HECM Reverse Mortgage Interest Rates
| Interest Rates | Lending Limit | APR | |
|---|---|---|---|
| 7.00% (1.75 Margin) | $1,249,125 | 7.00% | Get Quote » |
| 7.25% (2.00 Margin) | $1,249,125 | 7.25% | Get Quote » |
| 7.50% (2.25 Margin) | $1,249,125 | 7.50% | Get Quote » |
| 7.75% (2.5 Margin) | $1,249,125 | 7.75% | Get Quote » |
HECM adjustable rates are rounded to the nearest 1/8th of a percent (0.125%). HECM adjustable rates update every Tuesday. Index as of October 6, 2026.
The next adjustment date is Tuesday, October 13, 2026. The projected index for next week is 5.25%, compared to this week’s index, which is 5.25%. This means that rates are projected to be between 7.00% and 7.75%.
Covers the past 12 months. From the week of Oct 13, 2025 to the week of Oct 5, 2026 (to date), the weekly index ranged from 4.000% (week of Oct 13, 2025) to 5.250% (week of Sep 28, 2026). The latest week is 5.250%.
Hover over or tap the chart, or use the arrow keys, to read each value.
Show the data table
| Week of | Index | 10-year average |
|---|---|---|
| Oct 13, 2025 | 4.000% | 4.02% |
| Oct 20, 2025 | 4.000% | 4.00% |
| Oct 27, 2025 | 4.000% | 4.06% |
| Nov 3, 2025 | 4.125% | 4.12% |
| Nov 10, 2025 | 4.125% | 4.12% |
| Nov 17, 2025 | 4.125% | 4.11% |
| Nov 24, 2025 | 4.000% | 4.02% |
| Dec 1, 2025 | 4.125% | 4.10% |
| Dec 8, 2025 | 4.125% | 4.16% |
| Dec 15, 2025 | 4.125% | 4.15% |
| Dec 22, 2025 | 4.125% | 4.16% |
| Dec 29, 2025 | 4.125% | 4.16% |
| Jan 5, 2026 | 4.125% | 4.17% |
| Jan 12, 2026 | 4.250% | 4.19% |
| Jan 19, 2026 | 4.250% | 4.27% |
| Jan 26, 2026 | 4.250% | 4.24% |
| Feb 2, 2026 | 4.250% | 4.26% |
| Feb 9, 2026 | 4.125% | 4.14% |
| Feb 16, 2026 | 4.125% | 4.08% |
| Feb 23, 2026 | 4.000% | 4.02% |
| Mar 2, 2026 | 4.125% | 4.10% |
| Mar 9, 2026 | 4.250% | 4.21% |
| Mar 16, 2026 | 4.250% | 4.27% |
| Mar 23, 2026 | 4.375% | 4.38% |
| Mar 30, 2026 | 4.375% | 4.33% |
| Apr 6, 2026 | 4.250% | 4.31% |
| Apr 13, 2026 | 4.250% | 4.29% |
| Apr 20, 2026 | 4.250% | 4.30% |
| Apr 27, 2026 | 4.375% | 4.38% |
| May 4, 2026 | 4.375% | 4.41% |
| May 11, 2026 | 4.500% | 4.48% |
| May 18, 2026 | 4.625% | 4.60% |
| May 25, 2026 | 4.500% | 4.47% |
| Jun 1, 2026 | 4.500% | 4.49% |
| Jun 8, 2026 | 4.500% | 4.51% |
| Jun 15, 2026 | 4.500% | 4.46% |
| Jun 22, 2026 | 4.500% | 4.44% |
| Jun 29, 2026 | 4.500% | 4.45% |
| Jul 6, 2026 | 4.500% | 4.54% |
| Jul 13, 2026 | 4.625% | 4.57% |
| Jul 20, 2026 | 4.625% | 4.66% |
| Jul 27, 2026 | 4.625% | 4.67% |
| Aug 3, 2026 | 4.625% | 4.66% |
| Aug 10, 2026 | 4.625% | 4.68% |
| Aug 17, 2026 | 4.750% | 4.70% |
| Aug 24, 2026 | 4.625% | 4.68% |
| Aug 31, 2026 | 4.750% | 4.78% |
| Sep 7, 2026 | 4.875% | 4.89% |
| Sep 14, 2026 | 5.000% | 4.99% |
| Sep 21, 2026 | 5.125% | 5.08% |
| Sep 28, 2026 | 5.250% | 5.26% |
| Oct 5, 2026 (to date) | 5.250% | 5.29% |
Source: U.S. Treasury Daily Par Yield Curve Rates, 10-year. Each week is the Monday to Friday average, rounded to the nearest 0.125 percentage point, the same index behind the projected rates above. A HECM expected rate is this index plus the lender margin. Updated automatically; latest observation October 6, 2026.
