Reverse mortgage limits for 2026
For 2026, FHA counts no more than $1,249,125 of a home's value for a HECM, which is the maximum claim amount nationwide in the US.
The reverse mortgage limit rose to $1,249,125 in 2026 from $1,209,750 in 2025, according to HUD's release. This is the highest home value that a HECM can count.
| Year | HECM limit on home value | Source |
|---|---|---|
| 2026 | $1,249,125 | HUD news release 25-145 |
| 2025 | $1,209,750 | HUD Mortgagee Letter 2024-22 |
How the limit limits what you can borrow
A HECM uses whichever amount is lower: the appraised value or the limit. HUD's factor is then applied to that figure, the maximum claim amount. Any part of the value above the limit does not increase the amount.
At age 70, using the default rate in the calculator:
| Home value | Maximum claim amount | Principal limit | Available after costs |
|---|---|---|---|
| $450,000 | $450,000 | $173,700 | $155,200 |
| $1,500,000 | $1,249,125 | $482,162 | $447,679 |
| $2,000,000 | $1,249,125 | $482,162 | $447,679 |
Upfront mortgage insurance is also limited by the cap. The highest possible amount is $24,983, equal to 2% of the maximum claim amount.
How HUD sets reverse mortgage limits for 2026
The HECM limit is based on the national ceiling for conforming Freddie Mac and Fannie Mae loans. Multiplying that figure by 150 percent gives the HECM limit. Home prices rose 3.26 percent, on average, and the FHFA's 2026 announcement set the baseline conforming limit to $832,750, which is $26,250 more than 2025. $1,249,125 is one and a half times $832,750.
The 2025 limit came from the same rule. HUD's Mortgagee Letter 2024-22 put it at $1,209,750, or 150 percent of $806,500, the conforming limit for 2025.
One limit for every county
FHA loan limits change by county for regular loans. In lower-cost areas, the 2026 minimum for a one-unit home is $541,287. That is not true of the HECM limit. The figure is national, and HUD's letters apply it to special exception areas, including Alaska and Hawaii. No ZIP code is needed to find your limit.
Your loan is subject to the limit in force at FHA case number assignment, rather than at closing.
How many borrowers hit the limit
Most HECMs are for homes far below the cap. HUD's most recent twelve months of data show a median maximum claim amount of $440,000. Of 24,529 HECMs, 1,491 reached or passed the 2025 limit of $1,209,750 for their maximum claim amount.
What happens above the limit
When your home's value is far above $1,249,125, a HECM uses $1,249,125 as its value. A private jumbo reverse mortgage may count a larger part of the value, with no FHA insurance. See jumbo reverse mortgage to compare them.
Questions people ask
What is the highest amount you can receive from a reverse mortgage?
Under a HECM, a loan can be no larger than the 2026 limit of $1,249,125 multiplied by HUD's factor for the youngest borrower's age. The principal limit reaches $409,713 for age 62 at the default rate. As a borrower grows older, both the factor and the amount increase.
What is the largest loan limit for a HECM?
In 2026, the HECM maximum claim amount is $1,249,125. The HECM maximum loan amount is always less than the home value limit because it equals the limit times HUD's factor.
What was the increase in the HECM limit for 2026?
The limit increased by $39,375, rising from $1,209,750 in 2025 to $1,249,125 in 2026 after the conforming loan limit increased.
How much can someone aged 75 borrow with a reverse mortgage?
HUD's age 75 factor is 0.415 at the default rate. For a home valued at $450,000, the principal limit is $186,750. For a home at $1,249,125 or above, the amount is $518,387, before costs.