Reverse mortgage by state and city in 2026: Florida and Colorado guides
Last updated: · Reviewed by Simply Approved Mortgages (NMLS #2620881)
Simply Approved Mortgages is licensed in Florida and Colorado, so we only publish dedicated state and city guides where we can actually originate the loan. Every guide covers the federal HUD/FHA HECM rules plus the state and county specifics — homestead protections, property-tax exemptions, condo eligibility, and jumbo proprietary options for high-value homes.
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
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
Florida reverse mortgage guides (FL)
Florida statewide guide →Florida is one of the largest reverse mortgage markets in the United States — driven by a large retiree population, a high concentration of paid-off homes, and the state's homestead protections. Every HECM in Florida follows federal HUD/FHA rules; Florida layers on consumer-disclosure requirements and preserves homestead status as long as the home remains the borrower's primary residence.
The Villages reverse mortgage
FLSumter / Lake / Marion County
America's largest age-restricted 55+ community and one of the highest-volume reverse mortgage markets in Florida.
Read the The Villages guide →Naples reverse mortgage
FLCollier County
High-value Collier County homes where jumbo (proprietary) reverse mortgages often beat the HUD HECM cap.
Read the Naples guide →Sarasota reverse mortgage
FLSarasota County
Sarasota's older homeowners often qualify for strong HECM proceeds thanks to long-held, high-equity homes.
Read the Sarasota guide →Fort Myers reverse mortgage
FLLee County
Lee County HECM guide covering homestead, condo eligibility, and post-storm appraisal considerations.
Read the Fort Myers guide →Cape Coral reverse mortgage
FLLee County
Cape Coral reverse mortgage guide for waterfront and canal-front single-family homeowners 62+.
Read the Cape Coral guide →Boca Raton reverse mortgage
FLPalm Beach County
Boca Raton reverse mortgage guide — high values, condo eligibility, and jumbo alternatives.
Read the Boca Raton guide →Fort Lauderdale reverse mortgage
FLBroward County
Broward County HECM guide covering condos, single-family homes, and the FHA appraisal in Fort Lauderdale.
Read the Fort Lauderdale guide →West Palm Beach reverse mortgage
FLPalm Beach County
West Palm Beach reverse mortgage guide for senior homeowners 62+ in Palm Beach County.
Read the West Palm Beach guide →Miami reverse mortgage
FLMiami-Dade County
Miami HECM guide — condo approval, jumbo proprietary options, and Miami-Dade homestead notes.
Read the Miami guide →Tampa reverse mortgage
FLHillsborough County
Tampa reverse mortgage guide for Hillsborough County homeowners age 62 and older.
Read the Tampa guide →St. Petersburg reverse mortgage
FLPinellas County
St. Petersburg HECM guide for Pinellas County senior homeowners and condo owners.
Read the St. Petersburg guide →Orlando reverse mortgage
FLOrange County
Orlando reverse mortgage guide for Orange County and Central Florida homeowners 62+.
Read the Orlando guide →Jacksonville reverse mortgage
FLDuval County
Jacksonville HECM guide — Duval County FHA appraisal and homestead considerations.
Read the Jacksonville guide →Bradenton reverse mortgage
FLManatee County
Bradenton reverse mortgage guide for Manatee County retirees with high home equity.
Read the Bradenton guide →Punta Gorda reverse mortgage
FLCharlotte County
Punta Gorda HECM guide for Charlotte County waterfront and 55+ community homeowners.
Read the Punta Gorda guide →Colorado reverse mortgage guides (CO)
Colorado statewide guide →Colorado has seen significant home appreciation over the last decade, and HUD HECM lending limits often constrain borrowers in Denver and Boulder area homes — making jumbo (proprietary) reverse mortgages worth comparing alongside the standard FHA-insured HECM. State rules mirror federal HUD requirements and lenders are licensed through NMLS by the Colorado Division of Real Estate.
Denver reverse mortgage
CODenver County
Denver HECM guide — high appraised values, jumbo proprietary options, and Colorado senior homestead notes.
Read the Denver guide →Colorado Springs reverse mortgage
COEl Paso County
Colorado Springs reverse mortgage guide for El Paso County homeowners 62+ — VA pension and HECM coexist.
Read the Colorado Springs guide →Boulder reverse mortgage
COBoulder County
Boulder HECM and jumbo reverse mortgage guide for high-value Boulder County homes.
Read the Boulder guide →Fort Collins reverse mortgage
COLarimer County
Fort Collins reverse mortgage guide for Larimer County senior homeowners 62 and older.
Read the Fort Collins guide →Aurora reverse mortgage
COArapahoe / Adams County
Aurora HECM guide for Arapahoe and Adams County homeowners 62+ in the Denver metro.
Read the Aurora guide →Lakewood reverse mortgage
COJefferson County
Lakewood reverse mortgage guide for Jefferson County senior homeowners.
Read the Lakewood guide →Highlands Ranch reverse mortgage
CODouglas County
Highlands Ranch HECM guide for Douglas County homeowners 62+ with significant equity.
Read the Highlands Ranch guide →Grand Junction reverse mortgage
COMesa County
Grand Junction reverse mortgage guide for Mesa County and Western Slope homeowners 62+.
Read the Grand Junction guide →Pueblo reverse mortgage
COPueblo County
Pueblo HECM guide for Pueblo County senior homeowners with long home tenure.
Read the Pueblo guide →Greeley reverse mortgage
COWeld County
Greeley reverse mortgage guide for Weld County and Northern Colorado homeowners 62+.
Read the Greeley guide →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
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
Keep learning about reverse mortgages
- What is a reverse mortgage
Plain-English overview.
- Eligibility requirements
Age, equity, property type, financial assessment.
- Reverse mortgage calculator
Estimate your Principal Limit.
- Jumbo reverse mortgage
For homes above the federal HECM cap.
- How to choose a lender
Broker vs direct lender verification.
- HUD counseling
Required session explained.
Reverse mortgage by state FAQ
- Which states does Simply Approved Mortgages serve?
- Simply Approved Mortgages is currently licensed to originate reverse mortgages in Florida and Colorado. That's why we publish dedicated statewide and city-level guides for those two states.
- Do reverse mortgage rules vary by state?
- The core HECM program is federally regulated by HUD/FHA and works the same nationwide. What varies by state is homestead exemption protections, property-tax relief programs, condo approval nuances, and probate/estate rules that can affect heirs.
- Can I get a reverse mortgage if I live outside Florida or Colorado?
- Simply Approved Mortgages only originates loans where licensed. If you live outside Florida or Colorado, you can still use our free calculator and educational guides, but you'll need a lender licensed in your state to close a loan.
- Why do city guides matter for a reverse mortgage?
- County-level details like property tax assessment schedules, homestead exemption deadlines, and local HOA or condo requirements can affect your eligibility and total costs, even though the federal HECM rules stay the same.
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
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
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.
Related reverse mortgage articles, rate updates & HECM guides
New reverse mortgage articles are publishing soon. In the meantime, browse upcoming categories:
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.
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 MeridianLink 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 MeridianLink
- 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
You'll be redirected to cic.meridianlink.com (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
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 profit from the credit pull. MyITINCredit is an independent third-party service; pricing, terms, and features are set by that provider.
Ready to See Your Reverse Mortgage Numbers?
Get your personalized HECM estimate from a Simply Approved Mortgages licensed loan officer, or run the numbers yourself with our calculator — free, no obligation, no hard credit pull.