaring which legal form a particular Leisure Village address uses. The preliminary title report does that. Dues remain the owner's obligation. The association's lease package says the owner stays liable for financial obligations to the association even when the home is rented. A reverse mortgage does not cancel them.
Occupancy still has to be principal-residence occupancy for the loan. A second home, or a unit held only for a seasonal stay, does not fit an FHA HECM. The association's own rental rules are a separate layer. I am not promising that a Leisure Village address qualifies.
Mission Oaks, Spanish Hills, and the older center
Mission Oaks is the established residential area on the east side of the city, organized around Mission Oaks Boulevard. Many of the houses date from the decades after the city filled in, and longtime owners can be sitting on a Proposition 13 assessed value well below the appraisal a lender will use. An association is not on every street. A remaining first mortgage is common on the later tracts. I am not printing a tract price or a dues figure.
Spanish Hills is the hillside name. The September 2024 safety element says Fire Station 55, at 403 Valley Road, serves the northern portion of the city, the Las Posas Valley, and the Spanish Hills area. The Spanish Hills Club lists its address as 999 Crestview Avenue, Camarillo. A golf-course frontage and a house off the course share the name and can differ in value, association obligations, and fire insurance. Club membership is not the same thing as an HOA. A Camarillo mailing address in the hills still has to be checked against the city limit. I am not assigning one fire zone, or one price, to the whole area.
The older center of town is what people call Old Town: the houses and small commercial streets around the original core, including the Ventura Boulevard corridor where the city's safety element says an older fire station stood before Station 54 opened on Pickwick Drive in 1995. I am not treating that local name as a mapped historic district. Age of the house is a condition question. An unpermitted addition can be left out of value until it is documented. An ADU has to be described as what it is.
Village at the Park
Village at the Park is a city specific plan, adopted in 2001 and last comprehensively updated in 2013. The environmental review described a mixed-use community on about 329.5 acres, with roughly 1,050 residential units at a range of densities, near Pleasant Valley Road, Dawson Road, and Petit Street. A specific plan is a zoning map. It is not a promise that every unit is a condominium, that every parcel has the same association, or that a Mello-Roos tax is on the bill. Detached houses and attached units in the same plan are different loan files. Dues and any special assessment continue when the documents impose them. I am not printing those amounts.
Hillside wildfire insurance
Wildfire exposure in Camarillo is the parcel. The city's fire-hazard page says the Office of the State Fire Marshal released recommended local-responsibility maps on March 10, 2025, and that the Ventura County Fire Protection District, which serves Camarillo, would adopt them. The district adopted Ordinance 33 on May 20, 2025. Those zones took effect July 1, 2025. A local agency cannot remove a parcel from the state designation. If one parcel contains more than one zone, the district says the highest zone applies to the whole parcel. The address lookup is the record.
The September 2024 safety element, written against the July 2024 map, says the hills along the northern and eastern boundaries fall in Very High, High, and Moderate zones, and that the Camarillo Springs neighborhood at the southeast is in Very High and High. It also models evacuation for the east side near Camarillo Springs, Leisure Village, and the Upland communities. I am using that element for geography. I am not using a 2024 sentence as today's zone for a particular house. A valley lot in Mission Oaks and a hillside lot near Spanish Hills can be in different classes. Two houses on the same street can differ if the map splits the block.
Hazard insurance the lender requires remains the owner's bill after closing. The premium belongs in the retirement budget and in HUD's financial assessment. Defensible space, the roof, and the exterior can show up as property condition. A California FAIR Plan fire-only policy may not satisfy the lender if the coverage is narrower than the loan requires. I am not printing a premium.
Dues, assessments, and condominiums
HOA dues continue after closing where the covenants impose them. A special assessment does too. A Community Facilities District or other direct charge continues when it is on the Ventura County bill. Not every planned development has Mello-Roos. An older house near the original center is less likely to have one than a specific-plan tract. I have not read a budget for Leisure Village, Mission Oaks, Spanish Hills, or Village at the Park, so I am not printing a dollar.
Condominium eligibility turns on the project, not the city. FHA wants an approval the lender can use, or a single-unit approval where that path is open, and a master policy that covers what the loan requires. The Leisure Village master policy, as the association describes it, covers exteriors and common areas. That fact helps the insurance question. It does not, by itself, prove the legal form or an FHA approval. More on the building side is in the California condominium article.
