What Are Reverse Mortgages, Home Equity Loans and HELOCs Loans?
Reverse mortgages, home equity loans, and HELOCs are all ways to access the equity in your home, but they have distinct differences.
Reverse mortgages are tailored for seniors and offer a way to access home equity without monthly payments. Home equity loans provide a lump sum with fixed payments and are suitable for one-time expenses. HELOCs offer flexibility, allowing borrowers to access funds as needed and are ideal for ongoing or variable expenses. Each option has its pros and cons, so it’s essential to consider your needs, financial situation, and long-term goals before deciding which one is right for you.
| Reverse Mortgage | HELOC | Home Equity Loan |
| 1. Receive a lump sum, monthly installments, or a line of credit (depending on the loan type).
2. Repay the balance when you move, sell the home, or pass away. 3. Must own the home or owe a small amount on your mortgage. 4. Must be 62 or older to qualify. |
1. Draw on a line of credit as needed.
2. Make interest-only repayments during the draw period, then repay the loan during the repayment period. 3. Must have 20% or more equity. 4. No age requirement to qualify, but must meet income and credit requirements. 5. Keep your home as long as you repay the loan. |
1. Receive a single lump sum payment.
2. Make set monthly payments immediately after loan disbursement. 3. Must have 20% or more equity. 4. No age requirement to qualify, but must meet income and credit requirements. 5. Keep your home as long as you repay the loan. |
Reverse Mortgages
A reverse mortgage is a financial product specifically designed for homeowners aged 62 and older, allowing them to convert a portion of their home equity into cash without selling their home. Unlike traditional mortgages where the borrower makes monthly payments to the lender, with a reverse mortgage, the lender makes payments to the borrower, either as a lump sum, monthly payments, a line of credit, or a combination of these options.
The borrower retains ownership of the home and is still responsible for property taxes, insurance, and maintenance. The loan is typically repaid when the borrower sells the home, moves out permanently, or passes away. At that point, the proceeds from the sale of the home are used to repay the reverse mortgage, with any remaining equity going to the borrower or their heirs.
There are several types of reverse mortgages:
1. Home Equity Conversion Mortgage (HECM): Insured by the Federal Housing Administration (FHA), the HECM is the most common type of reverse mortgage in the United States. It offers various payment options and typically has more flexible eligibility requirements.
2. Proprietary Reverse Mortgage: Offered by private lenders and not insured by the government, proprietary reverse mortgages may have higher loan limits and different eligibility criteria compared to HECMs. They may be suitable for homeowners with higher home values.
3. Single-Purpose Reverse Mortgage: Offered by state and local government agencies and nonprofits, single-purpose reverse mortgages are designed for specific purposes, such as home repairs or property taxes. They typically have lower costs but may have restrictions on how the funds can be used.
Each type of reverse mortgage has its own features, benefits, and eligibility requirements, so it’s essential for homeowners to carefully consider their options and consult with a qualified financial advisor before deciding which type of reverse mortgage is right for their needs.
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Pros and Cons of Reverse Mortgages
Pros:
1. Supplemental Income: Provides a source of income for retirees without requiring them to sell their home.
2. No Monthly Mortgage Payments: Unlike traditional mortgages, reverse mortgages typically don’t require monthly payments. Instead, the loan is repaid when the borrower sells the home, moves out permanently, or passes away.
3. Flexible Payment Options: Borrowers can choose to receive funds as a lump sum, monthly payments, a line of credit, or a combination of these options.
4. Stay in Your Home: Allows homeowners to remain in their home and retain ownership while accessing their home equity.
5. No Repayment Until You Move: Repayment of the loan is deferred until the borrower permanently moves out of the home, sells the home, or passes away.
6. Government-Insured Option: The Home Equity Conversion Mortgage (HECM), the most common type of reverse mortgage, is insured by the Federal Housing Administration (FHA), providing additional consumer protections.
