Experience Excellence with Georgia’s Top Reverse Mortgage Lender

For over 20 years, All Reverse Mortgage, Inc. (ARLO™) has helped Georgia homeowners access their home equity through HUD-approved HECM and jumbo reverse mortgages. As Georgia’s #1 Rated Reverse Mortgage Lender, we hold an A+ BBB rating with perfect 5-star reviews and zero complaints — a record that earned us recognition as a BBB Torch Award for Ethics Finalist three years running.

As a HUD-approved direct lender and proud member of the National Reverse Mortgage Lenders Association (NRMLA), we specialize exclusively in reverse mortgages — it’s all we’ve done since 2004. Georgia’s housing market offers a wide range of values — from established neighborhoods in Atlanta’s Buckhead, Dunwoody, and Roswell to retirement communities around Lake Oconee, the historic homes of Savannah, and coastal properties on Sea Island and St. Simons Island. With an average home value of $368,600, most Georgia homeowners fall comfortably within HECM lending limits, though higher-value properties in metro Atlanta and along the coast may benefit from a jumbo reverse mortgage. Our team has the expertise to help you evaluate both options and choose the program that best fits your financial goals.

Whether you’re looking to eliminate monthly mortgage payments, access equity for retirement planning, or create more financial flexibility while staying in your home, we’re here to help you choose the right program with competitive rates and lower costs. Let us show you the difference two decades of dedicated experience can make.

Georgia reverse mortgage statistics showing 1.97 million homeowners age 62 and older, 780 reverse mortgages closed in the last 12 months, 34 lenders statewide, and an average home value of $368,600

Top 10 Reverse Mortgage Cities in Georgia
1   Atlanta
2   Roswell
3   Cumming
4   Decatur
5   Suwanee
6   Woodstock
7   Canton
8   Greensboro
9   Newnan
10   Dallas

Data by MCA (January 2026)

Latest Georgia Reverse Mortgage Statistics (2026 Update)

StateHomeowners Age 62+Reverse Mortgages Closed Last 12 MonthsLenders in GeorgiaAvg. Home Value
Georgia1.97 Million78034$368,600

How this data was derived: Reverse mortgage counts reflect FHA-insured HECM loans endorsed over a rolling 12-month period (Dec 2024–Nov 2025) using HUD HECM Snapshot data. Active lenders represent unique FHA sponsor numbers with at least one endorsed loan during this period. Estimated homeowners age 62+ are based on U.S. Census ACS 5-year owner-occupied households age 65+ as a conservative proxy. Home values are sourced from Zillow’s Home Value Index (latest available).

Top 20 Reverse Mortgage Lenders in Georgia

LenderBBB RatingAccreditedYears in BusinessCustomer Rating (0–5)% Positive ReviewsComplaintsSource
All Reverse Mortgage, Inc. (ARLO)A+YES214.94/599.0%0Source
American Pacific MortgageFNO281.75/535.0%6Source
CrossCountry Mortgage, LLC.FYES221.43/529.0%303Source
Fairway Independent MortgageA+YES294.51/590.0%26Source
Finance of America Reverse LLC (FAR)A+YES223.71/574.0%36Source
Goodlife Home LoansA+YES13N/A (Not enough reviews)N/A (Not enough reviews)1Source
Guaranteed RateA+YES262.25/5450%45Source
Guild Mortgage Company LLCA+NO651.55/531.0%73Source
HighTechLending IncA+YES194.94/599.0%1Source
Liberty Home Equity Solutions Inc.A+NO221.00/520.0%1Source
Longbridge Financial LLCA+YES133.77/575.0%34Source
Luminate BankNRNO84NANANASource
MCM HoldingsA+YES27NANANASource
The Money HouseNRNO28NANA0Source
Movement Mortgage, LLCA+NO184.43/589.0%92Source
Mutual of Omaha MortgageA+YES123.31/566.0%65Source
New American FundingA+YES264.65/593.0%147Source
Plaza Home Mortgage IncA+YES242.67/553.0%6Source
Smartfi Home LoansA+YES6N/A (Not enough reviews)N/A (Not enough reviews)0Source
South River Mortgage, LLCA+NO63.79/576.0%14Source
Source: Data compiled from https://www.rminsight.net/hecm-lenders-september-2025/ RMInsight (Top 20 HECM Lenders, October 1, 2025 and Better Business Bureau reviews updated as of December 10, 2025)

Georgia Reverse Mortgage Lending Limits

Georgia, known as the “Peach State,” is home to over 10.8 million people, with more than half a million of those residents being homeowners aged 62 and older. This means that many Georgians may be eligible to access the benefits of a reverse mortgage.