Did you know?
South River Mortgage gets you the maximum cash out allowed by law on your HECM loan.
Try the reverse mortgage calculator.
The fixed interest rates represent a 8.45% and 8.75% APR respectively. For adjustable interest rates, the APR is the same as the rate.
Jumbo Reverse Mortgage Interest Rates
| Jumbo Reverse Mortgage Rates | Lending Limit | |
|---|---|---|
| 9.39% | $4,000,000 | Get Quote » |
| 9.675% | $4,000,000 | Get Quote » |
Learn More About Jumbo Reverse Mortgages
Read our full length article on jumbo reverse mortgage lenders, where we do a deep dive on the jumbo programs currently available.
Reverse Mortgage Interest Rates – What You Should Know
How Interest Rates Affect Your HECM Loan Proceeds
Interest rates can have a substantial impact on the amount of loan proceeds that a HECM borrower may be able to access.
The principal limit factor (PLF) is multiplied by the lesser of the home value or the lending limit to determine the principal limit, which is the maximum amount of money that can be advanced on a HECM loan.
Sample Principal Limit Factors for a 62-Year Old Borrower Across Various Reverse Mortgage Interest Rates
Or, if you prefer to see things graphically, you can see the relationship between HECM interest rates and principal limit factors.
At age 62 the PLF falls from 52.4% at a 3.000% expected rate to 27.7% at 7.875%.
Hover over or tap the chart, or use the arrow keys, to read each value.
Show the data table
| Expected rate | Principal limit factor |
|---|---|
| 3.000% | 52.4% |
| 3.125% | 52.4% |
| 3.250% | 52.2% |
| 3.375% | 51.3% |
| 3.500% | 50.4% |
| 3.625% | 49.6% |
| 3.750% | 48.7% |
| 3.875% | 47.9% |
| 4.000% | 47.0% |
| 4.125% | 46.2% |
| 4.250% | 45.4% |
| 4.375% | 44.7% |
| 4.500% | 43.9% |
| 4.625% | 43.1% |
| 4.750% | 42.4% |
| 4.875% | 41.7% |
| 5.000% | 41.0% |
| 5.125% | 40.3% |
| 5.250% | 39.6% |
| 5.375% | 38.9% |
| 5.500% | 38.2% |
| 5.625% | 37.6% |
| 5.750% | 37.0% |
| 5.875% | 36.3% |
| 6.000% | 35.7% |
| 6.125% | 35.1% |
| 6.250% | 34.5% |
| 6.375% | 33.9% |
| 6.500% | 33.4% |
| 6.625% | 32.8% |
| 6.750% | 32.2% |
| 6.875% | 31.7% |
| 7.000% | 31.2% |
| 7.125% | 30.7% |
| 7.250% | 30.1% |
| 7.375% | 29.6% |
| 7.500% | 29.1% |
| 7.625% | 28.7% |
| 7.750% | 28.2% |
| 7.875% | 27.7% |
Source: HUD HECM Principal Limit Factor Tables, effective October 2, 2017 (General Table, ages 62 to 99), listed as current on HUD.gov. Illustration only; your figures depend on your age and expected rate.
How Age Affects Your HECM Loan Proceeds
Higher ages provide additional proceeds on HECM loans, even at the same interest rates. Lower ages provide fewer proceeds on HECM loans.
The principal limit factor (PLF) is multiplied by the lesser of the home value or the lending limit to determine the principal limit, which is the maximum amount of money that can be advanced on a HECM loan.
Sample Principal Limit Factors for 6% Rates Across Various Ages
| Age | Rate | PLF % |
|---|---|---|
| 62 | 6% | 35.7% |
| 65 | 6% | 37.8% |
| 70 | 6% | 41.5% |
| 75 | 6% | 44.3% |
| 80 | 6% | 48.8% |
| 85 | 6% | 54.9% |
| 90 | 6% | 61.8% |
| 95 | 6% | 70.1% |
Selected ages and rates are provided from HUD 2017 PLF tables. This is just an illustration and may not accurately reflect today’s market rates. To calculate your numbers specifically, use a HECM Calculator.
