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.



July 15, 2025
As a financial advisor, guiding your clients through the complexities of Social Security is key to securing their retirement. One of the most important decisions retirees face is when to start claiming their Social Security benefits. Although benefits can be claimed as early as age 62, delaying this decision often results in significantly higher monthly payments. However, this decision is not always straightforward, and factors such as health, employment status, and marital situation can all play a role in determining the optimal timing. Understanding the tax implications and exploring alternative income strategies, such as leveraging home equity, can help you provide valuable insights to your clients. Social Security benefits are taxable , and the amount owed depends on total income. Given the market conditions today, many retirees are considering ways to maximize their Social Security payouts while minimizing taxable income. Key Considerations for Claiming Social Security Will your client continue working? Claiming Social Security before full retirement age while working can result in reduced benefits. Are they married? Spousal benefits can be crucial in optimizing household income. What is their health status? Life expectancy is a key factor in deciding whether delaying benefits makes sense. Delaying Social Security benefits generally leads to higher lifetime payouts. However, waiting can create income gaps in the interim. For clients who want to postpone Social Security while maintaining financial flexibility, home equity can serve as an effective solution. Leveraging Home Equity for Retirement One strategy to help clients delay Social Security benefits is by utilizing home equity. With a reverse mortgage, clients can access their home equity to supplement retirement cash flow. Since reverse mortgage proceeds are not considered taxable income, they can provide a tax-efficient way to bridge the gap, allowing Social Security benefits to grow. Case Study: Steve and Alice Clients: Steve (66), Alice (63) Home Value: $1,150,000 | Mortgage: $0 Steve plans to retire at 70, and Alice will retire at 67. Both are in good health. Assets: Steve: IRA $125,000 | 401(k) $456,000 Alice: CalPERS pension $3,745/month | Retirement annuity $174,000 Joint investment accounts: $850,000 Monthly Expenses: Utilities: $350 Property Taxes: $635 HOA: $180 Car Insurance: $187 Food and Entertainment: $3,000 Total: $4,165/month Steve and Alice plan to defer Social Security, CalPERS, and 401(k) distributions until age 71. To help bridge the gap, they applied for a reverse mortgage that offers a $371,000 line of credit. The unused balance will grow annually at 6.25%. By age 71, Steve and Alice will have created a "perfect hedge" with an irrevocable line of credit that remains available for as long as they live in the home. With no required principal or interest payments, this strategy allows them to delay Social Security without sacrificing financial security. As a financial advisor, helping clients optimize their Social Security benefits while preserving their home equity can significantly enhance their retirement strategy. Although using home equity is not the right solution for everyone, for those looking to maximize their Social Security payouts and maintain steady income, it can be a powerful tool. By considering all available options, you can guide your clients to make informed, confident decisions that support their long-term financial goals. 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! 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.
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