HECM Reverse Mortgage

Your Home Paid You for 30 Years.
Now Let It Pay You Back.

Homeowners 62 and older can turn home equity into cash. No monthly mortgage payments. You keep the title. Run the numbers below.

How a Reverse Mortgage Works

A HECM is a government-insured loan that lets you access your home equity without selling your home or making monthly payments. The loan is repaid when you move, sell, or pass — and your heirs can never owe more than the home is worth.

1

You Stay in Your Home

You keep the title. You keep living there. Nothing changes except your cash flow gets better.

2

No Monthly Payments

You never make a mortgage payment again. You still pay taxes and insurance — that's it.

3

Access Your Equity

Get cash as a lump sum, monthly payments, or a line of credit that grows over time.

4

Family Protected

Non-recourse loan. Your family can buy the home at 95% of appraised value — or walk away owing nothing.

HECM Calculator

See an estimate of what you could access. Takes 30 seconds.

Your Estimated HECM Summary
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Principal Limit (Total Available)
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Est. Closing Costs (Financed)
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Mortgage Payoff
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Net Cash to You
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Line of Credit Available
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Credit Line Growth Rate

Estimates based on current FHA HECM factors. Actual amounts depend on appraisal, interest rates, and financial assessment. This is not a loan approval. HUD-required counseling is mandatory before application.

Call Dr. Rob — 832-701-8144

Who Qualifies?

The requirements are simpler than you think.

62+

Age Requirement

At least one homeowner must be 62 or older.

🏠

Primary Residence

You must live in the home as your main address.

✓

Equity

You need enough equity to cover the loan costs and any existing mortgage.

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No Credit Score Min

No minimum credit score. Lenders review your willingness to pay taxes and insurance on time.

Questions I Hear Every Week

Will the bank own my home?
No. You keep the title. The bank has a lien — same as any mortgage. You own the home the entire time.
What happens when I pass away?
Your heirs have options. They can pay off the loan and keep the home, sell the home and keep any remaining equity, or purchase it at 95% of appraised value — even if more is owed. They can also walk away and owe nothing. It is a non-recourse loan.
Can I still leave the home to my children?
Yes. Your children inherit the home. They choose whether to keep it (by paying off the balance) or sell it. If the home is worth more than the loan balance, they keep the difference.
What is the Life Expectancy Set-Aside (LESA)?
If the lender determines you may have trouble paying taxes and insurance, they set aside part of your loan to cover those costs automatically. This protects you from default. It reduces the cash available to you, but it keeps you safe.
Is counseling really required?
Yes. HUD requires every borrower to complete a counseling session with an independent, FHA-approved counselor before applying. This protects you. The session takes about 60 minutes and can be done by phone. I will provide you a list of approved counselors — I am not allowed to recommend a specific one.
Does this affect my Social Security or Medicare?
No. Reverse mortgage proceeds are not taxable income and do not affect Social Security or Medicare benefits. However, if you receive Medicaid or SSI, any funds you retain month-to-month may affect eligibility — your counselor will cover this.

Your First Meeting Checklist

Print this page. Bring these items to our first call or meeting. The more you bring, the faster we move.

About You

☐ Your age (and spouse/co-borrower age if applicable)
☐ Government-issued photo ID
☐ Social Security number
☐ Contact information for any non-borrowing spouse living in the home

About Your Home

☐ Property address
☐ Estimated home value (Zillow, tax appraisal, or recent appraisal)
☐ Current mortgage statement (if you still owe — we need the payoff balance)
☐ Any second mortgages, HELOCs, or liens on the property
☐ HOA dues amount (if applicable)
☐ Most recent property tax bill
☐ Homeowners insurance declaration page (shows annual premium)
☐ Flood insurance (if required in your area)

Your Finances (for the Financial Assessment)

☐ Most recent 2 years of tax returns (all pages)
☐ Social Security award letter or pension statement
☐ Most recent 2 months of bank statements (all pages, all accounts)
☐ Any other income: rental income, annuities, disability, VA benefits
☐ List of monthly expenses: utilities, food, medical, insurance, car, credit cards
☐ Are property taxes current? If delinquent, how much is owed?
☐ Is homeowners insurance current and paid up?

What You Want to Know

☐ How much cash can I access?
☐ What happens to my home when I pass?
☐ How does this affect my children's inheritance?
☐ Will this affect my Social Security or Medicare?
☐ What is a LESA and will I need one?
☐ What are my payment options (line of credit vs. lump sum vs. monthly)?
☐ What are the total costs?
☐ Can my family member join the call?

Why the Financial Assessment Matters

HUD requires a financial assessment for every HECM borrower. If you have been late on property taxes or insurance, or if your income does not cover your bills, the lender may require a Life Expectancy Set-Aside (LESA). A LESA holds back part of your loan to pay taxes and insurance automatically. On lower-value homes, this can use up all the available money — leaving you with $0 in cash. Bringing your tax and insurance records current before we meet gives you the best chance of avoiding a LESA.

Family Members Welcome

I encourage you to have a family member — adult child, trusted friend, or advisor — on the call with you. A reverse mortgage affects the whole family. I would rather answer their questions now than have surprises later. There is no pressure and no rush.

Call Dr. Rob to Schedule — 832-701-8144

Ready to See if a HECM is Right for You?

No pressure. No commitment. Just a conversation about your options.

☎ Call 832-701-8144 Book a Strategy Session
Dr. Rob the Loan Doctor

HECM Eligibility Check

Free, no obligation. For homeowners 62 and older.

Dr. Rob McNeill | robert@matadorlending.com | 832-701-8144
NMLS #844916 | Matador Lending LLC | Licensed in 48 states