How much is left on the city median
The illustration uses the Census median of $827,300, borrower age 70, and the shared HECM factors as of 12 October 2026. The expected rate is 6.510%. HUD's principal-limit lookup rate is 6.500%. The factor at that age is 39.2%. The gross principal limit is $324,302. Initial mortgage insurance is $16,546, which is 2 percent of the claim amount. Financed costs are $19,346, using origination of $0 and $2,800 of third-party costs. The median is under the 2026 cap of $1,249,125, so the claim amount is the full Census value. HUD's origination formula on this claim amount is $10,273. The $6,000 cap binds. The cap is not what this table subtracts. The illustration uses $0.
At age 62 the gross principal limit on this value is $276,318. At 75 it is $348,293. At 80 it is $385,522. Those factors are looked up. Ages 70 and 71 use the same factor at this rate. The steps are not a straight line.
| Existing mortgage | Remaining proceeds | Additional first-year cash |
|---|---|---|
| None | about $304,956 | about $175,235 |
| $150,000 | about $154,956 | about $32,430 |
| $300,000 | about $4,956 | about $4,956 |
Remaining proceeds are what is left after financed costs and the payoff. Additional first-year cash is often smaller. The rule is 24 CFR 206.25: the greater of 60 percent of the principal limit or mandatory obligations plus 10 percent of the principal limit, and never more than the principal limit. With no mortgage, 60 percent sets the cap, so additional cash is about $175,235. With a $150,000 payoff, mandatory obligations plus 10 percent pass the 60 percent line and still sit under the principal limit, so additional cash is about $32,430. A $300,000 payoff still fits. About $4,956 remains, and that figure is also the additional first-year cash, about $4,956, because the payoff and the financed costs have used nearly the entire principal limit. It is not a shortfall, and it is not a larger line of credit waiting until month thirteen. See how the first-year limit works.
HUD's financial assessment still looks at credit, property-tax and insurance history, and residual income. A Life Expectancy Set-Aside can be required. It holds money back for taxes and insurance and reduces cash. On a file that already has only about $4,956 left, a set-aside can erase the cash or push the borrower to bring money. Wildfire insurance, when the lender requires it, is one of those bills. I am not printing a set-aside amount.
A house above the FHA cap
Some hillside houses are far above the city median. This next table is a clearly labeled hypothetical value of $1,500,000, age 70, and no existing mortgage. The claim amount is $1,249,125. That is the 2026 FHA maximum. The gross principal limit is $489,657. Initial mortgage insurance is $24,983. Financed costs are $27,783. About $461,874 remains. Additional first-year cash is about $266,011. HUD's origination formula on the cap is $14,491, and the $6,000 cap binds. The cap is not subtracted. The illustration uses $0 of origination. The value above $1,249,125 does not raise the FHA principal limit.
| Item | Amount |
|---|---|
| Hypothetical value | $1,500,000 |
| Maximum claim amount | $1,249,125 |
| Gross principal limit | $489,657 |
| Remaining proceeds | about $461,874 |
| Additional first-year cash | about $266,011 |
A proprietary reverse mortgage is worth pricing on that house because the FHA cap has bound. It is not automatically more proceeds. FHA mortgage insurance and the HECM non-recourse limit stay with the FHA loan. A proprietary program sets its own age, fees, rate, and property rules, and the balance still grows. A fire-insurance gap, an association the lender will not accept, or a use the program excludes can fail either product. I am not publishing a lender's proprietary rate or a proceeds figure. Taxes, insurance, and any dues continue either way.
Keeping a low-rate first
A Reverse Mortgage Second, where the program allows it, leaves the existing first mortgage in place. The first-mortgage payment continues. The reverse second has no required monthly principal-and-interest payment where that product's terms say so. The two balances together still have to fit the available equity. Closing costs apply. The property still has to be eligible, including whatever fire insurance and association coverage the lender requires. I am not printing a rate or a proceeds figure for a second.
On this median, a full refinance that pays off $300,000 leaves about $4,956. That is a weak reason to give up a low fixed rate the household can still carry. The second does not make the first payment disappear. Over time both balances can matter to heirs. Doing nothing remains an option.
