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Local guide library

Reverse mortgage local guides for Florida and Colorado

Published:

Choose a topic, state, county, or city to see the local property, tax, insurance, recording, counseling, and eligibility questions that matter without changing federal HECM rules.

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Older homeowners reviewing a local property map and home documents together
Included with your estimate

Get your Reverse Mortgage Estimate Summary.

Complete the short estimate form and we send back a full HECM summary: your estimated principal limit, complimentary home value estimate, payoff of any existing mortgage, and estimated proceeds available to you.

  • Complimentary home value estimate
  • Estimated principal limit for your age
  • Existing mortgage payoff included
  • Lump sum, line of credit, or monthly options
Get my estimateTakes about 3 minutes · Summary emailed and shown on screen

Illustration only, generated from the information you enter. Not a loan estimate, pre-qualification, commitment to lend, or approval. Subject to HUD counseling, appraisal, credit and income review, and final lender approval. You remain responsible for property taxes, insurance, and home maintenance.

Estimate summary

Home value estimate
$412,000
Youngest borrower age
72
Estimated principal limit
$219,400
Existing mortgage payoff
$68,000
Estimated proceeds available
$151,400

Simply Approved Mortgages • NMLS #2620881 • Equal Housing Opportunity

Definition

What is a a reverse mortgage local guide?

A local guide starts with a national topic and adds verified state, county, and city context. That can include local tax administration, recording practice, insurance questions, association documents, property condition, or counseling logistics.

Use the links below to move from the topic overview to a state hub and then to the county or city where the property sits. A local page is education, not a transaction result.

Choose a topic

Five local topic families

HUD reverse mortgage counseling

The independent counseling step required before a lender can take a HECM application.

Open Florida & Colorado guides →

reverse mortgage closing costs

A sourced look at HECM fees plus the state and county charges that can change a closing disclosure.

Open Florida & Colorado guides →

reverse mortgage property taxes and relief

How property taxes, exemptions, insurance, and ongoing charges fit into HECM planning.

Open Florida & Colorado guides →

condo reverse mortgage eligibility

How FHA project approval, Single-Unit Approval, HOA documents, insurance, and assessments affect a condo HECM.

Open Florida & Colorado guides →

reverse mortgage property requirements

Which property types, occupancy arrangements, title conditions, and appraisal items can affect a HECM.

Open Florida & Colorado guides →
FAQ

Local reverse mortgage guides FAQ

What are the local reverse mortgage guides?
They connect five useful topics to Florida and Colorado state, county, and city context: counseling, closing costs, property taxes, condos, and property requirements.
Why are these guides limited to Florida and Colorado?
The residential transaction hierarchy is limited to the states where Simply Approved Mortgages presents verified residential mortgage authority. Other-state content remains informational-only.
Do local pages change federal HECM rules?
No. Federal HECM rules remain federal. Local pages add state, county, city, property, tax, insurance, recording, and scheduling context.
Are these pages quotes or approvals?
No. They are educational pages, not quotes, approvals, rate locks, appraisals, offers of credit, or commitments to lend.
Where should I start?
Choose a topic, open the Florida or Colorado hub, and then narrow to the county or city relevant to the property.
Does every local page have sources?
Each local topic family uses the central source registry and adds the applicable state regulator or agency reference.
Who confirms current local facts?
The relevant county or state office, assessor, title or closing professional, insurance professional, HUD-approved counselor, or lender confirms facts within that professional's responsibility.
What obligations continue after a HECM closes?
Property taxes, homeowners insurance, maintenance, occupancy, and association obligations where applicable remain the homeowner's responsibility.
Can I apply from an unlicensed state page?
No. Other-state educational pages do not provide transactional lead capture or represent residential availability there.
What is the next step after reading?
Compare the main guide with the applicable local pages, gather documents, complete counseling where required, and use the appropriate path only where permitted by the licensing and product rules.
Included with your estimate

Your numbers plus the 2026 Reverse Mortgage Guide.

Request your estimate and we include the 21-page plain-English guide: who qualifies at 62+, what a HECM costs, payout options, ongoing obligations, and the questions to ask before you sign.

