Calculators

See what your home could make possible in retirement.

Dawn's Home Equity Explorer uses HUD's own published rules to give you a real, plain-English starting estimate — no sign-in, no contact information required.

This is estimate math, straight from HUD's own tables — not a sales pitch.

About you and your home

Your age (or the youngest borrower)

A HECM requires at least one borrower age 62 or older.

Spouse's age, if not a co-borrower

Leave blank if there's no spouse, or if your spouse is also a borrower on the loan.

Estimated home value

Current mortgage or liens

Any mortgage balance or liens that would need to be paid off.

Expected interest rate

HUD rounds this to the nearest 0.125% for the calculation.

Other closing costs (optional)

Title, appraisal, recording, counseling, and similar fees vary — enter an estimate if you have one.

Estimated net principal limit

$143,200

What's estimated to remain after basic mandatory costs — before a few more required adjustments. This is an estimate only, not a final amount, approval, or eligibility determination.

Estimated home value used$400,000

Maximum Claim Amount$400,000

Principal Limit Factor0.393 (39.3%)

Estimated Initial Principal Limit$157,200

Mandatory obligations

Existing mortgage / liens$0

Estimated upfront MIP$8,000

Estimated origination fee$6,000

Other closing costs entered$0

Total mandatory obligations$14,000

Real HECM figures can differ from this estimate. This tool does not yet model a Life Expectancy Set-Aside (LESA), servicing-fee set-asides, initial disbursement-period limits, or payment plan options — all of which can further change the amount available.

Estimates only, for general education. Not a loan approval, commitment to lend, or eligibility determination. Actual HECM figures depend on HUD/FHA requirements and your specific circumstances, and HUD-approved counseling is required before obtaining a HECM. Full disclosures

Want Dawn to go over these numbers with you?

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Start Your Secure Application →

You'll continue on Argent Lending's secure application system. Starting an application is not a determination of HECM eligibility — that's confirmed later in the process, including HUD-approved counseling.