HECM for Purchase in Camarillo
A HECM for Purchase uses the same age and rate factors, with the purchase price in place of the refinance value. At $827,300, age 70, and no earnest money, buyer funds are about $522,344. That is the price minus leftover proceeds before any existing-mortgage payoff. It excludes repairs, taxes, insurance, and dues. The illustration uses the city median as a hypothetical purchase price. It is not a quote for a house in Leisure Village or Spanish Hills. A hypothetical $1,500,000 purchase, still with no earnest money, needs about $1,038,126, because the claim amount stops at $1,249,125.
The purchase might be a smaller house in the city, a move closer to adult children, a single-level house, an eligible condominium, or a move to Camarillo for retirement. Leisure Village can be part of that conversation only if the borrower meets the FHA age, the property is one the lender will take, and the association will allow the occupancy. A 55-plus community does not create a HECM for Purchase at 55. Qualification is not guaranteed. Buying inside the city does not move a Proposition 13 base by itself.
Ventura County property taxes
Property taxes remain payable after closing. The bill comes from Ventura County. Proposition 13 can leave a longtime owner with an assessed value well below the market value used in the HECM. That gap is common for people who bought in Mission Oaks or the older center years ago, and for people who bought into Leisure Village when it was new. The assessor's value is not the appraisal. A supplemental bill can follow new construction or a change in ownership. Special assessments and HOA dues are separate from the base tax.
Proposition 19 can matter if you move. The Board of Equalization says a base-year transfer on or after April 1, 2021, is available to a homeowner who is at least 55 when the replacement principal residence and the claim meet the statute. You file with the Ventura County Assessor. A more expensive replacement can still increase the taxable value. The Proposition 19 article is the longer explanation. I am not promising an exemption or a tax savings. The transfer also does not reduce the cash due at a purchase closing.
Manufactured homes
A manufactured home on land you own, with a permanent foundation and a real-property title, is the usual HECM path. The home has to meet the construction standard the program requires. California can leave a home registered as personal property. A coach on a leased space is someone else's land. I am not naming a park in Camarillo, and I am not folding Leisure Village's single-story houses into that category. The title report shows which file you have. More detail is on the manufactured-home eligibility page.
HECM, proprietary, Reverse Mortgage Second, or keep the first
| Choice | When it is the one to price |
|---|---|
| FHA HECM | You are 62 or older, the house is your principal residence, and the value is at or under the $1,249,125 cap, as this city's median is. You can accept FHA mortgage insurance. A 55-plus community rule is a separate test. Fire insurance, if the map and the lender require it, stays your bill. |
| Proprietary reverse mortgage | You are 55 to 61, FHA will not take the property, or the appraisal is above the cap, as in the $1,500,000 example. On this median the HECM already uses the full value. More proceeds are not guaranteed. Age 55 inside Leisure Village is not enough by itself. |
| Reverse Mortgage Second | You want to keep a low-rate first that is fixed and fully amortized. The first mortgage payment continues. The second does not pay the first off. |
| Keep the current mortgage | A payoff near $300,000 leaves only about $4,956, or the rate on the first is worth keeping. No reverse-mortgage costs, and no new balance growing in the background. |
California Civil Code 1923.2(k) requires a seven-day wait after HUD-approved counseling before the loan documents are signed. Counseling is still required. You keep title on each of the loan choices. You keep the Ventura County tax bill, the insurance, the maintenance, any HOA dues, and any assessment the documents impose. Doing nothing is a real option when a $300,000 payoff would leave about $4,956.
Questions Camarillo homeowners ask
These answers match the illustrations above. A search engine may or may not show them as rich results. The page does not depend on that.
How much can I qualify for on my Camarillo home?
On the Census median of $827,300 for owner-occupied homes in Camarillo city, 2020–2024, an age-70 illustration leaves about $304,956 before any mortgage payoff. Additional first-year cash is about $175,235. The principal limit factor is 39.2% at a HUD lookup rate of 6.500%. The median is under the 2026 cap of $1,249,125, so this example uses the full city value. Your appraisal, age, and existing mortgage change the result. The figure is Camarillo city, not Ventura County and not the City of Ventura.
Can I get a reverse mortgage in Leisure Village?
