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You’ve worked hard to get to this point. Now you’d like to live in a “right-sized” home that fits your needs today, and get comfort and financial peace of mind for the future. Perhaps you want to move to a home that’s closer to family, more maintenance- free, or in a more social neighborhood. But maybe you don’t think you can afford to move because of your financial obligations, income, or other issues. Fortunately, there’s an established financing option for homebuyers who are age 62 and older that can help you get the funds you need to buy the home you want.


HECM for Purchase (H4P) is a Federal Housing Administration (FHA)-insured home financing program designed specifically for homebuyers who are age 62 and older. It’s specifically designed to help you get the funds you need to buy the home you want at this point in your life — with fewer financial worries and limitations.


With H4P, you can purchase a home by combining a one-time investment of your own funds (down payment) with loan proceeds from a Home Equity Conversion Mortgage (HECM) to complete the transaction. As with a traditional “forward” mortgage, the home you are purchasing secures the loan.

However, unlike a traditional mortgage, there are no monthly mortgage payments, which can help boost your cash flow. You own the home as long as you live in it. The loan does not have to be repaid until you sell the home or no longer live there as your primary residence. In order for the loan to remain in good standing, you must meet certain home ownership obligations — which include maintaining the property, and keeping current with property-related taxes and insurance payments.

Here’s a hypothetical example, to show you how it can work.

Let’s say your home is owned free-and-clear, and you want to buy a smaller home that’s closer to your children and their families. The price of the home you want is $350,000, and you’re asking $425,000 for yours.


You could use the money from the sale of your home to pay all cash for the new one; after paying realtor fees and taxes, this would leave you with about $40,000 and no monthly mortgage payment.


However, by using an H4P loan instead, you could buy the new home with only $165,737 of your own funds — keeping $144,263 more than if you paid cash, and still having no monthly mortgage payment. (As with any mortgage, you would still be responsible for paying property-related taxes, insurance and upkeep in order for the loan to remain in good standing.) This could make it easier for you to afford options or upgrades you want or need. Then you could take the remaining funds and invest them in your retirement.

This example is for illustrative purposes only. Closing costs may include an origination fee, third-party closing costs, and an FHA Mortgage Insurance Premium. Interest rates and funds available may change daily without notice. Please contact us for details of credit costs and terms.


Single-family homes, townhomes, and FHA-approved condominiums are eligible as long as you use the home as a primary residence.


You need to meet the down payment requirement — which typically ranges from 45% to 55% of the purchase price — and prove adequate income to assure the lender that you can meet your obligations to pay for property taxes, maintenance and homeowners insurance. For the down payment, the money must come from assets you already own, and not from another loan. Typically, people use funds from the sale of their current home; money from a checking or deposit account; or another investment.*

Otherwise, requirements are simple and straightforward. You must be age 62 or older; the home you buy must be your primary residence. To learn more and find out if you may qualify, contact us today.

* Subject to certain restrictions.

Comparing three ways to purchase a new home:

  • You own the home free and clear
  • Option to make a minimum down payment and limit upfront investment
  • Builds equity as you pay down the loan
  • No monthly payments of principal and interest*
  • Gives you the flexibility to get the home you really want
  • Allows you to keep more assets to use as you wish
  • Ties up a large portion of your money
  • Monthly mortgage payments diminish your cash flow
  • Your equity in the home decreases as the loan balance increases over time due to interest.
  • When the loan comes due, you or your heirs must pay off the loan to keep the home.
* Borrower is responsible for property taxes, homeowners insurance, and property maintenance in order for the loan to remain in good standing. A HECM is a home-secured loan that must be repaid upon default or a maturity event, such as when the home is sold, all homeowners have passed away, or the last surviving borrower no longer lives there as their primary residence.