2026 HECM limit: the $1,249,125 reverse mortgage limit explained
The 2026 HECM (reverse mortgage) maximum claim amount is $1,249,125, up from $1,209,750. What the limit means, who qualifies, and what decides how much you can borrow.
The short answer
The 2026 HECM limit (the maximum claim amount for FHA reverse mortgages) is $1,249,125 nationwide, up from $1,209,750 in 2025, for FHA case numbers assigned from Jan. 1 through Dec. 31, 2026 (HUD, Dec. 11, 2025; Mortgagee Letter 2025-22). The limit caps the home value used to figure your loan; the amount you can actually borrow is a percentage of that, set by the youngest borrower's age and the interest rate. Borrowers must be 62 or older.
Key numbers
- 2026 HECM limit
- $1,249,125
- 2025 limit
- $1,209,750
- Minimum age
- 62
- Counseling
- Required before applying
What the HECM limit is
A Home Equity Conversion Mortgage (HECM) is the FHA-insured reverse mortgage. The maximum claim amount is the lesser of the home's appraised value, the sales price (on a HECM for Purchase) or the national limit. For 2026 that limit is $1,249,125, the same figure as FHA's 2026 high-cost forward loan ceiling. It applies everywhere, including Alaska, Hawaii, Guam and the Virgin Islands.
| Year | HECM maximum claim amount |
|---|---|
| 2026 | $1,249,125 |
| 2025 | $1,209,750 |
A home worth more than $1,249,125 is treated as worth $1,249,125 for HECM purposes. Owners of more expensive homes sometimes look at private ("proprietary") reverse mortgages, which aren't FHA-insured and set their own limits.
How much can you borrow?
You don't get the whole maximum claim amount. HUD's principal limit factors turn it into a borrowing limit based on the age of the youngest borrower and the expected interest rate: older borrowers and lower rates get a larger share. Any existing mortgage must be paid off from the proceeds, and upfront costs (including FHA mortgage insurance) come out too. A HECM counselor or lender can show your exact figure.
Who qualifies for a HECM?
- Age 62 or older (CFPB; HUD).
- Own the home outright or have paid down a considerable amount, and live in it as your principal residence (HUD).
- Not be delinquent on federal debt, and have the resources to keep paying property taxes, insurance and HOA dues (HUD).
- Complete counseling with a HUD-approved HECM counselor before applying (HUD; counselor line 800-569-4287).
What to weigh
A reverse mortgage has no required monthly payment, but interest and fees are added to the balance, so the amount owed grows, and the loan comes due when you no longer live in the home (CFPB). Heirs usually repay it by selling the home. If you can make payments, a HELOC or home equity loan may cost less; see also our report on seniors' $15 trillion in home equity.
Frequently asked questions
What is the HECM limit for 2026?
$1,249,125, up from $1,209,750 in 2025. It applies to FHA case numbers assigned on or after Jan. 1, 2026 (HUD Mortgagee Letter 2025-22).
Is the HECM limit the most I can borrow?
No. It caps the home value used in the calculation. Your loan is a percentage of the lesser of your home's value and the limit, based on your age and the interest rate.
How old do you have to be for a reverse mortgage?
At least 62 for an FHA-insured HECM.
Do I have to own my home outright to get a reverse mortgage?
No, but you need considerable equity. Any existing mortgage is paid off from the reverse mortgage proceeds.
Is counseling required for a reverse mortgage?
Yes. You must meet with a HUD-approved HECM counselor before applying. HUD's counselor line is 800-569-4287.
What happens to a reverse mortgage when I die?
The loan comes due. Heirs can repay it, often by selling the home, and keep anything left after the loan is paid.