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Calculating Your Reverse Mortgage Options
It looks like your home value is around $~hvalue~. If you feel that the estimate is not correct you can manually change it below. If you presently have an
existing mortgage on your home this info will be needed as well.
I was unable to fetch a home value for the property details given. Please input the value manually below. If you presently have an
existing mortgage on your home this info will be needed as well.
About Line of Credit
Your Reverse Mortgage Line of Credit is subject to the Line of Credit Growth calculation. The Line of Credit Growth Rate is the combination of your Initial
Loan Rate and the Mortgage Insurance Renewal Rate. The Line of Credit Growth Calculation is based on how much money is available
in your Line of Credit that has not yet been advanced. If you advance 100% of the funds in your Line of Credit, there would be no
further growth as there would be no remaining funds available in your Line of Credit. Your Line of Credit Growth Rate is variable because the
Initial Loan Rate is a variable that is subject to change once per year on an Annual Adjustable Loan.
About Cash at Closing
HUD guidelines limit the amount of money that you are allowed to receive at time of closing and during the first 12 months after the loan has been closed.
This dollar amount is how much money would become available to you from the Line of Credit once you reach 12 months from the day your loan closes
based on the estimated figures you have provided for this calculator.
About Loan Balance
Your Reverse Mortgage Loan Balance will increase over time as you are not required to make any monthly mortgage payments with a Reverse Mortgage loan.
The Interest and Mortgage Insurance Renewal will accumulate based on the outstanding Loan Balance. You can make payments on the Reverse
Mortgage to prevent this balance from increasing if you want to, but it is not required. The Reverse Mortgage loan is a Non-Recourse loan which means
you cannot owe more than the value of your home.
About Property Value
This calculation is based on the standard HUD disclosure of 4% per year expected property value appreciation. This is not a guarantee of what your
home value will be in the future and is just for illustration purposes only. Your Property Value will adjust up or down as the local real estate market
About Home Equity
Home Equity is the difference of your Property Value minus your Loan Balance. This is also a calculation for illustration purposes only and not a
guarantee of what your home equity will be in the future. Your Home Equity will vary depending on how much your Loan Balance becomes
compared to what your Property Value is at any given time in the future.
About Existing Mortgage
If your home currently has a mortgage, please specify the full amount balance in the existing mortgage field.
This is a 3rd party service selected by the Lender that is responsible for preparing the final closing documents which include the note,
deed of trust, agreement, etc. They are responsible for making sure that the documents are in compliance with local and federal guidelines.
This is a 3rd party service that is responsible for ascertaining whether or not a property is located in a Flood Zone as determined
by FEMA and provides a Life of Loan determination/guarantee
Mortgage Insurance Premium or MIP
This is the fee that is paid directly to HUD at closing of the loan to insure the individual loan under the HECM program.
Settlement or Closing Fee
This is a 3rd party service that is responsible for handling the settlement or closing of the loan.
They work with the title company to get the public records information, they work with existing lenders to obtain payoffs, coordinate
with the lenders for funding and the counties for recording of the loan.
This is a 3rd party service that is providing the counseling session to each Reverse Mortgage applicant
in the beginning stage of the process. This is a HUD requirement in order to start the Reverse Mortgage process.
The counselors are tasked with educating the borrowers about Reverse Mortgages as well as determining if there are
any other types of financing they may qualify for.
This is a 3rd party service again as well. The appraisal fee goes to an Appraisal Management Company or AMC. Their
responsibility is to assign the appraisal order to a local FHA approved appraiser in the same market area as the property of
the Reverse Mortgage borrower and to be the go-between for the Lender and the appraiser to maintain appraiser independence.
They also are required to review all appraisals for errors or omissions prior to delivering the report to the Lender.
This is another 3rd party service. The credit company is required to provide a full credit report from all 3 bureaus (Experian, Transunion & Equifax)
for each Reverse Mortgage applicant to determine the borrower’s credit scores, credit history and any delinquencies or public record items.
This is a necessary step in the process as a Lender must review a borrower’s credit history for specific items to determine eligibility into the program.
Lender’s Title Insurance
This is a 3rd party service that is required for any type of loan that is done and is not specific to Reverse Mortgages. For every loan done, a title
report must be obtained from a Title Company and the company has to insure the Lender in the transaction for the required dollar amount based
on appraised value, etc. The fee for title insurance usually varies by loan type and from state to state.
Lenders require various different types of endorsements to the title policy based on the type of loan being given. For a Reverse Mortgage,
some endorsements that are required are the Neg-Am and Environmental and in order to provide these endorsements to the policy,
there are usually additional charges. Other such endorsements that are required can vary based on property type (ex. Condo, PUD, Manufactured Home).
The charges for these endorsements will vary from state to state.
Recording Charges Mortgage
Whenever a new loan is completed, the Security Instruments (Deeds of Trust or Mortgage – verbiage varies from state to state) must be
recorded with the county recorder’s office to finalize the transaction. There is always a charge to record documents and that is why there is a
Recording fee for all loans. Recording charges can vary from County to County and State to State as well.
All final loan documents must be executed in front of a notary as there are documents that require notarization such as the deed of trust.
This is a 3rd party service and is based on the amount that the signing service will charge to handle the signing
and notarization of all necessary documents.
Initial Draw From You Credit Line
The quote and pricing terms on this page are based on a max initial lump sum. If you would like to receive a lesser amount at closing than is shown,
please enter that amount in the box below and click on calculate
Up to $20,000+ More in Available Proceeds*
*Scenario Illustrated: Age 67, Home Value 300,000. Difference of All Reverse Mortgage lower rate improves principal limit by $22,200
Our lower rates provide greater advantage of your home’s equity.
