Unlocking Homeownership in Retirement

April 29, 2025

 Guide for Financial Advisors on Reverse Mortgages for Purchase

As a financial advisor, your clients look to you for strategies that preserve their wealth while allowing them to achieve their lifestyle goals in retirement. One often-overlooked tool that can provide financial flexibility is a Reverse Mortgage for Purchase (H4P). This strategy allows clients in or near retirement age to increase their buying power to buy their retirement dream home while eliminating required monthly mortgage payments.


Why Consider a Reverse Mortgage for Purchase?


Many retirees want to relocate, downsize, or move closer to family but hesitate to do so because of the financial strain of purchasing a new home. Traditionally, they have two primary options:


  1. Pay cash – This depletes a significant portion of their liquid assets, potentially disrupting long-term financial plans.
  2. Take out a conventional mortgage – This requires monthly payments, which may not be ideal for those on a fixed income.


A Reverse Mortgage for Purchase offers a third, more flexible solution, to sell their existing home and use a portion of the sale proceeds as the down payment.


  • Eliminates the need for monthly mortgage   payments the remaining balance from the
  • Home sale will supplement retirement.
  • Provides financial stability by allowing clients to keep their assets growing instead of spending them on housing


How It Works


A Reverse Mortgage for Purchase allows eligible buyers (age 62+ or 55+ in some areas) to finance part of their home’s purchase price using a reverse mortgage, reducing the amount of cash required upfront. Clients bring a down payment—typically between 45-50% of the home’s purchase price—while the reverse mortgage covers the remaining balance.


Since this is a non-recourse loan, clients or their heirs will never owe more than the home’s value, even if property values decline.


When Does a Reverse Mortgage for Purchase Make Sense?


Financial advisors should consider this option for clients who:


  • Want to rightsize their home – A reverse mortgage for purchase allows clients to move to a home that better fits their lifestyle without taking on new mortgage payments.
  • Have significant equity but want to maintain liquidity – Clients can use home equity instead of selling assets or tapping into retirement accounts.
  • Have an existing low-interest-rate mortgage – In today’s high-interest-rate environment, taking out a new traditional mortgage could mean significantly higher payments. Using home equity to fund a new purchase avoids this burden.
  • Want to supplement cash flow – By eliminating monthly mortgage payments, client’s free up funds for other retirement expenses, travel, or healthcare costs.


Loan Specifics & Eligibility


  • Available to those 62 and over (55+ in some areas)
  • No required monthly mortgage payments (borrower must maintain property taxes, insurance, and upkeep)
  • Flexible credit and income requirements – More accessible than conventional financing
  • Eligible properties include single-family homes, condos, and 1-4 unit residences
  • Closing costs can be financed into the mortgage


A Smart Strategy for Financial Stability


A Reverse Mortgage for Purchase isn’t just about buying a home—it’s about creating financial security in retirement. As an advisor, you can help clients see how this tool can improve cash flow, reduce tax burdens, and preserve investment portfolios for future growth.


If you’re advising clients on retirement housing options, consider discussing how a Reverse Mortgage for Purchase could be a key part of their financial plan. Let’s explore how this strategy can work for your clients!

 

CASE Study:

In 2005, my life took an unexpected turn when my wife received a devastating diagnosis of a terminal illness. Given a prognosis of 4-5 years, I made the decision to become her full-time caregiver. At that time, I held the position of President and CEO at a National Investment Company with headquarters in Omaha, NE.  I oversaw a dedicated team of 800+ Financial Advisors across the country.

 

In 2006, realizing the importance of focusing entirely on my wife’s well-being, I made the choice to retire. We relocated to beautiful San Diego, where we could embrace the wonderful weather and find solace in a new environment.

 

In 2009, I made the decision to purchase a beautiful home in the Aviara section of Carlsbad. Instead of paying cash, the mortgage company introduced me to an innovative financial product known “Reverse for Purchase”. After careful consideration and analyzing the numbers, it became clear that making a 45% down payment would allow me to forego mortgage payments for as long as I resided in the home. This strategy allowed me to keep the remaining 55% of the funds actively working for me in the market, while solely being responsible for Real Estate Taxes and Homeowners insurance. 


I have lived in here since the fall of 2009 and have never made a house payment, the home has appreciated greater than the sum of the accrued interest.