As of January 2026, the average home value in Georgia is $368,600, which is well below the HECM reverse mortgage lending limit of $1,249,125. This allows many Georgia homeowners to fully utilize their home’s equity.

Georgia’s rich history dates back to its founding as a British colony in 1733, making it the last of the original 13 Colonies. The state played a significant role in the Civil War and was later home to civil rights leader Rev. Martin Luther King, Jr., whose legacy continues to shape the nation.

Georgia’s warm, humid climate makes it an ideal location for agriculture, with the state being the world’s largest producer of pecans and famous for its peach crops. The state’s major cities, including Atlanta, Columbus, Augusta, Macon, and Savannah, offer a variety of cultural and historical attractions, from the High Museum of Art in Atlanta to the beautiful historic squares of Savannah.

If you’re a homeowner aged 62 or older in Georgia, a reverse mortgage could be a valuable financial tool for your retirement. Whether you want to eliminate monthly mortgage payments or access additional funds from your home’s equity, All Reverse Mortgage, Inc. (ARLO™) is here to help. We’re ready to answer your questions and guide you through the process.

HUD-Approved Reverse Mortgage Counseling Agencies in Georgia

NameAgency IDAddressPhoneWeb Site
CCCS OF THE SAVANNAH AREA, INC.829437505 Waters Ave, Savannah, GA 31406(912) 691-2227cccssavannah.org
CCCS OF THE SAVANNAH AREA, INC. - HINESVILLE BRANCH84699301 Fairhope Ln, Hinesville, Georgia, 31313-4101(912) 691-2227cccssavannah.org
CCCS OF THE SAVANNAH AREA, INC. - STATESBORO BRANCH84700515 Denmark Street Suite 700, STATESBORO, Georgia, 30458-0968(912) 691-2227cccssavannah.org
CREDIT.ORG - SAVANNAH, GA BRANCH90757100 Bull St, Savannah, Georgia, 31401-3373(912) 303-7584credit.org
HANCOCK COMMUNITY DEVELOPMENT CORPORATION83904300 Henderson Ext, Athens, Georgia, 30606-3738(706) 546-1154hancockcdc.org
HORIZON COUNSELING INC.90309135 Village Ctr W Ste 200, Woodstock, Georgia, 30188-5207(888) 315-4326callhorizon.com
NID-HCA GEORGIA901304788 Jonesboro Rd, Bldg B, Ste1, UNION CITY, Georgia, 30291-1996(678) 735-6550callhorizon.com
TOTALLY FREE, INC.838241708 Norwich St, Brunswick, Georgia, 31520-6449(912) 265-1515totallyfree.inc
The information presented in this table was obtained from the U.S. Department of Housing and Urban Development (HUD) at https://answers.hud.gov/housingcounseling as of January 23rd, 2025.

Did you know? The state of Georgia does not mandate in-person counseling. Visit our counseling page for a list of phone-based counseling agencies and conduct your required counseling from the comfort of your home.


Frequently Asked Questions: Georgia-Specific Answers

Q.

Will a reverse mortgage affect my Homestead Exemption in Georgia?

No, having a reverse mortgage will not affect your eligibility for Georgia’s Homestead Exemption. The standard Homestead Exemption is available to all Georgia homeowners for their primary residence only. Additional Homestead exemptions exist for individuals aged 65+, 62+ for educational purposes, a floating inflation-proof exemption, Disabled Veteran or surviving spouse, Surviving Spouse of U.S. Service Member, and Surviving Spouse of Peace Officer or Firefighter. None of these exemptions takes into account your home equity or the loan in place on your home at this time. All the various Homestead Exemption programs in the state of Georgia are exemptions that reduce the taxable value of your home and, therefore, are not deferrals, so they do not impact your ability to obtain a reverse mortgage loan either. Additionally, multiple counties offer further local Homestead Exemptions and Valuation Freeze Exemptions, so you should contact your local county Tax Assessor’s office for specific details about the potential exemptions available to you for your home.
Q.

