 |
Michael G. Branson, CEO of All Reverse Mortgage, Inc., and moderator of ARLO™, has 45 years of experience in the mortgage banking industry. He has devoted the past 20 years to reverse mortgages exclusively. (License: NMLS# 14040) |
 |
All Reverse Mortgage's editing process includes rigorous fact-checking led by industry experts to ensure all content is accurate and current. This article has been reviewed, edited, and fact-checked by Cliff Auerswald, President and co-creator of ARLO™. (License: NMLS# 14041) |
Michael G. Branson
Edited by 
Cliff Auerswald
Trusted by Thousands of Homeowners Nationwide
Our free reverse mortgage calculator gives you instant, accurate estimates for HECM, Jumbo, and Proprietary programs—without asking for any personal details. Backed by over 20 years of experience and the advanced intelligence of ARLO™, it’s the easiest and most private way to explore your options.
Why Homeowners Choose Our Reverse Mortgage Calculator:
✅ Over 20 years of reverse mortgage expertise
✅ A+ Rating with the Better Business Bureau
✅ 4.9/5 Stars from Verified Customers
✅ Accurate, real-time rates and APR updated daily
Whether you’re looking to tap into your equity, age in place, or plan for retirement, our calculator makes it easy to explore your options confidently.
Why ARLO Offers More Than Other Reverse Mortgage Calculators
| Feature | All Reverse Mortgage (ARLO™) | Others |
|---|---|---|
| Current Rates/APR | Yes | No |
| Closing Costs | Yes | No |
| Amortization Schedules | Yes | No |
| AI-Driven Recommendations | Yes | No |
How to Use the Reverse Mortgage Calculator: Step-by-Step Guide
- Enter Your Zip Code: Your zip code helps ARLO determine third-party closing costs in your area, including local appraisal fees, title insurance, and recording fees.
- Your Street Address: ARLO uses your address to estimate your home’s value online. You can accept this estimate or manually adjust the value.
- Enter Mortgage Balance: If you have an existing mortgage, enter the balance to calculate how much will be paid off with your reverse mortgage.
- Enter the Age of the Youngest Homeowner: Reverse mortgage limits are based on the age of the youngest borrower. If you have a spouse, include their age, as the youngest spouse’s age determines loan proceeds.
Tips for Maximizing Your Reverse Mortgage Estimate
Get the most out of your reverse mortgage estimate with these expert tips:
- Include Your Spouse’s Age: If you’re 62 or older, include the age of any younger spouse, even if they’re not eligible. Their age can impact your loan amount and terms.
- Consider Timing for Higher Loan Amounts: Closing your reverse mortgage within six months of your next birthday could increase your loan amount, as lenders adjust principal limits based on age.
- Include All Mortgage Balances: Include all existing mortgage balances for the most accurate borrowing estimate. This ensures you know how much is available after paying off any obligations.
Preview of Calculator Results with ARLO™ Intelligence (AI)
ARLO Intelligence (AI) uses advanced AI to help you navigate the reverse mortgage calculator and identify the best option for your unique needs. Based on your input, ARLO will analyze and recommend the most suitable product option for you.
Here are the four key areas ARLO will guide you through:
Best Overall Payout: “This rate option will give you access to more cash proceeds over the life of the loan than any other available product. You will notice a line of credit available after 12 months, allowing you to receive the most money possible in the first 12 months. If your number one goal with the Reverse Mortgage is to get as much money as possible, this is your best option.”
Best Over Time: “If you want to keep as much equity in your home as possible while having access to a credit line for emergencies, this could be the right choice. Over time, the loan balance with this option grows slower than other products, leaving you with more equity in the long run. Reviewing the amortization schedule can show how this product helps maintain a lower balance over the years. This makes it a good option if preserving equity is your main goal.”
Lowest Closing Costs: “If keeping your upfront costs low is your priority, this option is great for setting up your reverse mortgage. It’s ideal if you’re more focused on minimizing expenses than maximizing the money you receive. Remember, most fees and costs can be rolled into the loan so that you may have little or no out-of-pocket expenses. This makes it easier to start your reverse mortgage without a significant financial burden.”