Cons:
1. Accruing Interest: Interest on the loan accrues over time, increasing the loan balance and reducing the homeowner’s equity.
2. Fees and Closing Costs: Reverse mortgages often come with fees and closing costs, including origination fees, mortgage insurance premiums, and closing costs, which can reduce the amount of money available to the borrower.
3. Impact on Heirs: When the borrower passes away or permanently moves out of the home, the loan must be repaid. This can reduce the inheritance that heirs receive from the home.
4. Potential for Negative Equity: If the loan balance exceeds the home’s value when it’s sold, the borrower or their heirs may not receive any proceeds from the sale, and they may be responsible for paying the shortfall.
5. Home Ownership Obligations: Borrowers are still responsible for property taxes, insurance, and maintenance of the home. Failure to meet these obligations could lead to foreclosure.
6. Complexity and Risks: Reverse mortgages can be complex financial products with risks and potential drawbacks. It’s essential for borrowers to fully understand the terms and implications before proceeding.
While reverse mortgages can provide financial flexibility for retirees, they also come with risks and considerations that should be carefully weighed before making a decision. Consulting with a qualified financial advisor is recommended to explore all options and determine if a reverse mortgage is the right choice for your individual circumstances.
Home Equity Loans
A home equity loan is a type of loan that allows homeowners to borrow against the equity they have built up in their home. Equity is the difference between the current market value of the home and the remaining balance on the mortgage. With a home equity loan, borrowers can typically access a lump sum of money, which they then repay over time with fixed monthly payments.
These loans often have lower interest rates compared to other forms of borrowing because they are secured by the value of the home. Most lenders allow you to borrow up to 85% of your home’s value, depending on factors such as your remaining mortgage balance, home value, income, and credit score. Home equity loans can be used for various purposes, such as home renovations, debt consolidation, or major expenses, but they also come with the risk of losing one’s home if repayments are not made according to the loan terms.
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Pros and Cons of Home Equity Loans
Pros:
1. Access to Funds: Provides access to a lump sum of cash based on the equity in your home, which can be used for various purposes such as home improvements, debt consolidation, or major expenses.
2. Fixed Interest Rates: Home equity loans often come with fixed interest rates, providing stability and predictability in monthly payments over the life of the loan.
3. Fixed Monthly Payments: Borrowers receive the loan amount upfront and make fixed monthly payments over a set repayment term, making it easier to budget and plan for expenses.
4. Potential Tax Benefits: In some cases, the interest paid on a home equity loan may be tax-deductible if the funds are used for home improvements. Consult with a tax advisor to determine eligibility.
5. Lower Interest Rates: Home equity loans typically offer lower interest rates compared to other types of loans, such as personal loans or credit cards, making them a more affordable borrowing option.
Cons:
1. Risk of Foreclosure: Since a home equity loan is secured by your home, failure to repay the loan could result in foreclosure, putting your home at risk.
2. Additional Debt: Taking out a home equity loan adds to your overall debt burden, which could strain your finances if you’re unable to make the required payments.
3. Closing Costs: Home equity loans often come with closing costs, including fees for appraisal, origination, and title insurance, which can increase the overall cost of borrowing.
4. Potential for Negative Equity: If home values decline or if you borrow too much against your home’s equity, you may end up owing more than your home is worth, which could make it difficult to sell or refinance in the future.
5. Limited Equity Access: Depending on the lender and your creditworthiness, you may only be able to access a portion of your home’s equity through a home equity loan, limiting your borrowing capacity.
6. Interest Payments: Unlike a reverse mortgage where interest can accrue and be added to the loan balance, with a home equity loan, you’re required to make monthly interest payments, which could strain your budget.
As with a reverse mortgage, it’s important to consider the potential risks and costs involved before proceeding. It’s advisable to explore alternatives and consult with a financial advisor to determine the best course of action based on your individual circumstances.