  • 21-page guide, no jargon
  • HUD/FHA program rules explained
  • Costs and fees broken down
  • Questions to ask any loan officer
Send me the guideFree · No obligation

Illustration only, generated from the information you enter. Not a loan estimate, pre-qualification, commitment to lend, or approval. Subject to HUD counseling, appraisal, credit and income review, and final lender approval. You remain responsible for property taxes, insurance, and home maintenance.

Estimate summary

Home value estimate
$412,000
Youngest borrower age
72
Estimated principal limit
$219,400
Existing mortgage payoff
$68,000
Estimated proceeds available
$151,400

Simply Approved Mortgages • NMLS #2620881 • Equal Housing Opportunity

State-specific disclosures (FL & CO)

Simply Approved Mortgages (NMLS #2620881) is a licensed mortgage brokerage currently authorized to originate reverse mortgage loans only in Florida (FL) and Colorado (CO). Applications, quotes, and estimates are accepted only from residents of these states. Verify our licenses at NMLS Consumer Access.

Florida (FL) disclosures

  • Regulated by the Florida Office of Financial Regulation (OFR) under Chapter 494, Florida Statutes, and the federal SAFE Act.
  • All HECM (Home Equity Conversion Mortgage) loans must comply with HUD/FHA requirements, including mandatory independent HUD-approved counseling before an application can be processed.
  • Borrower(s) must be age 62 or older, occupy the home as their primary residence, and remain current on property taxes, hazard/flood insurance, HOA dues, and required home maintenance. Failure to meet these obligations may result in the loan becoming due and payable.
  • A Florida reverse mortgage does not, by itself, affect the Florida Homestead property tax exemption so long as the borrower continues to occupy the home as their primary residence.
  • Consumer complaints may be filed with the Florida OFR at flofr.gov or by calling 1-850-487-9687.

Colorado (CO) disclosures

  • Regulated by the Colorado Division of Real Estate — Mortgage Loan Originator Licensing under C.R.S. § 12-10-701 et seq. and the federal SAFE Act.
  • Reverse mortgages in Colorado are also subject to the Colorado Reverse Mortgage Act (C.R.S. § 11-38-101 et seq.), which requires HUD-approved counseling and specific consumer protections prior to closing.
  • Borrower(s) must be age 62 or older, occupy the property as their principal residence, and continue to pay property taxes, homeowners/flood insurance, HOA dues, and maintain the home. Failure to meet these ongoing loan obligations may result in the loan becoming due and payable.
  • Colorado law requires a statutorily prescribed cooling-off / rescission period after counseling before an application may be accepted. Your loan officer will confirm the applicable timing before you sign.
  • To verify a Colorado mortgage loan originator, visit dre.colorado.gov. Complaints may be filed with the Colorado Division of Real Estate at 1-303-894-2166.
  • Colorado required disclosure: "Regulated by the Colorado Division of Real Estate."

Contact & consumer notices (FL & CO residents)

By submitting a form, calculator estimate, or contact request, you confirm you are a resident of Florida or Colorado and provide express written consent for Simply Approved Mortgages and its agents to contact you at the phone number(s) and email address(es) you provide — including any wireless number — by live agent, prerecorded/artificial voice, SMS/MMS text, email, and AI-assisted voice, chat, or follow-up, even if the number is on any state or federal Do Not Call registry. Consent is not a condition of any loan or service. Message and data rates may apply. You may opt out at any time by replying STOP to any text, clicking unsubscribe in any email, or contacting us below.

Simply Approved Mortgages is a licensed mortgage brokerage (NMLS #2620881) and is not affiliated with, or acting on behalf of, HUD, FHA, or any other government agency. Reverse mortgage loans are funded by third-party HUD-approved HECM wholesale lenders. Equal Housing Opportunity.

References

References & sources

Every statistic, program rule, and regulatory claim on this page is sourced from the primary U.S. government agencies and industry bodies listed below. We never source program facts from competing brokers, blogs, or unverified secondary sources.

  1. HUD — HECM Program
  2. HUD — Find a HECM Counselor
  3. HUD — FHA Condominium Project Approval
  4. CFPB — Reverse Mortgages
  5. NMLS Consumer Access

Source links are maintained by Simply Approved Mortgages and verified periodically. Federal program rules can change — always confirm current-year specifics with HUD, the CFPB, or a HUD-approved counselor before acting on any information on this page.