Fixed Rate Loan Options: “As the name indicates, this is a Fixed Rate loan option. Your rate would never be subject to change if you choose and close on this product option. If your biggest priority were to secure a rate that would not be subject to change, you would select this option. Fixed Rate loans are a single disbursement lump sum, so there is no option for a credit line. Depending on your circumstances, a Fixed Rate loan option may not provide you with as much available loan proceeds as one of the adjustable products, so you will want to compare the amount of proceeds available when making your decision.
Searching for the best reverse mortgage calculator to understand the numbers, I discovered All Reverse Mortgage and noticed their rates were lower than the major lenders. Their prompt response and quick follow-up demonstrated their commitment to excellent customer service. -Peter H. (BBB)
What Is a Reverse Mortgage?
A reverse mortgage is a federally insured loan that lets you convert home equity into tax-free cash without selling or making monthly payments. You remain the owner of your home and can use the funds however you like—whether it’s paying off debt, covering living expenses, or making home improvements.
Who Qualifies for a Reverse Mortgage?
To be eligible, you typically must:
-
Be at least 62 years old for the HECM (Home Equity Conversion Mortgage)
or as young as 55 for certain Jumbo or proprietary programs -
Live in the home as your primary residence
-
Have sufficient equity in your home
-
Complete HUD-approved counseling
-
Stay current on property taxes, homeowners insurance, and maintenance
Note: Eligibility and product availability can vary by state and lender.
Pros and Cons of a Reverse Mortgage
Before deciding, it’s important to weigh the benefits and drawbacks. For a deeper look, visit our full article on the Pros and Cons of a Reverse Mortgage.
Pros
-
No monthly mortgage payments
-
Access to tax-free funds
-
FHA insurance protects you from owing more than your home’s value
Cons
-
Interest accrues over time
-
Reduces your home equity
-
Must pay property taxes and insurance
-
Typically higher closing costs than traditional loans
Alternatives to Reverse Mortgages
If a reverse mortgage isn’t the right fit, you have other options for tapping into your home equity:
-
Cash-Out Refinance – Replaces your current mortgage with a larger one. You get the difference in cash.
-
HELOC (Home Equity Line of Credit) – A revolving credit line based on your home’s equity.
-
Home Equity Loan – A fixed lump sum loan that’s repaid in monthly installments.
Want to see how these options stack up? Check out our comparison of reverse mortgages vs. home equity loans to help you decide what’s best for your needs.
Keep in mind: only a reverse mortgage offers no required monthly payments, making it a unique option for those seeking financial flexibility in retirement.
FAQ
How does ARLO™ Intelligence improve reverse mortgage calculations?
ARLO™ (All Reverse Loan Optimizer) uses advanced AI to analyze your home value, age, ZIP code, and financial goals. It instantly matches you with real-time rates and personalized loan recommendations—no guesswork, no sales pressure.
How much can I borrow with a reverse mortgage?
Your loan amount depends on your age (or the age of the youngest borrower), your home’s value, and current interest rates. Our calculator uses HUD’s official Principal Limit Factors (PLF) to determine your maximum borrowing potential.
How do interest rates impact my loan amount?
Lower interest rates allow you to borrow more, while higher rates reduce your available loan proceeds. That’s why our calculator updates daily with the most current rate info.
What is the HECM line of credit growth rate?
The HECM line of credit grows over time at your loan’s interest rate plus 0.5% (FHA’s mortgage insurance premium). This can significantly increase your available funds if you delay using the credit.
How is the lump sum payment calculated?
The lump sum is based on HUD guidelines and is affected by your age, home value, interest rates, and any mandatory obligations—like paying off an existing mortgage or fees. Our calculator gives you an instant estimate based on current figures.
What’s the downside of a reverse mortgage?
Interest accumulates over time, which can reduce your equity. This means you may leave less to heirs. To understand how this impacts your long-term equity, try our amortization calculator.
Why trust All Reverse Calculator results?
All Reverse Mortgage, Inc. brings over 20 years of experience and is the only lender offering real-time quotes with no personal information required. We update our calculator daily using HUD.gov data to ensure results are accurate, transparent, and reliable.
