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Highlands Ranch · CO

reverse mortgage property taxes and relief in Highlands Ranch, Colorado

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Highlands Ranch HECM guide for Douglas County homeowners 62+ with significant equity. This page applies the reverse mortgage property taxes and relief topic to Highlands Ranch and its Douglas County context without changing federal rules or licensing.

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reverse mortgage property taxes and relief in Highlands Ranch, Colorado
HUD data · FY 2027

Fair Market Rent context for Douglas County, CO

HUD data last verified October 1, 2026

Fair Market Rents (FMRs) are HUD's official estimate of typical rents in each U.S. area. We surface them here so CO homeowners considering a reverse mortgage can compare their potential HECM proceeds to what renting a similar home would cost — a useful reality check when thinking about aging in place vs. selling and renting.

HUD FY 2027 two-bedroom FMR for Douglas County
$2,169/mo

HUD publishes this county inside the Denver-Aurora-Centennial, CO MSA FMR area.

Lowest 2-BR FMR in CO
$1,014/mo
Average 2-BR FMR in CO
$1,564/mo
Highest 2-BR FMR in CO
$2,766/mo

Source: HUD FMR API — CO statewide year · 64 CO counties covered. FMRs are published annually by HUD USER and used to set Section 8 payment standards; they are not an offer to rent.

Live from US Census (ACS 5-year)

What the numbers say about Highlands Ranch, CO

ACS 2024 5-year estimates
Median home value
$713,600
Residents 65+
13.9%
Homeownership rate
77.4%
Median household income
$149,594

The median Highlands Ranch home is under the $1,249,125 HUD HECM cap, so most Colorado homeowners here evaluate a standard FHA-insured HECM first. Population: 377,150.

Local home-price trend (FHFA HPI)
1-year change (through 2025)
+1.7%
5-year change (through 2025)
+39.8%

House-price growth is one driver of the equity a reverse mortgage can draw on, but your actual figure depends on your age, the expected interest rate, the appraised value and any balance you pay off. Past price movement does not predict future values or guarantee any loan amount.

Source: FHFA All-Transactions House Price Index (annual, county)

Source: US Census Bureau — American Community Survey

Local market updates

Highlands Ranch, CO reverse mortgage & housing market updates

Recent, dated changes in the official data that affects reverse mortgage math for Highlands Ranch, CO homeowners age 62+. Each update links to the primary government source it came from. Most recent update: .

  1. Data refreshVerified

    Highlands Ranch, CO HUD data refreshed from the official source

    The HUD figures used for Highlands Ranch, CO on this page were refreshed automatically from HUD's published data on this date. Where an official source has not published a newer figure, the prior release remains the most current data available. This is educational information, not a rate quote, loan offer, or pre-approval.

    Simply Approved Mortgages — methodology →
  2. RentsPublished

    HUD publishes FY 2027 Fair Market Rents for Colorado

    HUD's FY 2027 Fair Market Rents for Colorado range from $1,014 to $2,766 for a two-bedroom unit. The statewide average two-bedroom FMR is $1,564. For Highlands Ranch, CO homeowners weighing aging in place against selling and renting, FMRs are the closest official benchmark for what local rent would cost. Note that a reverse mortgage does not eliminate housing costs — property taxes, homeowners insurance, and maintenance remain the borrower's responsibility.

    Source: HUD FMR API — CO statewide year →
  3. HECM programPublished

    2026 HUD HECM lending limit of $1,249,125 applies in Highlands Ranch, CO

    HUD sets one nationwide HECM Maximum Claim Amount, so the 2026 figure of $1,249,125 applies to Highlands Ranch, CO exactly as it does everywhere else. Homes appraising above the cap can be evaluated for a jumbo (proprietary) reverse mortgage. All loans are subject to HUD eligibility rules, HUD-approved counseling, lender underwriting, and approval.

    Source: HUD — HECM program →
  4. Home valuesPublished

    Douglas County home price index moved +1.7% in 2025

    FHFA's House Price Index for Douglas County changed +1.7% over the latest one-year period reported. Over five years the index is +39.8%. Because a HECM's Principal Limit is calculated from the lesser of appraised value or the HUD lending limit, local value movement directly affects how much equity a Highlands Ranch, CO homeowner age 62+ can access. Individual property values vary; an FHA appraisal determines the value used on any loan.