Free reverse mortgage calculator

Estimate what you could qualify for in about a minute

Enter a few details about your age, home, and goals. We'll show you an estimated HECM benefit, a complimentary home value estimate, and connect you with a Simply Approved Mortgages reverse mortgage loan officer.

From the blog

Related reverse mortgage articles, rate updates & HECM guides

Visit the blog →

New reverse mortgage articles are publishing soon. In the meantime, browse upcoming categories:

Documentation

Documents required for a reverse mortgage

When you apply for a HECM reverse mortgage, your lender will request documents that verify your identity, property ownership, income, and assets. Gathering these in advance can speed up your estimate and application.

  • Government-issued photo ID

    Current driver’s license, passport, or state-issued ID.

  • Social Security number verification

    Social Security card or award letter showing your SSN.

  • Current mortgage statement

    Most recent statement if refinancing; purchase agreement if buying.

  • Homeowner’s insurance declarations page

    Shows current coverage, premium, and mortgagee clause.

  • Property tax statement or receipt

    Latest county tax bill showing taxes are current or payment history.

  • Bank statements

    Last 1-2 months to verify closing funds and residual reserves.

  • Investment or retirement accounts

    Recent statements for IRA, 401(k), brokerage, or other liquid assets.

  • HOA or condo information

    Homeowners association statement or condo questionnaire if applicable.

  • Trust or title vesting documents

    Required when the home is held in a living trust or entity.

  • Flood insurance declaration

    Current policy if the property is in a flood zone.

  • HUD-approved counseling certificate

    Required before loan application. Obtained from a HUD-approved reverse mortgage counselor.

Learn more about HUD-required counseling

Credit & pre-approval

Why we pull credit for your reverse mortgage pre-approval

HUD requires a Financial Assessment for every HECM reverse mortgage, including a review of your credit history and record of paying property taxes and homeowners insurance. As part of our standard broker/lender pre-approval process, we typically order a tri-merge credit report through a HUD-approved credit vendor to verify identity, review obligations, and confirm that you can continue paying property taxes, homeowners insurance, and maintenance after closing. Whether a tri-merge is required, and any fees, are set by the wholesale lender and credit vendor — not by HUD as a stand-alone rule.

Pay for your credit report — SmartPay

Simply Approved Mortgages uses SmartPay to securely collect the credit report fee for your reverse mortgage pre-approval. Payment goes directly to the credit vendor — not to us — and unlocks a tri-merge credit report (Equifax, Experian, TransUnion) that your loan officer uses to complete the broker/lender pre-approval file for HUD's Financial Assessment.

  • Secure, PCI-compliant checkout hosted by SmartPay
  • Standard step in our broker/lender pre-approval process (not a HUD stand-alone requirement)
  • Optional — you can decline; your loan officer will explain any impact on your options
Pay for credit report securely

You'll be redirected to cic.cra.xedalink.net (SmartPay).

Check your credit first — $1 trial at MyITINCredit

Before you apply, it's smart to know exactly where your credit stands. MyITINCredit offers a $1 trial for 15 days that includes all three credit reports and scores (Equifax, Experian, TransUnion), plus ongoing credit monitoring so you can catch errors, dispute inaccuracies, and watch for identity theft.

  • See all 3 bureau reports & scores before your lender does
  • Ongoing monitoring alerts you to new accounts or score changes
  • Fix errors early — cleaner credit can widen your reverse mortgage options
Start $1 / 15-day trial

You'll be redirected to myitincredit.com. Third-party service — terms apply.

Credit report fees are paid directly to the credit vendor. Simply Approved Mortgages (NMLS #2620881) does not receive compensation from these credit services. MyITINCredit is an independent third-party service; pricing, terms, and features are set by that provider.

Add Simply Approved Mortgages as a preferred source on Google

If our reverse mortgage explainers are useful to you, Google lets you choose which publishers you see more of. In Google Search, run a search on a topic you follow, open Preferred sources from the Top stories panel, search for Simply Approved Mortgages, and select it. The setting lives in your own Google account, applies only to what you see, and can be changed or removed at any time.

How preferred sources work in Google Search →

Simply Approved Mortgages is not affiliated with, endorsed by or approved by Google, and selecting a preferred source does not change search rankings for anyone else.

Next step

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