Serving California
Reverse Mortgages in California
Honest HECM Education for CA Homeowners
Why California homeowners are exploring HECM
California homeowners 62 and older are sitting on some of the most valuable residential real estate in the nation. Many bought their homes decades ago and have watched values multiply — but that equity is locked in their walls while the cost of living continues to climb. Between property taxes (which can be substantial even with Prop 13 protections), rising insurance costs, healthcare expenses, and California's high cost of living, many retirees find that their income doesn't stretch as far as their home value suggests. A HECM reverse mortgage lets you convert a portion of that appreciation into usable funds — without selling the home you've built your life in and without monthly mortgage payments.
California housing snapshot
~$775,000
Approximate median home value
$1,249,125
2026 FHA lending limit (nationwide)
California's housing market is among the most expensive in the nation, which actually works in your favor for HECM purposes. Higher home values mean access to more equity. Even with the 2026 FHA lending limit of $1,249,125, the majority of California homes fall within HECM range. For homes exceeding the FHA cap, proprietary (jumbo) reverse mortgage programs may be available.
CA metro area estimates
Values are approximate and for educational purposes only. Actual HECM amounts depend on appraised value, borrower age, and current interest rates.
What makes California unique for reverse mortgages
Highest home values = highest HECM potential: California's elevated property values mean borrowers often qualify for significantly more than the national average. The 2026 FHA limit of $1,249,125 accommodates most California homes.
Prop 13 property tax protection: California's Proposition 13 caps property tax increases at 2% annually based on assessed (not market) value. This keeps your ongoing HECM obligation for property taxes more predictable than in most states.
Tax efficiency: HECM proceeds are not taxable income. In a state with income tax rates up to 13.3%, accessing equity through a reverse mortgage rather than retirement account withdrawals can be significantly more tax-efficient.
Cost of living offset: California's high cost of living is precisely why a HECM is valuable here. The gap between home equity and liquid income is often wider in CA than anywhere else — the reverse mortgage bridges that gap.
HECM for Purchase opportunity: For Californians downsizing from a high-value home to a more manageable property, the HECM for Purchase program is especially powerful. Sell a $1.2M home, buy a $700K home with a HECM, and keep substantial cash in reserve. Mortgage lending in California is regulated by the Department of Financial Protection and Innovation.
How it works for CA homeowners
The HECM process in California follows the same federally regulated steps as every other state — with some local nuances in property taxes, insurance, and appraisal timelines.
Free consultation
We discuss your situation, goals, and whether a HECM makes sense for your California home.
HUD counseling
You'll speak with an independent, HUD-approved counselor — required for every borrower, for your protection.
Application & appraisal
An FHA-approved appraiser evaluates your California property to determine your home's value and condition.
Underwriting & closing
Your application is reviewed, documents are prepared, and you close — typically 30-45 days from application.
Receive your funds
Choose your disbursement: lump sum, line of credit, monthly payments, or a combination. No monthly mortgage payments.