Reverse Mortgages in Texas & California
Your home equity may be one part of planning your next chapter. Republic Lending Partners helps homeowners in Texas and California understand reverse mortgage options, ask the right questions, and compare the costs and responsibilities before deciding whether to move forward.
What is a reverse mortgage?
A reverse mortgage is a loan secured by your home that allows eligible homeowners to borrow against a portion of their equity. The most common type is a Home Equity Conversion Mortgage, or HECM, insured by the Federal Housing Administration and made through an FHA-approved lender. A HECM is a loan, not a government benefit or grant.
Monthly principal-and-interest payments generally are not required while the loan conditions are met. Interest and applicable fees are added to the balance, which can grow over time and reduce the equity remaining in the home. You still must pay property taxes, insurance and other required property charges, maintain the home, and meet occupancy requirements.
Who may qualify for a HECM?
- Borrowers must be age 62 or older. Spouse and non-borrowing-spouse circumstances require a separate review.
- The property must be your principal residence and meet applicable property standards.
- You must have sufficient equity. Any existing mortgage must be paid off at closing using eligible reverse mortgage proceeds, your own funds, or a combination.
- A lender financial assessment reviews your ability to meet ongoing obligations and other program requirements.
- You must complete counseling with a HUD-approved HECM counseling agency.
Eligibility and available proceeds depend on your circumstances, the property's value, applicable limits, interest rates and lender requirements. An online home-value estimate is not a loan approval.
Understand the costs and long-term effect
A HECM can involve origination charges, appraisal and other closing costs, mortgage insurance, and interest. Financing eligible costs reduces the proceeds available and increases the amount owed. Ask for a written comparison showing the initial costs, ongoing charges and how the balance could change over time.
Compare a reverse mortgage with other available choices, such as keeping your current loan, a separately available home-equity product, or selling and moving. The right choice depends on your budget, expected time in the home and goals for your family.
Ownership and repayment
You retain title to your home. A reverse mortgage is generally repaid when the home is sold, the occupancy requirements are no longer met, or the last borrower dies, subject to protections for eligible non-borrowing spouses. Failing to meet loan obligations can make the loan due and may lead to foreclosure.
If leaving the home to family is a priority, discuss repayment and spouse protections before signing. Your family should understand the available options and the steps required when the loan becomes due.
Reverse mortgage guidance in Houston, Katy and beyond
Our brokerage is based in Katy and serves Texas and California. For a Houston-area home, a California property, or another community we serve, start with a conversation about your goals and your property. Availability and terms must be confirmed for your specific situation.
For an initial discussion, have an approximate home value, current mortgage balance, occupancy information, borrower ages and your main questions ready. Use the secure application or document-upload channel for financial documents.
Questions homeowners ask
Do I still pay taxes and insurance?
Yes. Required property charges and maintenance remain your responsibility. A lender may require funds to be set aside for certain charges.
Do I need to own my home free and clear?
No, but an existing mortgage must be paid off when the reverse mortgage closes. Whether the available proceeds are sufficient requires a lender review.
Does the lender take ownership?
No. You keep title, and the home secures the loan. You must continue meeting the loan obligations.
How do I get started?
Contact Republic Lending Partners to discuss your goals, current program availability, independent counseling and the information needed for a full review.
Republic Lending Partners | NMLS #2623113. Educational information; not an approval, rate quote or commitment to lend. Loan availability and eligibility are subject to lender review and applicable requirements. Republic Lending Partners is not affiliated with or acting on behalf of HUD, FHA or any government agency. These materials were not approved by HUD or a government agency.
Educational references: HUD HECM guidance · CFPB reverse mortgage resources. Content reviewed November 5, 2026.