Texas Reverse Mortgage Lenders
All Reverse Mortgage® is a HUD approved lender working directly with homeowners through all of Texas state. All Reverse began in November 2007 and as the name implies, the only loan product that All Reverse Mortgage® originates is the federally-insured home equity conversion mortgage.
For over a decade we have been offering our reverse mortgages to Texas homeowners and maintain an Exemplary A+ Rating by the BBB.
We are proud to have become TX’s #1 rated reverse mortgage lender with a perfect 5.0-5.0 star rating.
Texas Reverse Mortgage Facts
Homeowners Age 62+
Reverse Mortgages Closed Last 12 Months
Purchase Reverse Mortgages Closed Last 12 Months
Lenders in Texas
Avg. Home Value
HUD Approved Direct Lender
All Reverse Mortgage® is approved with the Department of Housing and Urban Development (HUD) to originate, underwrite and close the HUD Home Equity
Conversion Mortgage (HECM, or “Heck-um”). The HECM is HUD’s acronym for their reverse mortgage loan.
All Reverse Mortgage® originates in Texas and offers refinance loans, where borrowers already own their home and are looking to either
pay off their existing loan and have no more monthly mortgage payment; or can help borrowers utilize their equity for other purposes
if they have no existing loan or possibly a combination of both.
About All Reverse Mortgage®
The owners and management of All Reverse were part of the team that wrote and sold the first fixed rate jumbo reverse mortgage in 2008 and as such,
have extensive experience in jumbo or proprietary loan programs as well. We are always looking for new products to offer to borrowers of high valued
homes in the higher home priced markets that the HUD HECM may just not serve as well. Jumbo or proprietary programs typically offer lower Principal
Limits as they relate to home values, though, so not all borrowers are best served with the jumbo programs available.
A seasoned originator can readily inform borrowers which program will best suit their needs and the positives and negatives of each so
that the borrower can make an informed decision. It is no longer uncommon anywhere in the country for a market to be a solid HUD HECM
market and then within just a short distance for a niche jumbo market to be located where there is a need for a jumbo program.
Therefore, homeowners aged 62 and above in all markets have seen that the reverse mortgage can be a very solid financial tool and many are now seeking
the reverse mortgage to augment their retirement plans and not so much the mortgage of last resort. Everything from the elimination of existing mortgage payments
to the line of credit that grows make reverse mortgage borrowers understand that this program allows them to utilize their homes to not only live comfortably in their
family home, but to plan for the future as well.
Texas Lending Limits
The lone star state has a population of 27,862,596 and 1,839,990 of those people are homeowners age 62 and older, which means almost two
million people may be eligible for a reverse mortgage.
The average home value in Texas is $163,100, which is much lower than the HECM reverse mortgage lending limit of $636,150.
If you are looking to settle down in Texas, one perk is the various climates within the state as it is in multiple climate zones. The panhandle of
the state has colder winters than North Texas, for example, and the Gulf Coast has mild winters. On the western side of the state in El Paso,
there is an average of 8.7 inches of rainfall annually, while other areas in southeast Texas can see up to 64 inches each year.
The state also offers a lot when it comes to the arts. Austin is the live music capital of the world. The city has more live music venues per
capita than Nashville, Memphis, Los Angeles, Las Vegas or New York City.
Other venues for art lovers in Texas to check out include the Houston Grand Opera, the Houston Symphony Orchestra, the Houston Ballet and the Alley Theatre.
Texas also has a long history of various countries having control over it. Because of this, it was given the slogan of “six flags over Texas”.
The slogan is for the six countries that have had sovereignty over the state or parts of the state at some time. Those countries include Spain,
France, Mexico, the Republic of Texas, the Confederate States of America and the United States of America.
If you reside in Texas, All Reverse Mortgage® is here to answer your questions. Access our free calculator to estimate
your reverse mortgage lending limit or call us Toll Free (800) 565-1722
Take a look at some of our program benefits that you won't find elsewhere:
Exclusive 4.25% (5.95% APR) Fixed Rate for Life
Government Insured & Jumbo Proprietary Programs
Flexible Credit Lines from 2.98% with the Industries Lowest Lifetime Rate Exposure
ZERO Origination Fee Plans
ZERO Financed Closing Cost Plans
ZERO Monthly Servicing Fees on ALL programs
*Complete form above to receive a comparison of all available programs. Excludes state taxes when applicable. Min loan amount for $0
origination fee is $40,000. *APR ran at $185,000 loan amount / 60% or less PLF utilization. Lifetime rate cap on all adjustable rate
plans just 5% over the start rate.
How can we offer you more favorable terms?
We are a direct lender approved by FHA (Federal Housing Administration)
The HECM is literally all we do. All Reverse Mortgage is not just a name for us. We have a very low (almost non-existent) staff turnover and our people are experts.
We don't work with Brokers, allowing us to pass the savings on to you.
We don't hire "celebrity" spokespersons as we don't believe you should have to pay for a lender's expensive marketing budget with higher loan costs.
We Charge Less! Check out our competition and our customer ratings. We never forget that this loan is about you and your needs and we put you first with superior service and lower costs.
All Reverse vs. the others
It may surprise you but those "celebrities" you see all over TV have some of the worst independent consumer ratings in the industry. Compare us and
you will see the crystal clear difference, from customer service to loan terms we never compromise.