Best Reverse Mortgages

What is a reverse mortgage?

A reverse mortgage is a government-established program to help people approaching retirement age have a place to live and funds to support living expenses. When you pay the mortgage on your home, you are, in essence, buying part of your home back from the bank that loaned you the money. Once you have made all your mortgage payments, you own 100 percent equity in the home, meaning if you sold it you would keep 100 percent of the profit minus paying the real estate agent. The borrower can trade some of that home equity for a loan while still continuing to live in the home. The borrower will not have to repay the loan until they move from their home or pass away. For more information, read our simple guide to reverse mortgages.

What happens when someone has paid off their home, is retired, and suddenly falls on hard times? 

Reverse mortgage loans open up another source of retirement funds. This program makes it possible to trade the home equity you already own for cash. At many reverse mortgage companies you can get the loan in a lump sum or through monthly payments. After you take out the money, you may continue to live in your house and you will not be required to repay the loan to the company until you die or move. Once you die or move from your home, you or your heirs will often sell the property in order to pay back the loan.

Do I qualify?

Individual requirements:

• Must be 62 years old or older
• Must own either all of their property or have a small mortgage payment
• Must be the occupants’ primary residence
• Must not be a delinquent or on any federal debt
• Must meet with an approved HECM counselor

Home requirements:

• Homes must be single-family or live in a 1-4 unit home and occupy one of the units
• Homes must be U.S. Department of Housing and Urban Development(HUD) approved
• Homes must meet Federal Housing Administration(FHA) requirements

What are my options?

There are several types of reverse mortgages you can consider.

Home Equity Conversion Mortgage (HECM): This is the most basic reverse mortgage package. This program is also often considered the safest option. Government regulations ensure that customers are protected within the HECM program. Reverse mortgage counseling is also required in an HECM reverse mortgage.

Proprietary Reverse Mortgages: Proprietary reverse mortgages are created specifically by reverse mortgage lenders to give different clients better rewards or incentives to join their company. Rather than using the traditional HECM program, these companies offer different incentives, pay plans, or rates to ensure you are getting the best deal for your situation. These deals can be great but do not offer the same protections as the HECM model. To explore proprietary reverse mortgages in-depth, check out the company links.

How much money can I receive from a reverse mortgage?

The maximum amount someone can receive on a HECM is $679,650. Although this is also the most someone can receive in a mortgage loan. Many factors contribute to each individual’s case:

Value of home: The value of the home property is one of the biggest determining factors for the amount of money you can receive. 

Age: The older you are, the more you can receive for your reverse mortgage. A 62-year-old will get less money than someone who is 90 years old.

Interest rates: Interest rates are ever-changing; ask your lender for the current interest rate. Rates are usually adjustable rates, but some reverse mortgage lenders offer fixed rates.

Choice of distribution: Though you have the option on how to receive the loan, some options can be better than others. A line of credit tends to give you the highest possible proceeds, but payments come overtime. A lump sum gives you the money faster, but fees may apply.

What fees are involved?

Almost all of the fees for HECM can be financed and paid from the proceeds of your loan. You will not have to pay for them upfront, but the amount available to you will be reduced.

Traditional fees: Those who get a reverse mortgage must be willing to pay property taxes, homeowners insurance, and home maintenance costs.

Origination fee: These vary, but they are all capped by the Federal Housing Administration so no one can go higher than these rates. Many mortgage lenders will give you rebates or deals, so these fees may be even less.

To calculate the maximum origination fee:

1. If your home is under $125,000, the fee has a maximum cost of $2,500.
2. If your home is between $125,000, and $200,000 the deal is 2 percent of the property.
3. If your home is over $200,000, then the lender can charge 2 percent on the first $200,000 and then only 1 percent on anything over that.
4. If you own a home that is $500,000, you would be charged 2 percent for the first $200,000 and then just 1 percent on the remaining $300,000.

Note: Maximum Origination Fee is $6,000
 
Reverse mortgage counseling fees: This fee is totally dependent on the counselor. You should always be informed of the price before setting up a meeting, but the price usually is around $125 dollars.

Third-party charges: Closing costs from third parties can include an appraisal, a title search and insurance, inspections, surveys, recording fees, mortgage taxes, credit checks, and other fees. These tend to cost between $1000 and $2000.

Servicing fees: These are fees that ensure you are keeping up with your insurance payments and other documents. It costs, at most, $35 a month, and may be added to the monthly interest rates.

How do I choose a reverse mortgage company?

You have many options to choose from when looking for the best fit. As you research, make sure to fully explore the different options that each company offers, the deals they are willing to make, and how willing they are to help you find comfort, security, and freedom.