HELOC Loans
A Home Equity Line of Credit (HELOC) is a type of revolving credit that allows homeowners to borrow against the equity in their home. Unlike a traditional loan, where the borrower receives a lump sum upfront, a HELOC provides access to a line of credit with a predetermined limit. Borrowers can withdraw funds from the line of credit as needed during a specified draw period, typically up to 10 years. HELOCs typically have variable interest rates, which can fluctuate based on changes in market rates.
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Pros and Cons of HELOCs
Pros:
1. Flexibility: HELOCs offer flexibility in accessing funds. Borrowers can withdraw funds as needed, up to a predetermined credit limit, during the draw period, which is typically 5 to 10 years.
2. Interest-Only Payments: During the draw period, borrowers are typically only required to make interest payments on the amount borrowed, potentially reducing monthly payments compared to a home equity loan.
3. Lower Interest Rates: HELOCs often come with lower interest rates compared to other types of loans, such as credit cards or personal loans, making them a more affordable borrowing option.
4. Tax Deductibility: In some cases, the interest paid on a HELOC may be tax-deductible if the funds are used for home improvements. Consult with a tax advisor to determine eligibility.
5. Useful for Ongoing Expenses: HELOCs are ideal for ongoing expenses or projects with variable costs, providing a convenient source of funds for emergencies, home renovations, or other needs.
6. Potential for Revolving Credit: As borrowers repay the principal balance, they can reuse the available credit during the draw period, similar to a credit card, providing ongoing access to funds as needed.
Cons:
1. Variable Interest Rates: HELOCs often come with variable interest rates, which can fluctuate over time based on market conditions, potentially leading to higher monthly payments and increased borrowing costs.
2. Risk of Over-Borrowing: The flexibility of a HELOC can lead to over-borrowing if borrowers are not disciplined in managing their finances, potentially increasing debt and financial strain.
3. Potential for Negative Equity: If home values decline or if borrowers borrow too much against their home’s equity, they may end up owing more than their home is worth, which could make it difficult to sell or refinance in the future.
4. Balloon Payments: At the end of the draw period, borrowers may be required to make a balloon payment to repay the outstanding balance or transition to a repayment period with higher monthly payments, which could strain their budget.
5. Closing Costs: HELOCs often come with closing costs, including fees for appraisal, origination, and title insurance, which can increase the overall cost of borrowing.
6. Risk of Foreclosure: Similar to home equity loans, failure to repay a HELOC could result in foreclosure, putting the borrower’s home at risk.
As with a home equity loan, it’s important to consider the potential risks and costs involved before proceeding. It’s advisable to explore alternatives and consult with a financial advisor to determine the best course of action based on your individual circumstances.
When to Consider a Reverse Mortgage
A reverse mortgage may be preferable over a home equity loan or HELOC when you’re retired, have limited income or poor credit, plan to stay in your home long term, need immediate cash flow, or can benefit from potential tax advantages. It offers financial flexibility without monthly payments and allows you to access funds while retaining ownership of your home.
However, it’s essential to carefully consider the terms, costs, and potential risks before making a decision. Consulting with a financial advisor can help you evaluate your options and determine the best course of action based on your individual circumstances.
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When to Consider a Home Equity Loan
Opting for a home equity loan over a reverse mortgage or HELOC may be advantageous when you prefer fixed monthly payments and a lump sum payout for specific expenses like home renovations or debt consolidation. It’s a practical choice if you’re comfortable with a structured repayment plan and want to maintain equity in your home without impacting your eligibility for other benefits.
However, it’s crucial to consider factors like interest rates, closing costs, and potential tax benefits to make an informed decision aligned with your financial goals. Consulting with a financial advisor can provide valuable insights tailored to your individual circumstances.
When to Consider a HELOC
Selecting a HELOC over a reverse mortgage or home equity loan is suitable when you prefer flexibility in accessing funds, need a revolving line of credit for ongoing expenses or emergencies, and are comfortable with variable interest rates. It’s beneficial if you want the option to borrow as needed during the draw period without committing to a lump sum payout. Additionally, if you anticipate fluctuating expenses or variable income, a HELOC offers adaptability to meet your changing financial needs.
