Reverse Mortgages (HECM) in Colorado, California, Georgia and Texas

Overview

Use the equity in your home without leaving it, in any state I lend in.

A Home Equity Conversion Mortgage (HECM) is a reverse mortgage insured by FHA and regulated by HUD, so the same federal program rules apply whether your home is in Colorado, California, Georgia or Texas. It pays off any existing mortgage first, then gives you the rest as a lump sum, monthly payments for as long as you live in the home, a line of credit whose unused portion grows over time, or a combination of those. There is no required monthly principal and interest payment, and the loan is non-recourse, so you and your heirs never owe more than the home is worth when it is repaid. You continue to pay property taxes, homeowners insurance and any HOA dues, keep the home in good repair, and live in it as your principal residence. For 2026 the FHA lending limit for a HECM is $1,249,125 nationwide. Independent HUD-approved counseling is required before you apply, and I will walk through your numbers with you before that conversation. What does change by state is the procedure around the loan and the property tax picture underneath it, which is why each state I lend in has its own page: Texas puts reverse mortgage rules in its constitution, California adds a worksheet and a seven-day waiting period, Colorado adds a counseling attestation and benefit protections, and Georgia leaves it to federal rules while county exemptions decide your tax bill.