⭐ 5.0 Google Reviews
✓ BBB A+ Rated
✓ HUD Approved
✓ Licensed in California
NMLS #1229133  |  (800) 405-6000
✓ California Reverse Mortgage Specialist — NMLS #1229133

Reverse Mortgage Lender — Turn Your Home Equity Into Tax-Free Cash†

California's trusted reverse mortgage company serving homeowners 55 and older. Apply for a reverse mortgage, explore our Jumbo Reverse Mortgage programs, or use a reverse mortgage to purchase a new home — all with no required monthly payment. Free, no-obligation analysis from a licensed California reverse mortgage broker near you.

No monthly mortgage payment required
FHA HECM, Jumbo Reverse Mortgage, Proprietary 55+ & 2nd Lien programs
Use a reverse mortgage to purchase a new home (HECM for Purchase)
Licensed California reverse mortgage broker — apply in minutes, no obligation
55+ eligible age
Jumbo reverse mortgage available
CA licensed reverse mortgage broker
Apply for a Reverse Mortgage
Free California reverse mortgage analysis — no obligation
Kevin Pierce, NMLS #892888 — Reverse Mortgage Specialist, California Licensed
$700,000
$150,000
70

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We'll Be in Touch Shortly!

A licensed reverse mortgage specialist will call you within one business day.
Questions? Call us now at (800) 405-6000.

55+ Eligible Age (Proprietary)
$1.2M FHA Lending Limit 2026
$0 Required Monthly Payment
5.0 ⭐ Google Review Rating
A+ BBB Rating
Estimate Your Proceeds

Reverse Mortgage Calculator

Adjust the sliders below to see an estimate of how much tax-free cash your home equity may provide.

Your Home Details

$700,000
$150,000
70
Estimated Net Proceeds (After Closing Costs)
$213,000
After paying off existing mortgage & est. closing costs
Principal Limit (approx)$363,000
Less Mortgage Payoff−$150,000
Est. Closing Costs−$18,000
Net to Borrower$195,000

* Estimates only. Actual proceeds depend on current interest rates, property appraisal, program selected, and underwriting. Not a commitment to lend.

Simple Process

How a Reverse Mortgage Works

Four straightforward steps from inquiry to closing — we guide you every step of the way.

Free Analysis

We review your home value, age, and existing mortgage to calculate your estimated proceeds — no obligation.

HUD Counseling

Required for FHA HECM. California offers a grant to cover the cost. An independent counselor explains your rights and options.

Application & Appraisal

We handle the paperwork. A licensed appraiser confirms your home's value. Underwriting typically takes 3–4 weeks.

Close & Receive Funds

Sign at closing. Receive your funds as a lump sum, line of credit, or monthly payments — your choice. No monthly payment required.

Loan Programs

Reverse Mortgage Programs We Offer

We compare multiple programs to find the best fit for your specific situation.

Most Popular

FHA HECM

Government-insured program for borrowers 62+. HUD counseling required. FHA mortgage insurance provides non-recourse protection. Lending limit up to $1,209,750.

Age 55+

Proprietary Reverse (55+)

Private programs for California homeowners starting at age 55. May offer flexibility on property types, lien positions, and higher-value homes.

High Value

Jumbo Reverse Mortgage

Designed for homes exceeding FHA limits. Access more equity from high-value California properties. Loan amounts available well above the FHA cap.

Keep Your Rate

Reverse Mortgage 2nd Lien

Keep your existing low-rate first mortgage and receive additional tax-free cash in second position — no monthly payment required on the reverse portion.

Buy a Home

HECM for Purchase (H4P)

Buy your next primary residence using a reverse mortgage. No monthly payment required. Combine home sale proceeds with HECM funds to purchase.

Flexible Access

Reverse Line of Credit

Access funds when you need them with a growing line of credit. Unused portions grow over time at the same rate as the loan — a powerful retirement planning tool.

Honest Assessment

Pros & Considerations

We believe in transparency. Here's what you should know before deciding.

Benefits

  • No required monthly mortgage payment — improve cash flow immediately
  • You retain title and ownership of your home
  • Proceeds are generally tax-free (consult your tax advisor)
  • Non-recourse loan — you never owe more than your home's value
  • Flexible payout options: lump sum, line of credit, or monthly payments
  • No prepayment penalty — optional payments allowed anytime
  • California grant covers HUD counseling cost

Important Considerations

  • Interest accrues over time — loan balance grows if no payments are made
  • You must continue paying property taxes and homeowners insurance
  • Upfront costs (origination, MIP, closing costs) are higher than conventional loans
  • Loan becomes due when you sell, move out permanently, or pass away
  • May reduce equity available for heirs (though heirs keep any remaining equity)
  • Not suitable if you plan to move within 1–2 years
5.0 ⭐ Google Reviews

What Our Clients Say

Real stories from California homeowners who used Homeowners Mortgage and Equity to secure their retirement.

★★★★★

"Kevin walked us through every step and was incredibly patient. We eliminated our monthly mortgage payment and now have peace of mind on a fixed income. Could not be happier."

Margaret R.
Sacramento, CA — Age 71
★★★★★

"I was nervous about reverse mortgages because of all the myths. Kevin explained everything clearly. We used the Proprietary program at 57 and couldn't believe how smooth the process was."

David T.
Orange County, CA — Age 58
★★★★★

"Our home was worth $1.4M and we didn't think we'd qualify for enough. The Jumbo Reverse program gave us access to funds we didn't expect. The line of credit is perfect for our retirement plan."

Patricia S.
Los Angeles, CA — Age 68
Common Questions

Frequently Asked Questions

Yes. You retain full title and ownership of your home throughout the life of the loan. A reverse mortgage is simply a loan secured by your home — the same as a traditional mortgage.
For the government-insured FHA HECM, at least one borrower must be 62 or older. For our proprietary programs, borrowers as young as 55 may qualify in California, depending on the program and property.
Having an existing mortgage is fine. The reverse mortgage pays off your existing loan first, and the remaining proceeds are yours to use. We also offer a 2nd lien reverse mortgage program that lets you keep your existing low-rate first mortgage and still access additional cash with no monthly payment required.
The loan becomes due when the last borrower sells the home, permanently moves out, or passes away. As long as you continue paying property taxes, homeowners insurance, and maintaining the home, you can stay as long as you like.
Reverse mortgages are non-recourse loans. Your heirs will never owe more than the home's value at the time of sale. If the home sells for more than the loan balance, your heirs keep the difference. They may also choose to refinance and keep the home by paying off the balance.
HUD-approved counseling is required for FHA HECM loans. It's conducted by an independent third party — not affiliated with any lender — to ensure you understand the program fully. California offers a grant that covers the cost of counseling, so there's no out-of-pocket expense for most borrowers.
Reverse mortgage proceeds are generally considered loan advances, not income, so they are typically not taxable. However, you should always consult your tax advisor for guidance specific to your situation.

Ready to See How Much Your Home Can Provide?

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