Enter your age, home value, and mortgage balance to see an estimated principal limit based on HUD's published PLF tables. All math runs in your browser — no data is sent anywhere.
HECM is available starting at age 62. A higher age generally means more proceeds.
HECMs are capped at the 2026 FHA lending limit of $1,249,125.
Enter $0 if your home is paid off. This is subtracted from your principal limit.
HomeBridge currently serves these states. Residents of other states can still learn — a lender can advise on your state's rules.
Fill in your age and home value to see your estimated HECM proceeds.
The FHA uses a Principal Limit Factor (PLF) — a percentage between 0 and 1 — to determine how much of your home's value you can borrow. The PLF is set by HUD and depends on two things:
Older borrowers get a higher PLF. At 62 the PLF is around 40–45%. At 80 it's around 55–60%. At 90+ it can reach 70%+.
Lower expected rates = higher PLF. This calculator uses 6.5% — consistent with 2024/2025 HUD published tables. Your lender's rate may differ.
Your home's appraised value, capped at the 2026 FHA HECM lending limit of $1,249,125. Homes over this limit still qualify — but proceeds are capped.
Formula: PLF × min(Home Value, $1,249,125) = Principal Limit. Your existing mortgage balance is paid from proceeds at closing. The remainder is your net available funds.
See the full list of frequently asked questions at our HECM FAQ page →