Reverse Mortgage (HECM)
Unlock Your Home Equity. Age in Place. No Monthly Payments.
A Home Equity Conversion Mortgage (HECM) — the FHA-backed reverse mortgage — allows homeowners 62 and older to convert a portion of their home equity into tax-free funds, with no required monthly mortgage payments. The 2026 HECM lending limit has increased to $1,249,125, meaning more equity is accessible than ever before. As a licensed broker serving Colorado, Nebraska, and Florida, AMG helps seniors and their families navigate every detail of this powerful retirement tool.
2026 Program Requirements
Key Benefits
- No required monthly mortgage payments
- Tax-free proceeds (consult your tax advisor)
- Remain in your home as long as you meet obligations
- 2026 limit of $1,249,125 — more equity accessible than ever
- Flexible payout options: lump sum, line of credit, or monthly payments
- Non-borrowing spouse protections keep younger spouses secure
- HECM for Purchase (H4P): buy a new home with no monthly payments
- FHA-insured — regulated and consumer-protected
2026 HECM Update
New Lending Limit: $1,249,125
Effective for all case numbers assigned on or after January 1, 2026. This increase means more Colorado, Nebraska, and Florida homeowners can access more of their equity than ever before.
Do I Qualify for a Reverse Mortgage?
Answer three quick questions to see if a HECM may be right for you.
Is at least one homeowner 62 years of age or older?
Is this property your primary residence?
Do you own your home outright, or have approximately 50% or more equity?
Serving Seniors Across Three States
AMG is licensed in Colorado, Nebraska, and Florida — three distinct markets with unique retirement landscapes. Here's how a HECM can work for you, wherever home is.
Colorado
Retiring in the Rockies
Colorado's high-value markets — Denver, Boulder, Colorado Springs, and the Front Range — mean many homeowners are sitting on substantial equity. The 2026 HECM limit increase directly benefits homeowners in these appreciating markets, unlocking more retirement income than prior years.
Nebraska
Stability & Security
For long-time Nebraska homeowners in Omaha, Lincoln, and surrounding communities, a HECM can supplement fixed incomes, cover rising property taxes, or fund home improvements — providing financial stability without leaving the home you've built your life in.
Florida
Lifestyle Protection
Florida's retirement communities and condo markets present unique HECM opportunities. A reverse mortgage can help seniors manage HOA fees, insurance costs, and the Florida cost of living — while staying in the sunshine they moved here for. Note: condos must be FHA-approved.
HECM for Purchase (H4P)
Thinking of downsizing to a Florida condo, moving closer to family in Nebraska, or buying a retirement home in Colorado? Use a HECM for Purchase to buy your new home with no required monthly mortgage payments.
H4P is one of the most underutilized tools in retirement planning for 2026. You bring a down payment (typically 45-65% of the purchase price depending on your age), and the HECM covers the rest — with no monthly principal or interest payments required.
Explore HECM for PurchaseThe Process
Free Consultation & Eligibility Review
We review your age, equity position, and property to determine how much you may be able to access under the 2026 HECM limits.
HUD-Approved Counseling
FHA requires an independent counseling session with a HUD-approved counselor. We connect you with a trusted counselor and walk you through what to expect.
Application & Appraisal
We submit your application and coordinate the FHA appraisal to establish your home's current value.
Underwriting & FHA Approval
Your file is reviewed by the lender and FHA. We manage the process and keep you informed at every step.
Closing & Disbursement
After closing, funds are disbursed according to your chosen payout option. Any existing mortgage is paid off first from the proceeds.
Frequently Asked Questions
Do I still own my home with a reverse mortgage?
Yes — you retain full ownership and title to your home. The HECM is a loan against your equity, not a transfer of ownership. You must continue to live in the home as your primary residence and stay current on taxes, insurance, and maintenance.
What happens when I pass away or move out?
The loan becomes due when the last borrower permanently leaves the home. Your heirs can repay the loan and keep the home, or sell the home and keep any remaining equity after the loan is repaid. The loan can never exceed the value of the home (FHA insurance covers any shortfall).
What is HECM for Purchase (H4P)?
HECM for Purchase allows seniors 62+ to buy a new primary residence using a reverse mortgage — with no required monthly mortgage payments. It's ideal for downsizing, relocating closer to family, or moving to a retirement community in Florida, Colorado, or Nebraska.
How much can I access?
The amount depends on your age, current interest rates, and your home's appraised value (up to the $1,249,125 2026 HECM limit). Generally, older borrowers with more equity and lower rates access a higher percentage. We provide a free, no-obligation estimate.
Can I get a reverse mortgage on a condo?
Yes, but the condo must be FHA-approved. This is especially relevant for Florida condo owners. We verify FHA condo approval status and can guide you through the process if your community is not yet approved.
Ready to Get Started?
Daryl will review your scenario and provide a detailed breakdown of your options — at no cost or obligation.