At a 6.000% expected rate the PLF rises from 35.7% at age 62 to 71.6% at age 99.
Hover over or tap the chart, or use the arrow keys, to read each value.
Show the data table
| Age | Principal limit factor |
|---|---|
| 62 | 35.7% |
| 63 | 36.4% |
| 64 | 37.1% |
| 65 | 37.8% |
| 66 | 38.6% |
| 67 | 39.4% |
| 68 | 40.2% |
| 69 | 41.0% |
| 70 | 41.5% |
| 71 | 41.5% |
| 72 | 41.6% |
| 73 | 42.5% |
| 74 | 43.4% |
| 75 | 44.3% |
| 76 | 45.0% |
| 77 | 46.0% |
| 78 | 47.1% |
| 79 | 47.7% |
| 80 | 48.8% |
| 81 | 49.9% |
| 82 | 51.1% |
| 83 | 52.4% |
| 84 | 53.6% |
| 85 | 54.9% |
| 86 | 56.3% |
| 87 | 57.7% |
| 88 | 58.9% |
| 89 | 60.3% |
| 90 | 61.8% |
| 91 | 63.4% |
| 92 | 65.0% |
| 93 | 66.7% |
| 94 | 68.4% |
| 95 | 70.1% |
| 96 | 71.0% |
| 97 | 71.6% |
| 98 | 71.6% |
| 99 | 71.6% |
Source: HUD HECM Principal Limit Factor Tables, effective October 2, 2017 (General Table, ages 62 to 99), listed as current on HUD.gov. Illustration only; your figures depend on your age and expected rate.
What Determines My Interest Rate?
Frequently Asked Questions
What is the HECM rate lock?
HECM loans can have their expected rate locked for up to 120 days. This is valuable because it allows you to obtain the lowest interest rate available, at any point, during the application process.
South River Mortgage automatically sets up the expected rate lock and finds the lowest rate for you when calculating your principal limit.
What is the difference between the initial rate and the expected rate?
If you have an adjustable rate HECM:
- The initial rate is the rate that is used to calculate interest charges on your loan. The initial rate usually follows either the 1-Year CMT or the 1-Month CMT index.
- The expected rate is the rate that is used to determine the principal limit on your loan. The expected rate follows the 10-Year CMT index.
If you have a fixed rate HECM, then your initial rate and expected rate are the same.
What is the margin for an adjustable rate HECM loan?
The margin is the set number added to the index to determine your rate. The margin is a number that does not change, and it is generally between 1.5% and 3%.
Note that there is no margin for a fixed rate HECM.
What is an index for an adjustable rate HECM loan?
The index represents the market interest rates at the time. When your loan interest rate adjusts, it will adjust to the market interest rates (as long as they are below the caps on the loan).
For the initial rate, the 1-year Constant Maturity Treasury (CMT) or the 1-month Constant Maturity Treasury (CMT) index is used. For the expected rate, the 10-year Constant Maturity Treasury (CMT) is used.
Note that there is no index for a fixed rate HECM loan.
Why are most HECM loans adjustable rates?
Most HECM loans are adjustable rates because these are the only program that allows for the payment plan flexibility.
HECM fixed rates require all the cash to be taken at once, and in some cases, cash may be unavailable.
The HECM adjustable rate represents a better option for most people, as it allows them to draw cash as they need (allowing them to pay interest on only the cash they truly need).
What are the rate caps on the adjustable rate HECM?
The rate caps may vary, but they are usually 1% periodic (i.e. monthly or annual) cap and a 5% lifetime cap.
If you have an existing loan, check your HUD-1 settlement statement to verify the rate cap structure on your loan.
How frequently do the rates adjust on the adjustable rate HECM?
The most common adjustment frequency for adjustable rate HECMs is either monthly or annually. If you are not sure, you can check on your HUD-1 settlement statement to verify the adjustment frequency of your loan.
How much could you qualify for at today’s rates?
Adjust the age, home value, and mortgage balance to see an estimate based on your situation.
Calculate your eligibility
See how much of your home equity you could turn into tax-free cash, in about 30 seconds.
Illustrative estimate based on today's pricing for HECM and proprietary reverse mortgages, after estimated lender and closing costs. It is not a loan offer, and your amount depends on your state, appraisal and full application. Get a personalized quote.
Interest and mortgage insurance are added to a reverse mortgage balance each month. See how the balance and your remaining equity could change over time.