--- title: "California Reverse Mortgage Guide (HECM 2026)" description: "California HECM reverse mortgage guide for homeowners 62+. Understand FHA lending limits, California's unique consumer protections including the 7-day cooling" lang: en json-ld: | [ { "@context": "https://schema.org", "@type": "WebSite", "name": "HECMAcademy", "url": "https://hecmacademy.com", "description": "Independent, plain-English reverse mortgage education for U.S. homeowners age 62 and older. 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Includes a free calculator.", "url": "https://hecmacademy.com/reverse-mortgage/california", "areaServed": { "@type": "State", "name": "California" }, "provider": { "@type": "Organization", "name": "HECMAcademy", "url": "https://hecmacademy.com" } }, { "@context": "https://schema.org", "@type": "FAQPage", "mainEntity": [ { "@type": "Question", "name": "Are HECMs available in California?", "acceptedAnswer": { "@type": "Answer", "text": "Yes. California is one of the most active HECM markets in the United States. FHA-approved lenders licensed in California can originate HECM loans statewide." } }, { "@type": "Question", "name": "Does California require additional reverse mortgage counseling?", "acceptedAnswer": { "@type": "Answer", "text": "California reinforces the federal HUD counseling requirement with its own state law. Under California Civil Code, lenders must provide a mandatory disclosure form and borrowers must receive HUD counseling before any application is accepted. California also gives borrowers a 7-day cooling-off period after counseling before the lender may accept an application." } }, { "@type": "Question", "name": "My California home is worth over $1.2 million — does the HECM limit apply to me?", "acceptedAnswer": { "@type": "Answer", "text": "The 2026 FHA HECM limit of $1,249,125 caps the property value used in the loan calculation. If your home appraises at $1.6 million, the HECM is sized as if the home is worth $1,249,125. For homes significantly above the limit, proprietary (jumbo) reverse mortgages from private lenders may allow higher loan amounts — but they are not FHA-insured." } }, { "@type": "Question", "name": "How do California property taxes interact with a HECM?", "acceptedAnswer": { "@type": "Answer", "text": "HECM borrowers must keep property taxes current. California's Proposition 13 limits property tax increases to 2% annually on existing owners, which often keeps taxes manageable for long-term homeowners. Proposition 19 also allows eligible seniors to transfer a low tax basis to a replacement home. These provisions can make it easier to stay current on property obligations while holding a HECM." } }, { "@type": "Question", "name": "Where can I find a HUD-approved HECM counselor in California?", "acceptedAnswer": { "@type": "Answer", "text": "California has many HUD-approved HECM counseling agencies. Use the HUD HECM Counselor Search (link above) filtered to California. Phone counseling is available statewide, including Spanish-language sessions from many agencies." } } ] } ] --- Free HECM guidance — no sales pressure Mon–Fri, 9am–6pm ET [Contact](/contact) [![HECMAcademy — reverse mortgage education](/__l5e/assets-v1/11c6d22b-7f84-4add-8068-34dad2c8a5b7/hecmacademy-logo.png)](/) [How it works](/#how) Learn [Free Guide](/guide)[FAQ](/faq)[Blog](/blog)[Retirement Tax Guide](/retirement-tax-guide)[Heirs Guide](/heirs-guide) By State [California](/reverse-mortgage/california)[Texas](/reverse-mortgage/texas)[Florida](/reverse-mortgage/florida)[Arizona](/reverse-mortgage/arizona)[Colorado](/reverse-mortgage/colorado)[Virginia](/reverse-mortgage/virginia)[Utah](/reverse-mortgage/utah)[Washington](/reverse-mortgage/washington)[Ohio](/reverse-mortgage/ohio)[Illinois](/reverse-mortgage/illinois)[Maryland](/reverse-mortgage/maryland)[North Carolina](/reverse-mortgage/north-carolina)[Oregon](/reverse-mortgage/oregon)[Hawaii](/reverse-mortgage/hawaii) [All states →](/reverse-mortgage) [Calculator](/calculator)[About](/about) [Expert advisor (888) 203-8887 Mon–Fri, 9am–6pm ET ](tel:+18882038887)[Check Eligibility](/#quickcheck) [](tel:+18882038887)[Check Eligibility](/#quickcheck) [HECMAcademy](/) / [State Guides](/reverse-mortgage) / California State Guide # Reverse Mortgage (HECM) Guide for California Homeowners 62+ California has roughly 2.1 million homeowner households led by someone 62 or older — one of the largest senior homeowner populations in the country. With a statewide median home value of $683,000, many California homeowners have built substantial equity, particularly in the Bay Area, Los Angeles, and San Diego. A HECM can allow qualifying seniors to tap that equity without selling