Can I participate in Georgia’s Property Tax Deferral Program if I have a reverse mortgage?

No, you may not participate in any tax deferral program while you have a reverse mortgage. In addition to the various Homestead Exemptions that are authorized state-wide, the law also permits a Property Tax Deferral Program where qualified homestead property owners aged 62 and older with a gross income of $15,000 or less to defer their property taxes. All reverse mortgage programs prohibit participation in a tax deferral program and require that you pay your taxes on time when they come due in order for the loan to remain in good standing. If you are currently participating in a tax deferral program and wish to obtain a reverse mortgage, you will be required to cancel participation and pay all deferred taxes at the time of closing in order to be eligible for the loan. After closing, you must continue to pay all taxes on the home as they come due. Any future participation in a tax-deferral program after obtaining a reverse mortgage loan will result in the loan becoming due and payable.
Q.

Will a reverse mortgage affect my Georgia Senior School Tax Exemption?

No. In the state of Georgia, eligible Seniors age 62 and older who are residents of each independent school district and of each county school district may apply for an additional exemption for taxes for educational purposes. Eligibility is determined by age and income, and your home equity is not currently factored into the eligibility, according to the state of Georgia. You should contact your county Tax Assessor’s office in order to determine which exemptions you are eligible for.
Q.

How does a reverse mortgage affect Georgia Medicaid eligibility?

Having a reverse mortgage loan on your home in and of itself does not usually affect your eligibility for Georgia Medicaid. It is our understanding that Georgia Medicaid is offered to low-income residents, including Seniors age 65+, and that eligibility is mostly determined by your income, but that some aspects of the program are determined by available assets. Funds available to you in your reverse mortgage line of credit should not be factored into that equation. However, if you advance funds from a reverse mortgage loan to your bank account and leave the funds there, there is a possibility you could compromise your eligibility. It is important to consult with an elder law attorney before getting a reverse mortgage if you’re receiving or planning to apply for Georgia Medicaid.
Q.

What is Georgia’s Medicaid Estate Recovery Program, and how does it relate to reverse mortgages?

Georgia’s Medicaid Estate Recovery Program seeks reimbursement from the estates of deceased Medicaid recipients for long-term care and home and community-based services provided through Medicaid. Funds are recovered from the member’s estate after the member’s death to cover the cost of these services. Georgia does not begin action to recover assets, including homes or property, while the member, member’s spouse, or qualified children are living in the home, and exempts estates with a gross value of $25,000 or less from estate recovery. When you have a reverse mortgage on your home, the loan is secured and repaid first from the sale proceeds upon death. Any Medicaid Estate Recovery claim would be secondary to the reverse mortgage lien. This means that both the reverse mortgage lender and the state may have claims against the home’s equity when you pass away, potentially leaving less for your heir(s). Consult with an elder law attorney if you are receiving or may need Medicaid benefits.
Q.

Does my spouse need to be on the reverse mortgage in Georgia?

Short answer is no. Your spouse does not have to be a borrower on the reverse mortgage loan. That said, your spouse must always be involved in the loan process, even if they will be a non-borrowing spouse. Reverse mortgage loan guidelines require that, at a bare minimum, your spouse must do the counseling with you and sign specific documents acknowledging the reverse mortgage loan and what their rights are (if any) as a non-borrowing spouse. It is definitely preferred if your spouse can be a co-borrower with you on any reverse mortgage loan you take out, as that will provide the best-case scenario for them should you predecease your spouse. Additionally, not all programs have the same rules and protections for non-borrowing spouses. For example, on the Home Equity Conversion Mortgage (HECM), there is a deferral option for “Eligible” non-borrowing spouses, whereas Proprietary or “Jumbo” reverse mortgages do not.
Q.

Can I place my reverse mortgage in a living trust in Georgia?