Sometimes. The Leisure Village Association describes a 55-plus planned unit development in Camarillo, on about 400 acres, with single-story homes and an association office at 200 Leisure Village Drive. You still have to occupy the home as your principal residence, meet the loan's age rule, and have a property the lender will take. The association's CC&Rs control who may live there. I am not printing dues, and I am not calling the project FHA-approved.
Can I qualify at 55 because Leisure Village is a 55-plus community?
No. A community age rule and a loan age rule are different tests. An FHA HECM generally starts at 62. Some proprietary programs consider borrowers from 55, if that lender and the property qualify. Being old enough for the community does not make the house an FHA loan, and being old enough for FHA does not override the association's occupancy rules.
Are Leisure Village homes FHA-approved condominiums?
I am not treating them that way. The association calls the community a planned unit development. Its HOA page says the master policy covers home exteriors and common areas, and that owners should carry an HO-6 for the interior. That combination has to be read with the title report. If the legal form is a condominium, the project needs an approval path FHA will accept. If the owner holds the lot, the file may be a house with an association. I have not published an approval status because I have not verified one.
Does condominium approval affect eligibility?
Yes, when the home is a condominium. FHA wants a project approval the lender can use, or a single-unit approval where that path is open, plus master insurance. A planned development of detached houses is a different file. Dues and special assessments continue either way. I am not publishing a list of approved Camarillo projects.
Do Leisure Village HOA dues continue?
Yes. The association's lease materials say the owner remains liable for financial obligations to the association. Dues, and any special assessment the documents impose, continue after a reverse mortgage closes. I have not read a current budget, so I am not printing a dollar.
Can I qualify in Mission Oaks?
Sometimes, if the house is your principal residence and the parcel is inside the city. Mission Oaks is an established residential area on the east side, along Mission Oaks Boulevard. An association is not on every house. A remaining mortgage changes the proceeds. I am not using a neighborhood price.
Can I qualify in Spanish Hills?
Sometimes. The city's 2024 safety element says Fire Station 55 serves the Spanish Hills area, along with the northern part of the city and the Las Posas Valley. The Spanish Hills Club is at 999 Crestview Avenue in Camarillo. A golf-course lot and a house off the course are different files. Hillside fire insurance is the parcel. A value above the FHA cap does not raise the HECM principal limit in proportion. I am not printing a neighborhood price.
Does wildfire insurance affect eligibility?
The insurance the lender requires has to be obtainable and payable. The Ventura County Fire Protection District adopted the 2025 local fire-hazard map effective July 1, 2025. The city's September 2024 safety element, using a July 2024 map, placed the hills on the northern and eastern edges in Very High, High, and Moderate zones, and placed Camarillo Springs in Very High and High. The current map for the address controls. A FAIR Plan fire-only policy may not satisfy the lender. I am not printing a premium.
Can I qualify on a higher-value hillside property?
Often, if you live there and the property qualifies. On a labeled hypothetical of $1,500,000 at age 70, FHA's claim amount stops at $1,249,125. About $461,874 remains before any payoff. A proprietary loan can be priced because the cap has bound. It is not automatically more proceeds. Fire insurance and any association dues stay in the budget.
Do special assessments continue?
Yes, where the association or the tax bill imposes them. A Community Facilities District charge continues when it is on the Ventura County bill. Not every planned community has Mello-Roos. Village at the Park is a city specific plan, and that plan name is not a tax rate. I am not printing an amount.
Can I qualify if I owe $150,000?
On this city median, at age 70, a $150,000 payoff still fits. About $154,956 remains after the payoff and the modeled costs. Additional first-year cash is about $32,430, which is smaller than the remaining proceeds. Your appraisal can move both numbers.
What if I owe $300,000?
On this median, at age 70, a $300,000 payoff still fits, but only about $4,956 remains. That amount is also the additional first-year cash, about $4,956. The payoff has used nearly the whole principal limit. There is no larger sum waiting behind the first-year rule. A slightly higher balance, or a lower appraisal, can turn this into a shortfall.
Can I keep my low-rate first mortgage?
A Reverse Mortgage Second is the comparison that leaves the first mortgage in place. The first-mortgage payment continues. The reverse second, where the product allows it, has no required monthly principal-and-interest payment of its own. I am not printing a second-mortgage rate. Paying off a low fixed rate to free about $4,956 on this median is a weak trade.
