Last updated July 23, 2026 · Reviewed against current HUD/FHA guidelines · Our editorial standards
Reverse Mortgage Calculator for Arizona Homeowners
Estimate your reverse mortgage in seconds: enter the youngest borrower's age, your home's value, and any mortgage balance. The calculator applies published 2026 HECM principal limit factors to show the rough amount you could access. No contact information is required to see your numbers.
This free calculator gives Phoenix-area homeowners a realistic starting range for an FHA-insured HECM reverse mortgage. It uses the same three inputs every lender starts with: age, home value, and current interest rate levels. It is an educational estimate, not a quote, and it never guarantees any loan amount; only a licensed lender can do that after an appraisal and application.
Your Estimate
How This Calculator Works
A HECM's starting borrowing power, the principal limit, is set by HUD tables called principal limit factors (PLFs). Each factor is a percentage of your home's value (capped at the 2026 FHA limit of $1,249,125) based on the youngest borrower's age and the interest rate environment. Our calculator interpolates published 2026 factors at typical rates, then subtracts roughly 3% of home value to reflect the upfront FHA insurance premium and typical financed closing costs, and shows a range to reflect rate variation between lenders. Your existing mortgage balance is then deducted, because a reverse mortgage must pay off your current loan at closing. The full mechanics are explained in our guide to how reverse mortgages work in Arizona.
Typical 2026 Estimates at Phoenix-Area Home Values
| Home value | Age 65 | Age 75 | Age 85 |
|---|---|---|---|
| $300,000 (typical Sun City) | about $110,000 | about $129,000 | about $158,000 |
| $410,000 (typical Phoenix) | about $150,000 | about $177,000 | about $215,000 |
| $520,000 (typical Chandler) | about $191,000 | about $224,000 | about $273,000 |
| $780,000 (typical Scottsdale) | about $286,000 | about $336,000 | about $409,000 |
Homes valued above $1,249,125 hit the FHA cap; a jumbo reverse mortgage may access more on higher-value properties.
What the Calculator Cannot Know
- The exact rate you will be offered. The "expected rate" at application moves your limit meaningfully; a percentage point can swing proceeds by tens of thousands of dollars.
- Your appraisal. Lenders use the FHA appraised value, not your Zestimate or the county's assessed value.
- Set-asides. If the financial assessment requires a tax-and-insurance set-aside, or the home needs repairs, your usable cash shrinks.
- First-year limits. Lump-sum withdrawals are generally capped at 60% of the principal limit in year one unless paying off a larger existing mortgage.
- Fee variation. Origination fees and margins differ by lender, which is why comparing quotes matters; see our costs guide.
From Estimate to Real Numbers
Treat the figure above as a "worth exploring or not" signal. If the number would genuinely change your retirement, the next steps cost nothing: read the pros and cons so you go in clear-eyed, then use the form below to get exact figures from a licensed reverse mortgage specialist serving Arizona. They will pull current rates, check your property type, and give you a written estimate you can take to your HUD counseling session.