Editorial policy
This site explains where each number comes from and when it changes.
Each figure used on this site can be traced to a public source. For FHA cases numbered on or after October 2, 2017, HUD's factor table supplies the main limit factors (Mortgagee Letter 2017-12). To find the HECM cap on home value, multiply the Federal Housing Finance Agency's 2026 limit for conforming loans by 150 percent.
We rank lenders using the monthly files in HUD's HECM Single-Family Portfolio Snapshot, covering September 2025 through August 2026. During that period, we count the HECMs each lender closed. We use those counts to order lenders. Payment, quality and fees do not affect the order.
We take the 10-year Treasury rate published in the Federal Reserve's H.15 release. The calculator shows the date taken. For counseling, licensing and tax relief, each state page relies on that state's agencies.
If HUD publishes a new factor table, we replace the figures and pages that use them. We do the same for a new limit or snapshot. If a figure cannot be traced to a source, we leave it out.