or taking on monthly mortgage payments. Source: U.S. Census Bureau ACS 2022 1-Year Estimates (Table B25077); U.S. Census Bureau ACS 2022 1-Year Estimates (Table B25007) 2026 FHA Lending Limit ## $1,249,125 California's high home values mean many borrowers — especially in coastal metros — may have homes worth more than the 2026 FHA HECM limit of $1,249,125. In those cases, the maximum loan is calculated using $1,249,125 as the property value ceiling, not the actual appraised value. Jumbo (proprietary) reverse mortgages exist for homes above this threshold. Source: HUD Mortgagee Letter 2025-21 ## California Reverse Mortgage Protections California has some of the strongest state-level reverse mortgage protections in the country. Under California Civil Code § 1923.2, lenders must provide a cooling-off period and specific written disclosures before a HECM can close. California also requires independent legal counsel for borrowers in certain circumstances and mandates a 7-day right of rescission for HECM transactions, which is more protective than the federal 3-day right. Source: California Civil Code §§ 1923–1923.10; California Department of Real Estate Reverse Mortgage Disclosure ## HUD-Approved Counseling in California Federal law requires an independent counseling session before any HECM application. Counseling can be done by phone and typically takes 60–90 minutes. [Find a HUD-approved counselor in California →](https://hudapps.hud.gov/HUDApps/HECMCounselorsApp/?state=CA) ## California HECM FAQ ### Are HECMs available in California? Yes. California is one of the most active HECM markets in the United States. FHA-approved lenders licensed in California can originate HECM loans statewide. ### Does California require additional reverse mortgage counseling? California reinforces the federal HUD counseling requirement with its own state law. Under California Civil Code, lenders must provide a mandatory disclosure form and borrowers must receive HUD counseling before any application is accepted. California also gives borrowers a 7-day cooling-off period after counseling before the lender may accept an application. ### My California home is worth over $1.2 million — does the HECM limit apply to me? The 2026 FHA HECM limit of $1,249,125 caps the property value used in the loan calculation. If your home appraises at $1.6 million, the HECM is sized as if the home is worth $1,249,125. For homes significantly above the limit, proprietary (jumbo) reverse mortgages from private lenders may allow higher loan amounts — but they are not FHA-insured. ### How do California property taxes interact with a HECM? HECM borrowers must keep property taxes current. California's Proposition 13 limits property tax increases to 2% annually on existing owners, which often keeps taxes manageable for long-term homeowners. Proposition 19 also allows eligible seniors to transfer a low tax basis to a replacement home. These provisions can make it easier to stay current on property obligations while holding a HECM. ### Where can I find a HUD-approved HECM counselor in California? California has many HUD-approved HECM counseling agencies. Use the HUD HECM Counselor Search (link above) filtered to California. Phone counseling is available statewide, including Spanish-language sessions from many agencies. ### Compare nearby states - [Reverse Mortgage Guide for Oregon →](/reverse-mortgage/oregon) - [Reverse Mortgage Guide for Hawaii →](/reverse-mortgage/hawaii) [Estimate your HECM — California homeowners →](/#prequal?src=state_california) Reviewed by the HECMAcademy Editorial Team · Last updated June 2026 · [How we vet this content](/about#editorial-standards) ## Get the Free HECM Guide (PDF) An 8-page plain-English guide to how the FHA HECM works — sent straight to your inbox. Company website First nameLast name EmailPhoneZIP code Age range 55-6162-6970-7980+ I agree to receive calls and texts from HECM Academy about reverse mortgages. Not required to get the guide. Reply STOP to opt out. Send Me the Guide We never sell your information. [Privacy policy](/privacy-policy). HECMAcademy is not a lender. This is educational information only. By submitting, you agree to receive our free HECM educational guide and follow-up emails. Unsubscribe anytime. Talk to a HUD-approved counselor Free, independent, and required before any HECM. Not affiliated with HECMAcademy. [1-800-569-4287](tel:+18005694287)[Search by ZIP →](https://hud.gov/program_offices/housing/sfh/hcc/hcs.cfm) HECMAcademy Independent education for homeowners 62+ exploring HECM and jumbo proprietary reverse mortgages. Not a lender, broker, or financial advisor. 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