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HECM limits by year
| Year | Maximum claim amount | Change |
|---|---|---|
| 2026 | $1,249,125 | +$39,375 |
| 2025 | $1,209,750 | +$59,925 |
| 2024 | $1,149,825 | +$60,525 |
| 2023 | $1,089,300 | +$118,500 |
| 2022 | $970,800 | +$148,425 |
| 2021 | $822,375 | +$56,775 |
| 2020 | $765,600 | — |
What the limit does to proceeds
A $1.5 million home and a $1,249,125 home get the same principal limit. At 72 with a 6% expected rate the factor is 0.416, so the principal limit is $519,636 either way.
| Home value | Counted value | Net at age 72, 6% expected rate |
|---|---|---|
| $600,000 | $600,000 | $231,600 |
| $900,000 | $900,000 | $350,400 |
| $1,249,125 | $1,249,125 | $488,654 |
| $1,500,000 | $1,249,125 | $488,654 |
| $2,000,000 | $1,249,125 | $488,654 |
Above the limit
Some lenders offer proprietary (non-FHA) reverse mortgages with higher limits. They are not HUD-insured and have different terms, so compare them separately.
An estimate from HUD’s published factors. A lender’s quote uses your exact expected rate, appraisal, closing costs and any set-asides, so it will differ. HUD-approved counseling is required before you apply.
Sources and assumptions
- HUD Mortgagee Letter 2025-22 (2026 HECM maximum claim amount $1,249,125)
- HUD: HECM maximum claim amount history
- HUD principal limit factor tables (General Table, ages 62–99, expected rates 3%–18.875%)
- HUD Mortgagee Letter 2017-12 (2% initial MIP of the maximum claim amount, 0.5% annual MIP, principal limit factors from October 2, 2017)
Related
- Reverse mortgage calculator
- Reverse mortgage age requirement
- Principal limit factor table
- FHA loan calculator
Frequently asked questions
What is the HECM limit for 2026?
$1,249,125, for case numbers assigned on or after January 1, 2026 (HUD Mortgagee Letter 2025-22).
Is the HECM limit the most I can borrow?
No. It caps the home value used. You get a percentage of it, set by age and expected rate, minus upfront costs.