 

Respectfully,

Ted Lange CFP



Could This Strategy Benefit Your Clients? Let’s Find Out!


Do any of your clients fit this scenario? Retirement in Reverse would be happy to provide a customized, hypothetical scenario to help you assess if this strategy could be a valuable solution. Let’s explore how we can make it work for your clients!



Who would have ever thought you could use a reverse mortgage for this?

Today’s reverse mortgage is no longer the loan of last resort. It’s a flexible financial tool that can be used strategically for:

  • Charitable giving
  • Buy-sell agreements
  • Paying for long-term care or in-home support
  • Funding a business venture
  • Helping Grandkids Fund College Expense
  • Gift down payment to your Kids
  • Any many more….


It’s all about what the money costs. It’s just math.


Retirement In Reverse offers Objective, Competent Advice to help you make informative decisions for your clients.
Furthermore, we have
No Conflict of Interest, as we do not sell Financial Product, nor enter into financial planning engagements. We share your commitment to your clients’ financial stability and quality of life.



May 30, 2025
What Early Warning Signs of Dementia Should CFPs Be Looking For? As a Certified Financial Planner®, you're not just managing portfolios—you’re often one of the first people to notice when something is off. Subtle behavioral changes may hint at a deeper issue. Are you prepared to recognize the financial warning signs of cognitive decline? The Overlooked Red Flags in Financial Behavior Research shows that financial missteps may precede a formal dementia diagnosis by as much as six years. This is especially true among older adults who live alone. As cognitive ability begins to slip, so does financial judgment—and the signs often show up in your office before they show up in a doctor’s. Watch for these potential early warning signs : Hard to Prevent (But Need to Plan For): Rising care and medical expenses Reduced income due to a client stepping back from work to become a caregiver Potentially Preventable (Cognitive-Related): Missed bill payments, late fees, or declining credit scores Financial mismanagement, such as over-withdrawals or confusing multiple accounts Irregular retirement account contributions or hardship withdrawals Sudden, impulsive investment changes—especially during market downturns New, erratic spending patterns Uncharacteristic interest in "too good to be true" offers or unfamiliar financial products Growing vulnerability to scams or fraud Requests to sell long-term assets at inappropriate times I your client suddenly insists on selling everything at the bottom of a downturn—or makes large financial gifts to new acquaintances—pause. Ask more questions. Review recent financial activity. And most importantly, involve a trusted family member or advisor where appropriate. When a Diagnosis Happens: The Dual Household Challenge One of the most common scenarios you may face: a couple where one partner is diagnosed with dementia and needs full-time memory care. The other wishes to remain at home. This creates a dual-financial burden : Two households to maintain Memory care costs exceeding $10,000/month Little to no tax relief for care expenses Emotional strain leading to rushed decisions—often at the cost of retirement assets Too often, clients react by: Liquidating retirement accounts Tapping into brokerage assets Taking out personal loans or lines of credit These moves can trigger tax liabilities, shrink future income, and complicate estate planning. A Smarter Financial Safety Net: Home Equity as a Pre-Tax Reserve For many older adults, their home is their largest asset—but the most underutilized. Home equity, when accessed strategically, can act as a pre-tax reserve fund that supports long-term care while preserving core retirement assets. A reverse mortgage or reverse second can offer: ✔ Non-taxable access to funds ✔ No monthly repayment requirement ✔ Protection for the healthy spouse to remain in the home ✔ Cash flow continuity—without disturbing invested assets By setting up this reserve before a health crisis, you give your clients options—not ultimatums. How to Start the Conversation These conversations are delicate. Clients may be unaware of their missteps, or even actively trying to hide them. Approach with compassion, and consider involving: Family members Elder law attorneys Geriatric care managers or social workers As a CFP®, you're in a unique position to spot the early signs and steer clients toward a secure and dignified future. Let’s Partner If you’re ready to explore how home equity can support clients facing cognitive decline—or to help prepare long before a diagnosis— we’re here to collaborate . At Retirement In Reverse, we offer objective, competent advice with no conflicts of interest. We don’t sell financial products or manage portfolios—we simply help you protect your clients' long-term stability and quality of life. Let’s talk about solutions. Before the crisis.
By Tedodore Lange May 27, 2025
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