    Source: FHFA House Price Index →
  5. Local housing profilePublished

    Census ACS 2024: median owner-occupied home value near $713,600 in Douglas County

    The Census Bureau's 2024 American Community Survey estimates a median owner-occupied home value of $713,600 in Douglas County, CO. The homeownership rate is 77.4%. About 13.9% of residents are 65 or older. We track this because a large share of Highlands Ranch, CO homeowners hold values below the 2026 HUD HECM lending limit of $1,249,125, which is where the standard HECM — rather than a jumbo (proprietary) reverse mortgage — is usually the relevant comparison.

    Source: U.S. Census Bureau — American Community Survey →

Data shown is educational and reflects the most recent figures published by the cited agencies as of the dates above. It is not a rate quote, loan offer, commitment to lend, or pre-approval. Simply Approved Mortgages LLC | NMLS #2620881 | Equal Housing Opportunity.

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 reverse mortgage property taxes and relief in Highlands Ranch?

Highlands Ranch homes are typically in the upper tier of the Denver metro, with many appraising at or above the HUD HECM cap. That's where a jumbo (proprietary) reverse mortgage may add proceeds — Simply Approved Mortgages runs both options for Douglas County borrowers.

Highlands Ranch is a master-planned community of roughly 100,000 residents with strong HOA documentation and well-maintained housing stock — appraisals here typically come in clean with few condition items. The four 'sub-communities' (Northridge, Eastridge, Westridge, Backcountry) all share the Highlands Ranch Community Association master HOA, which adds a single CCIOA HOA-disclosure step to the closing package.

Colorado qualifying homeowners may have access to the Senior Property Tax Exemption or Disabled Veteran exemption under state rules; the county assessor confirms eligibility, occupancy history, and the current application requirements. For this location, the relevant next step is to verify the property's actual records and condition rather than rely on a citywide assumption.

Local costs and taxes

Reverse mortgage closing costs, taxes and ongoing expenses in Highlands Ranch, CO

Colorado does not levy a mortgage recording tax, a mortgage registration tax or an intangible tax, so a Colorado HECM carries no state percentage-of-loan tax at closing. Colorado's documentary fee applies to conveyances of real property — deeds — and is not charged on the recording of a mortgage, so a reverse mortgage refinance on a home you already own generally does not trigger it.

State-imposed closing taxes

  • State mortgage / intangible taxNot levied

    Not levied. Colorado imposes no percentage-based state tax on recording a mortgage or deed of trust.

    Authority: Colorado county clerk and recorder fee schedules

County recording and title practice

Douglas County: The county clerk and recorder charges a flat per-page fee to record the deed of trust, so a Colorado HECM closing cost sheet shows a modest recording line rather than a percentage tax. Homes in cities that straddle county lines — Aurora sits in Arapahoe, Adams and a slice of Douglas — record in the county shown on the title commitment, which sets both the fee and the recording turn time.

Colorado title premiums are filed by each underwriter rather than promulgated by the state, so premiums and closing-agent fees genuinely differ between title companies. Comparing two Loan Estimates is the practical way to see it.

Property-tax relief during a HECM

Title stays in your name with a HECM, so the Colorado Senior Property Tax Exemption continues for qualifying owners 65+ who have occupied the home as their primary residence for at least ten consecutive years, as does the Disabled Veteran exemption where it applies. Confirm your status with the county assessor before closing.

Recurring expenses Colorado borrowers must keep current

  • County property taxes, which in Colorado are billed in arrears and can shift with assessment-rate legislation
  • Homeowners insurance, which has risen sharply in wildfire-exposed Front Range and foothills counties and is reviewed in the HECM financial assessment
  • HOA or metro-district fees — many newer Colorado subdivisions carry a metropolitan district mill levy in addition to HOA dues
  • Seasonal maintenance costs such as roof and hail damage repair that FHA property standards expect you to keep up

A HECM has no required monthly principal and interest payment, but property taxes, homeowners insurance, any association dues and property maintenance remain your responsibility. Falling behind on them can make the loan due and payable.

