Service areas
Where I Work: California & Arizona Service Areas
I am licensed in California and Arizona and work with homeowners 55+ who want a path to using home equity without a monthly mortgage payment — whether that means staying in place, buying closer to family, or keeping a low-rate first mortgage with a Reverse 2nd.
CA DRE #01456165, #01450361 · NMLS #307713 · AZ LO-2011252
Taxes, insurance, HOA dues, and maintenance are still your responsibility on a reverse mortgage. The product removes the required monthly principal-and-interest mortgage payment — not every housing cost. Statewide deep dives: California reverse mortgage guide and Arizona reverse mortgage guide.
California
San Diego metro
San Diego — City of San Diego hub: HECM vs proprietary, coastal condos, historic districts, FEMA flood and tsunami maps, canyon wildfire insurance, ADUs, and Prop 19.
North County San Diego
San Marcos — City of San Marcos hub: HECM vs proprietary, Mello-Roos, inland wildfire maps, San Marcos Creek flood mapping, Lake San Marcos as unincorporated county, ADUs/SB 9, and payment relief versus maximum draw.
Carlsbad — Strong long-term appreciation with retirement cash-flow pressure; HECM and proprietary paths both come up regularly.
Oceanside — City of Oceanside hub: San Luis Rey flood zones and Zone A99, coastal V/VE, manufactured-home parks, Coastal Zone and Coast Highway, ADUs/SB 9.
Escondido — City of Escondido hub: leftover-cash HECM math below the 2026 cap, unincorporated Hidden Meadows and Harmony Grove mailing labels, Old Escondido historic-district Certificates of Appropriateness, Escondido Creek flood mapping, 2025 Fire Hazard Severity Zones, ADUs, manufactured homes, and Reverse Mortgage Seconds. Inland North County, not the Coastal Zone. A shorter article remains at Reverse Mortgage Escondido California.
South Bay
Chula Vista — South Bay homeowners frequently have substantial equity with fixed Social Security income that still has to cover tax and insurance obligations.
East County
El Cajon — East County planning usually starts with cash-flow math and whether paying off an existing mortgage improves the monthly budget.
Inland Empire
Temecula — Higher-value inland homes sometimes push past HECM caps, so jumbo and proprietary comparisons matter.
Riverside — City of Riverside hub: leftover-cash HECM math below the 2026 cap, Title 20 historic districts and Neighborhood Conservation Areas, Santa Ana River flood mapping, Fire Hazard Severity Zones and Chapter 6.16 defensible space, ADUs and SB 9, PACE remaining-encumbrance, and parcel-specific CFD charges.
Menifee — City of Menifee hub: leftover-cash HECM math below the 2026 cap, Salt Creek and Paloma Wash flood mapping, Fire Hazard Severity Zones, Sun City HOA dues, Riverside County Mello-Roos CFDs, ADUs, and Reverse Mortgage Seconds. Not the City of Riverside.
Bay Area
San Jose — City of San Jose hub: HECM vs proprietary on values near the 2026 cap, ADU condominiums, unincorporated islands such as Alum Rock, Guadalupe River and Coyote Creek flood mapping, Historic Resources Inventory listings, geologic and fire maps, and Reverse Mortgage Seconds.
Central Valley
Sacramento — City of Sacramento hub: flood zones, Natomas, ADUs, Missing Middle Housing, and HECM vs proprietary on city-level home values.
Roseville — City of Roseville hub: leftover-cash HECM math below the 2026 cap, Dry Creek FEMA and City Regulatory floodplain mapping, Fire Hazard Severity Zones, Placer County Mello-Roos CFDs, Old Town Historic District, ADUs, and Reverse Mortgage Seconds. Not Sacramento.
Fresno — City of Fresno hub: leftover-cash HECM math below the 2026 cap, four historic districts and the Local Register, FMFCD and foothill-stream flood mapping, Moderate-only Fire Hazard Severity Zones, ADUs and SB 9, CalHFA juniors, FID and CFD tax-bill charges, and Reverse Mortgage Seconds.
Bakersfield — City of Bakersfield hub: leftover-cash HECM math below the 2026 cap, historic districts north and south of 24th Street, Kern River flood mapping, Fire Hazard Severity Zones, mineral-rights title exceptions, ADUs, CalHFA, manufactured homes, and Reverse Mortgage Seconds.
Orange County & Los Angeles
Orange County — High values and condo eligibility questions make product choice especially important.
Anaheim — City of Anaheim hub: leftover-cash HECM math below the 2026 cap, four historic districts, Santa Ana River and Carbon Creek flood mapping, Anaheim Hills fire hazard, ADUs and SB 9, Platinum Triangle CFD, manufactured homes, and Reverse Mortgage Seconds.
Garden Grove — City of Garden Grove hub: leftover-cash HECM math below the 2026 cap, Main Street historic review, East Garden Grove-Wintersburg Channel flood mapping, ADUs and SB 9, PACE remaining-encumbrance, Orange County tax bills, manufactured homes, and Reverse Mortgage Seconds. Not Anaheim or Westminster. Inland Orange County, not the Coastal Zone. Measure ULA does not apply.
Huntington Beach — City of Huntington Beach hub: leftover-cash HECM math just below the 2026 cap, shoreline and Huntington Harbour files above the cap, Coastal Zone and uncertified Sunset Beach SP 17, harbour flood mapping in AE or VE, oil-production overlays, advisory historic resources, ADUs, condos, and Reverse Mortgage Seconds. Not Huntington Park.
Mission Viejo — City of Mission Viejo hub: leftover-cash HECM math below the 2026 cap, Lake Mission Viejo Association assessments, master-planned HOAs, Oso Creek flood mapping, 2025 Fire Hazard Severity Zones, ADUs, PACE remaining-encumbrance, and Reverse Mortgage Seconds. Not Lake Forest. Inland Orange County, not the Coastal Zone.