Is a proprietary reverse mortgage better for a $1.5 million home?
Not automatically. On a labeled hypothetical of $1,500,000 at age 70, FHA's claim amount stops at $1,249,125. About $461,874 remains before any payoff. A proprietary loan can be priced because the cap has bound. It can also cost more, grow differently, or decline the property. I am not publishing a proprietary proceeds figure.
Can I qualify at age 55?
Not on an FHA HECM. That program generally starts at 62. Some proprietary programs consider borrowers from 55, if the lender and the property qualify. Age 55 inside Leisure Village does not change that.
Can I use a HECM for Purchase in Camarillo?
Yes, the program exists. At the city median of $827,300, used here as a hypothetical purchase price, age 70, and no earnest money, buyer funds are about $522,344. A hypothetical $1,500,000 purchase needs about $1,038,126, because the claim amount stops at the cap. Buying in Leisure Village still requires the FHA age, a property the lender will take, and compliance with the association. Qualification is not guaranteed.
Can I get a reverse mortgage on a condominium?
Sometimes. The project needs an FHA approval the lender can use, or a single-unit approval where that path is open, plus master insurance. Dues and special assessments continue. A unit in Village at the Park and a detached house in Mission Oaks are different files. I am not publishing a list of approved Camarillo projects.
Can a manufactured home qualify?
Sometimes, when you own the land, the home is real property, and it sits on a permanent foundation that meets the program. A coach on a leased space is a different file. California can leave a home titled as personal property. I am not naming a park, and I am not treating a Leisure Village house as a manufactured home.
Do I still pay property taxes?
Yes. Property taxes, insurance, maintenance, HOA dues, and any assessment continue. Proposition 13 can leave a longtime owner with an assessed value below the market value used for the loan. The Ventura County tax bill is still due. A reverse mortgage does not pay it unless a set-aside was built for that purpose.
Could Proposition 19 help if I move?
It might, if you are at least 55 and the replacement home and the claim meet the statute. You file with the Ventura County Assessor. A more expensive replacement can still raise the taxable value. The transfer does not reduce the cash due at a HECM for Purchase closing, and it does not waive a Leisure Village age rule. I am not promising a tax savings.
Does my home need an appraisal?
Yes. The lender orders it. A golf-course lot, an association-maintained exterior, an older foundation near the original center of town, or a hillside access road can all show up in that report. The Census median is not your value.
Can I establish a line of credit?
An adjustable-rate FHA HECM can include a line of credit. The unused portion may grow. The first-year limit still applies. On this median with no mortgage, additional first-year cash is about $175,235, not the full $304,956. With a $300,000 payoff, the additional cash and the remaining proceeds are the same small figure, about $4,956.
What happens when I die?
The loan becomes due. Heirs can sell the home, repay the balance and keep it, or, when the program allows, deed the property to the lender. An FHA HECM is non-recourse, so the repayment obligation is generally limited to the home. A proprietary program sets its own rule. Association rules can still affect a sale or a new occupant. The balance has been growing.
Is the City of Ventura the same as Camarillo?
No. Camarillo and the City of San Buenaventura are separate cities in Ventura County. Oxnard is a third city. This page uses the Census geography for Camarillo city. A Camarillo mailing address on a hillside parcel still has to be checked against the city limit.
When might a reverse mortgage not make sense?
When the cash left is too small to justify the loan. On this median, a $300,000 payoff leaves about $4,956. It also may not make sense if you cannot keep taxes, fire insurance, or association dues current, if the home is not your principal residence, if a 55-plus rule and the loan's age rule do not both fit, or if a low-rate first mortgage is worth more than a full refinance.
Sources for Camarillo facts
These are the local and program facts this page relies on. Last substantively reviewed 21 October 2026. I do not invent city-level FHA HECM endorsement counts. HUD Snapshot files are loan-level records and do not publish a ready-made City of Camarillo total.