Maybe. Unlike traditional or “forward” mortgages, reverse mortgage loans may be closed in the name of the trust. It is a common practice in the traditional lending space to ask homeowners with a trust to transfer title out of the trust to close on their new loan, then require them to transfer title back into the trust after their loan is consummated, causing hassle and additional costs for the homeowner. Reverse mortgage loans do not permit the transfer of property title after the loan is made without first obtaining the loan servicer’s approval. In order to keep the property in the trust, the full trust itself must be reviewed (excluding the advanced health care directives, Powers of Attorney (unless being used for an incapacitated borrower), Last Will and Testament, as they are not necessary) to determine that the trust meets the FHA program guidelines. In our experience, the overwhelming majority of standard revocable family trusts meet the requirements, but until the full trust is reviewed, we, as a lender, cannot advise whether your trust is eligible.
Q.

What protections does Georgia law provide for reverse mortgage borrowers during hurricanes, tornadoes, and natural disasters?

As of March 2026, the state of Georgia does not have any specific laws or statutes on the books that would suspend a foreclosure during a natural disaster. They rely on federal and HUD guidelines as it pertains to these matters. If your home is damaged by a hurricane, tornado, wildfire or other type of natural disaster, the first thing you want to do is file a claim with your insurance company as soon as humanly possible to get that started. Next you will need to notify your lender or servicer of the damage by certified mail and keep a copy of the letter. You will also want to take pictures or videos of the damage to help with your claim before any repairs are completed. You can also contact FEMA to apply for financial assistance if it is in a Presidentially-Declared Major Disaster Area (PDMDA) to see if you qualify for assistance. While your home is being repaired, it is important that you continue to pay your property charges (Taxes, Insurance & HOA, if any). If the home is uninhabitable, you will need to send a written notice to your lender or servicer that you plan to return once your home is repaired, and to do so again via certified mail. Additionally, you will want to stay in contact with your servicer, keep them updated on progress, and make sure they have your temporary forwarding address during the repair. Due to the natural disaster, your servicer will work with you as long as every effort is made to get the home repaired and you are moved back in as soon as humanly possible. There are HUD guidelines to extend foreclosure timelines if the property was in a PDMDA.
Q.

What consumer protections does Georgia provide for reverse mortgage borrowers?

The state of Georgia has several consumer protections in place for Georgia residents as it pertains to reverse mortgage loans. The state has adopted multiple federal statutes including the mandatory HUD counseling, right of cancellation, financial assessment, limitations on fees charged, requiring clear disclosures regarding fees and terms, a borrower’s rights and the possibility of foreclosure due to a failure to meet conditions of the loan. Additionally, the Georgia Attorney General’s Consumer Protection Division has available Consumer Protection Guides for Older Adults on how to recognize various scams and how to avoid them.
Q.

Are there any prepayment penalties on reverse mortgages in Georgia?

No. There is never any prepayment penalty permitted on a reverse mortgage loan. Federal law prohibits it, and Georgia state law reinforces that prohibition. You can pay off in full or partially at any time, with no prepayment penalty.
Q.

Does Georgia have special requirements for reverse mortgage counseling?

Reverse Mortgage Counseling is mandatory for all borrowers and their spouses for all reverse mortgage programs. Whether you are doing a HECM loan or a Proprietary loan, counseling will always be required. The Department of Housing and Urban Development (HUD) approves counseling agencies to offer counseling on the HECM program, and individual lenders set their own lists of approved agencies authorized to conduct counseling for those Proprietary programs. Not all HECM counseling agencies are approved for these Proprietary programs, but there is some overlap: a HUD-approved HECM counseling agency may also be approved for a specific Proprietary product. Georgia does not impose additional counseling requirements beyond those mandated by HUD.

Ready to Unlock Your Home’s Equity?

As Georgia’s #1 Rated Reverse Mortgage Lender, All Reverse Mortgage, Inc. (ARLO™) is here to provide trusted guidance, real-time rates, and expert support to help you make informed decisions.

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All Reverse Mortgage, Inc. is fully licensed by the Georgia Department of Banking and Finance (License #0911085), ensuring that you receive expert guidance every step of the way.

Get Your Reverse Mortgage Quote from Georgia’s #1 Rated Reverse Mortgage Lender* or call (800) 565-1722 to speak with a licensed expert.

Other Areas of Interest in Georgia

Atlanta

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