However, it’s essential to weigh factors like interest rates, potential for negative equity, and repayment terms to ensure it aligns with your financial objectives. Consulting with a financial advisor can provide personalized guidance based on your specific circumstances.
Disclosures:
Better Mortgage Disclaimer
¹One Day HELOC offers customers who provide required financial documentation within 4 hours of rate lock the opportunity to receive an underwriting determination (additional requirements may apply) within 24 hours of rate lock. Initial approval does not guarantee final underwriting approval. See One Day HELOC Terms and Conditions.
Assumes borrowers are eligible for the Automated Valuation Model (AVM) to calculate their home value, their loan amount is less than $400,000, all required documents are uploaded to their Better Mortgage online account within 24 hours of application, closing is scheduled for the earliest available date and time, and a notary is readily available. Funding timelines may vary and may be longer if an appraisal is required to calculate a borrower’s home value.
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¹Approval may be granted in five minutes but is ultimately subject to verification of income and employment, as well as verification that your property is in at least average condition with a property condition report. Five business day funding timeline assumes closing the loan with our remote online notary, and where loan amounts are under $400,000 which would not require an appraisal. Funding timelines may be longer for loans secured by properties located in counties that do not permit recording of e-signatures or that otherwise require an in-person closing, or that require a waiting period prior to closing, or where loan amounts exceed $400,000.
²Our loan amounts range from a minimum of $15,000 to a maximum of $750,000. For properties located in AK, the minimum loan amount is $25,001 and for properties located in TX, the minimum loan amount is $35,000.
Your maximum loan amount may be lower than $750,000, and will ultimately depend on your home value, lien position, credit profile, verified income amount, and equity available at the time of application. We determine home value and resulting equity through independent data sources and automated valuation models or appraisal. Loan amounts above $400,000 are subject to appraisal.
*Available APRs range from 6.35% – 14.9%, which includes the payment of a higher origination fee in exchange for a reduced interest rate, which is not available to all applicants or in all states. The lowest APRs are only available to the most qualified applicants, depending on credit profile and the state where the property is located, and those who also select five year loan terms; APRs will be higher for other applicants and those who select longer loan terms. Your actual rate will depend on many factors such as your credit, combined loan-to-value ratio, loan term, occupancy status, and whether you are eligible for and choose to pay a higher origination fee in exchange for a lower rate. Rates change frequently so your exact APR will depend on the date you apply. APRs for home equity lines of credit do not include costs other than interest. You will be responsible for an origination fee of up to 4.99% of your initial draw, depending on the state in which your property is located and your credit profile. You may also be responsible for paying the costs of valuation if an AVM is not available for your property ($180), or an appraisal if your loan amount exceeds $400,000 ($500-$2,000, depending on property type, property value, and state), manual notarization if your county doesn’t permit eNotary ($350), and recording fees ($0 – $315) and recording taxes, which vary by state and county ($0-$1,400 per one hundred thousand dollars borrowed). Property insurance is required as a condition of the loan and flood insurance may be required if your property is located in a flood zone.
Upstart Mortgage Disclaimer
Terms shown here are subject to change without notice. APRs for initial advances range from 6.52% to 18.00% based on rates offered as of July 2025. The lowest rate is only available to consumers willing to become a member of a credit union and to those who meet a minimum FICO score of 780, CLTV under 70%, and DTI under 45%. Your actual rate will depend on many factors such as your credit history, combined loan-to-value ratio (CLTV), line amount, loan term, lien position, and property state. Origination fee to open an account is between 0% and 4.99% of the approved credit limit. The Annual Percentage Rate (“APR”) is variable and based on the Prime Rate as published in the Wall Street Journal “Money Rates” table plus or minus a margin. Your APR will never be less than 3.99% or greater than 18.00%. Property insurance is required.