| Claim | Source | Geography / date | Borrower implication |
|---|---|---|---|
| City median owner-occupied value $827,300; owner occupancy 64.6%; 23.0% age 65+; population estimate 68,652; 2020 census 70,741; 2010 census 65,201; 26,250 households; owner costs $3,121 with a mortgage and $844 without; median household income $113,428; poverty 8.5% | Census QuickFacts, Camarillo city, California U.S. Census Bureau | Camarillo city, not Ventura County, Oxnard, or the City of San Buenaventura ACS 2020–2024; population estimate 1 July 2025 | A historical Census estimate, under the 2026 HECM cap. Not a current appraisal or a neighborhood price. |
| Leisure Village Association describes a 55-plus planned unit development in Camarillo, established in the 1970s, about 400 acres, more than 2,100 single-story homes. The association office is at 200 Leisure Village Drive. The HOA page says the master policy covers home exteriors and common areas and that owners should carry an HO-6 for the interior | Leisure Village Association home and HOA pages Leisure Village Association | Leisure Village, inside Camarillo as the association describes it Association pages checked 21 October 2026 | A 55-plus community rule is not the FHA age of 62. The PUD label and the master policy are not an FHA condominium approval. No dues amount is printed. |
| Village at the Park Specific Plan was adopted in 2001 and last comprehensively updated in 2013. The project EIR described about 329.5 acres and roughly 1,050 residential units near Pleasant Valley Road, Dawson Road, and Petit Street | City general-plan progress report; Village at the Park EIR, SCH 2000011063 City of Camarillo | Village at the Park specific-plan area Plan adopted 2001; comprehensive update 2013 | A specific plan is not an HOA bill, a condominium approval, or a home value. |
| The September 2024 safety element, using the July 2024 map, places hills on the northern and eastern boundaries in Very High, High, and Moderate zones, and places Camarillo Springs in Very High and High. Fire Station 55 serves the Spanish Hills area. The element names Leisure Village on the east side near the foothills. VCFPD Ordinance 33 adopted the 2025 local map on May 20, 2025, effective July 1, 2025 | Camarillo Safety Element, September 2024; city fire-hazard page; Ventura County Fire Protection District City of Camarillo; Ventura County Fire Protection District; CAL FIRE Office of the State Fire Marshal | Parcel-specific. The 2025 adopted map controls a current zone Safety element September 2024; map effective 1 July 2025 | Fire exposure is the parcel. No premium is printed. A FAIR Plan fire-only policy may not satisfy the lender. |
| Spanish Hills Club lists its address as 999 Crestview Avenue, Camarillo, California 93010 | Spanish Hills Club Spanish Hills Club | Club address in Camarillo; a mailing address is not the city limit for every hillside parcel Club page checked 21 October 2026 | A golf club is not an HOA dues figure and not a neighborhood median value. |
| 2026 HECM maximum claim amount $1,249,125. Age-70 factor 39.2% at a 6.500% HUD lookup rate. Expected rate 6.510% as of 12 October 2026. Initial MIP is 2.00% of the claim amount. This page's origination is $0. HUD's formula on the city median is $10,273 and the $6,000 cap binds. A $300,000 payoff still fits and leaves $4,956 | Shared HECM illustration and hecm-factors.md, from HUD Mortgagee Letter 2025-22 and 24 CFR 206.3, 206.25, and 206.31 U.S. Department of Housing and Urban Development | Program rules applied to the Camarillo city median and a labeled $1,500,000 hypothetical Factors as of 12 October 2026 | The $300,000 row is a small fit, not a shortfall. The $1,500,000 example is capped. Figures are not a commitment to lend. |
Who Jay Zayer is
I'm Jay Zayer, a Certified Reverse Mortgage Professional. Eighteen years of my work has been reverse mortgages only. I do not keep an office in Camarillo. I am not describing closings, clients, or a personal history in the city.
I compare the FHA HECM, proprietary programs, a Reverse Mortgage Second, and a HECM for Purchase on the house in front of us. I typically charge no origination fee. Third-party costs and FHA mortgage insurance can still apply. My NMLS number is 307713. I am licensed in California, DRE #01456165 and #01450361. I am also licensed in Arizona as mortgage loan originator AZ #1022722. The business address is San Marcos, California.
If a reverse mortgage is the wrong answer, I will say so. Call 760-271-8646 or book a Quick Chat at calendly.com/jmzayer/quick-chat-10-min. More background is on the About page and service areas.
Jay Zayer, CRMP
Zyng Mortgage (NMLS #76801)
NMLS #307713 | CA DRE #01456165 | CA DRE #01450361 | AZ #1022722
760-271-8646 | Jay@ReverseMortgage.Coach
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