Los Angeles — City of Los Angeles hub: Measure ULA, HPOZs, Palisades Fire and VHFHSZ insurance, Venice Coastal Zone, ADUs and SB 9, condos, soft-story retrofit, Mello-Roos CFDs, mapped seismic overlays, and HECM vs proprietary.
Long Beach — City of Long Beach hub: leftover-cash HECM math below the 2026 cap, Measure ULA does not apply, 18 historic districts and Certificates of Appropriateness, FEMA flood zones including VE, Coastal Zone, ADUs/SB 9, 2-to-4 unit occupancy, PACE remaining-encumbrance, and parcel-specific CFD charges.
Whittier — City of Whittier hub: leftover-cash HECM math below the 2026 cap, unincorporated South Whittier, East Whittier, and West Whittier-Los Nietos mailing labels, four historic districts and vintage pre-1941 Certificates of Appropriateness, San Gabriel River flood mapping, Puente Hills fire hazard maps, ADUs, PACE remaining-encumbrance, and Reverse Mortgage Seconds. Not the City of Los Angeles. Inland Los Angeles County, not the Coastal Zone. Measure ULA does not apply.
Desert
Palm Springs — Desert market planning for age-55 proprietary access and snowbird occupancy questions.
Palm Desert — City of Palm Desert hub: leftover-cash HECM math below the 2026 cap, snowbird occupancy, country-club HOAs, unincorporated Sun City Palm Desert mailing labels, Whitewater River flood mapping, 2025 Fire Hazard Severity Zones, ADUs, PACE remaining-encumbrance, and Reverse Mortgage Seconds. Not Palm Springs. Inland Coachella Valley, not the Coastal Zone.
Arizona
Phoenix metro
Phoenix — City of Phoenix hub: leftover-cash HECM math below the 2026 cap, 36 residential historic districts, wash and flood mapping, wildland-urban interface insurance, ADUs, HOAs, snowbird occupancy, and Reverse Mortgage Seconds. A shorter metro article remains at Reverse Mortgage Phoenix.
Scottsdale — City of Scottsdale hub: leftover-cash HECM math below and at the 2026 cap, four Historic Property overlay districts, Chapter 37 floodplain and Indian Bend Wash mapping, McDowell Sonoran Preserve wildland-urban interface insurance, ADUs and guest houses, HOAs, snowbird occupancy, and Reverse Mortgage Seconds. A shorter metro article remains at Reverse Mortgage Scottsdale. See also Scottsdale purchase reverse mortgages.
Sun City — Unincorporated Sun City, Arizona hub: leftover-cash HECM math well below the 2026 cap, Recreation Centers of Sun City assessments, SCHOA charges, Maricopa County Senior Citizen Overlay occupancy, Flood Control District mapping, snowbird occupancy, and Reverse Mortgage Seconds. Not Sun City West, not Phoenix, and not Sun City inside Menifee, California.
Peoria — West Valley owners with the same cash-flow and stay-horizon questions I see across the metro.
East Valley
Mesa — City of Mesa hub: leftover-cash HECM math below the 2026 cap, eight Mesa Historic Properties Register districts, Flood Control District of Maricopa County mapping, Salt River and east Mesa Zone D questions, wildland-urban interface insurance near Usery and Tonto National Forest, ADUs, HOAs, snowbird occupancy, and Reverse Mortgage Seconds. A shorter metro article remains at Reverse Mortgage Mesa Arizona.
Tempe — Close-in East Valley planning, including snowbird primary-residence documentation.
Chandler — East Valley payment-relief and reserve planning for long-time owners.
Gilbert — Neighboring East Valley market with similar HECM and proprietary decision points.
Tucson metro
Tucson — City of Tucson hub: leftover-cash HECM math below the 2026 cap, five Historic Preservation Zones, Santa Cruz and Rillito flood mapping, wildland-urban interface insurance, casitas and ADUs, HOAs, snowbird occupancy, and Reverse Mortgage Seconds. A shorter metro article remains at Reverse Mortgage Tucson Arizona.
Green Valley — Unincorporated Green Valley hub: leftover-cash HECM math well below the 2026 cap, Green Valley Recreation deed restrictions, unincorporated Pima County mailing labels versus Tucson and Sahuarita, Santa Cruz River flood mapping, snowbird occupancy, manufactured homes, Pima County Limited Property Value and Senior Valuation Protection, and Reverse Mortgage Seconds. Not the City of Tucson or the Town of Sahuarita. Arizona has no California seven-day counseling wait.
Colorado River / Western Arizona
Lake Havasu — City of Lake Havasu City hub: leftover-cash HECM math below the 2026 cap, Colorado River Floodway and canal flood mapping, snowbird occupancy, manufactured-home parks, ADUs, Mohave County Senior Valuation Protection, wildland-urban interface insurance, and Reverse Mortgage Seconds. Not Bullhead City, Kingman, or Phoenix.
Yuma — City of Yuma hub: leftover-cash HECM math well below the 2026 cap, unincorporated Fortuna Foothills mailing labels, Colorado River and canal flood mapping, snowbird occupancy, historic-district Design and Historic Review, manufactured homes, Yuma County Limited Property Value and Senior Valuation Protection, and Reverse Mortgage Seconds. Not Somerton, San Luis, or Lake Havasu City. Arizona has no California seven-day counseling wait.
Next step
Start with the free reverse mortgage calculator or readiness assessment, or contact me for a local scenario review.
This material is not from HUD or FHA and has not been approved by HUD or any government agency. All reverse mortgage loans are subject to credit and property approval.