Sources: Colorado Division of Real Estate — Mortgage resources; HUD — HECM Program; CFPB — Reverse Mortgages

Real-world scenario

Highlands Ranch property taxes planning example

A homeowner in Highlands Ranch can begin by gathering the property address, current tax and insurance records, any HOA or condominium documents, title information, and the questions that match the homeowner's objective.

The city's housing description is context only. An appraisal, title review, lender underwriting, counselor discussion, assessor record, or other responsible professional determines what applies to the actual property.

Illustrative example only. Actual figures depend on age, home value, current expected rate, and HUD lending limits at closing.

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

Local topic hierarchy

Keep exploring property taxes in Colorado

Follow this property taxes guide back to the Colorado hub, the relevant county, and the main national guide. Each link keeps the location context visible without changing the federal program rules.

State guideDouglas County guidereverse mortgage property taxes and relief main guideTopic hub
Simply Approved Mortgages perspective

Expert insight from Simply Approved Mortgages

Property-tax exemptions, assessment rules, billing practices, insurance costs, and association charges are administered locally and can materially affect whether a homeowner can sustain the property after closing. In Highlands Ranch, also review the city's Douglas County setting, property condition, insurance, taxes, title, and association obligations where applicable.

This page is educational and is not an offer, approval, quote, rate lock, appraisal, legal opinion, tax opinion, or commitment to lend.

Educational perspective from Simply Approved Mortgages LLC, a mortgage broker, NMLS #2620881.

Included with your estimate

See your reverse mortgage numbers on paper.

A licensed Simply Approved Mortgages loan officer reviews your estimate with you — line by line — so you can compare a HECM against a HELOC, a refinance, or staying put.

  • Side-by-side payout comparison
  • Upfront and ongoing cost estimate
  • HUD counseling walked through
  • Answers to your heirs questions
Talk to a loan officerMon–Fri, 8 AM – 7 PM ET · 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

Nearby markets

Nearby Colorado city guides

Local guides for other published markets in Colorado. Each page covers the same program rules with that market's own property, county, and tax context.

FAQ

reverse mortgage property taxes and relief in Highlands Ranch FAQ

What should I review first for reverse mortgage property taxes and relief in Highlands Ranch?
Highlands Ranch homes are typically in the upper tier of the Denver metro, with many appraising at or above the HUD HECM cap. That's where a jumbo (proprietary) reverse mortgage may add proceeds — Simply Approved Mortgages runs both options for Douglas County borrowers. Start with the property's actual records and the applicable property taxes questions.
Why can Highlands Ranch details matter?
Highlands Ranch is a master-planned community of roughly 100,000 residents with strong HOA documentation and well-maintained housing stock — appraisals here typically come in clean with few condition items. The four 'sub-communities' (Northridge, Eastridge, Westridge, Backcountry) all share the Highlands Ranch Community Association master HOA, which adds a single CCIOA HOA-disclosure step to the closing package.
Which county context applies to Highlands Ranch?
Highlands Ranch is listed with Douglas County. The title and closing professionals confirm the exact legal and recording details.
Does reverse mortgage property taxes and relief eligibility change by city?
Federal HECM rules do not change by city. Actual property, title, insurance, occupancy, documents, and underwriting can affect a file.
What local costs or obligations can continue?
Property taxes, insurance, maintenance, association dues where applicable, and occupancy obligations remain the homeowner's responsibility.
Can this Highlands Ranch guide provide a quote?
No. It is educational and cannot provide a quote, approval, rate lock, appraisal, or commitment to lend.
Where do I compare the county and state guides?
Use the links below to compare Douglas County, Colorado, the topic overview, and the main national guide.
Is counseling required for a HECM in this city?
Yes. Independent HUD-approved counseling is required before a lender can take a HECM application.
Who verifies the actual property facts?
An appraiser, title and closing professionals, insurance professionals, county or state offices, HUD-approved counselor, and lender verify the facts within their responsibilities.
What is a sensible next step in Highlands Ranch?
Read the main guide, review the linked county and state pages, gather documents, and ask the appropriate professional to confirm current requirements for the actual property.

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. CFPB — Reverse Mortgages
  3. Florida Department of Revenue — Documentary stamp tax (Fla. Stat. §201.08)
  4. Colorado Division of Real Estate — Mortgage resources
  5. Colorado regulator

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.

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From the blog

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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.

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Next step

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