Hi! I’m Andy Tolbert, an experienced mortgage lender in Altamonte Springs, Florida. I have created this eligibility calculator to help people better understand this unique and often life-changing product.
This calculator checks the core HUD requirements for a Home Equity Conversion Mortgage (HECM), determines your potential eligibility and offers you a rough proceeds estimate.
Please note: This is not a lender quote. Also, HUD-approved counseling and an official lender calculation are required before any HECM loan closes. If you have any questions, pop them in the contact form below and I’ll get right back to you.
You meet the core HUD criteria based on what you entered. Counseling and a lender's financial assessment are still required before closing.
Uses the 2026 FHA HECM maximum claim amount of $1,249,125 and a simplified age-based factor curve. Actual principal limit factors depend on HUD's official tables and current expected interest rates, and can differ meaningfully from this estimate. This estimate also excludes closing costs, mortgage insurance premiums, set-asides, and other charges. Ask a HUD-approved counselor or HECM lender for an exact number.
This calculator is for educational and concept-validation purposes only. It is not a loan application, credit decision, approval, commitment to lend, offer, or quote. Results are estimates based solely on information entered and simplified assumptions. Actual eligibility, loan terms, costs, proceeds, and obligations require HUD-approved counseling and review by an FHA-approved lender.
A HECM is a loan secured by your home. You retain title, but must continue to occupy the home as your principal residence, pay property taxes and homeowners insurance, maintain the property, and satisfy other loan requirements. The loan balance generally grows over time and becomes due and payable after a maturity event, subject to applicable program rules.
This website is not HUD or FHA, is not acting on behalf of HUD or FHA, and does not guarantee eligibility. HUD and FHA do not endorse specific lenders or loan originators.
You may have questions, and I'll be happy to answer them. In case I need to do any research to be able to better reply, please drop any questions you have below and I'll get right to work finding your answers. As always, there is no obligation or charge to you.
Andrea Tolbert
Mortgage loan originator
NMLS ID: 1032628
Home1st Lending, LLC
NMLS ID: 1418
Licensing and registration information may be verified through NMLS Consumer Access. Availability and licensing vary by jurisdiction. This page does not represent that services are available in every state.
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By using this calculator, you acknowledge that its output is a preliminary educational estimate and should not be relied upon as financial, tax, legal, or housing advice. Program limits, interest rates, principal-limit factors, property requirements, and underwriting standards can change. Consult qualified professionals and official program sources before making a financial decision.
Equal Housing Opportunity. Home1st Lending, LLC supports the principles of the Fair Housing Act and Equal Credit Opportunity Act. All loans are subject to applicable eligibility, underwriting, and program requirements.
Pre-publication note: State-specific license numbers, required jurisdictional disclosures, company contact information, and any mandated Equal Housing Opportunity mark should be reviewed and added as applicable before marketing broadly.
I will get back to you as soon as possible, and thank you for this opportunity to serve.