By Yair Harpaz, Broker · CA DRE #01156491 · Updated September 2026
Griffith Observatory, Los Angeles County
West Covina, California homeowners age 62 and older can convert part of their home equity into cash with an FHA-insured reverse mortgage (HECM). There are no monthly mortgage payments, you keep the title to your home, and the 2026 FHA lending limit is $1,249,125. Jumbo programs start at age 55 for homes above that limit. Most borrowers access roughly 35 to 60 percent of their home's value, depending on age and interest rates.
West Covina’s post-war tracts are classic hold-forever neighborhoods: families bought in, stayed, and paid off the house. If that is your story, your equity has been compounding quietly for forty years, and a reverse mortgage is one way to finally use it while staying home.
The money is yours to use how you want: paying off an existing mortgage to end the monthly payment, covering in-home care, home repairs, everyday bills, or simply a cushion that lets you stop worrying.
Your free West Covina estimate
How old are you?
What is your West Covina home worth, about?
Why do we ask?
Your home’s value sets the ceiling on what any reverse mortgage can pay. A rough figure is enough to get you a useful number here. The exact one comes from an appraisal later.
How much do you still owe on the home?
Why do we ask?
A reverse mortgage pays off whatever you still owe first, and what is left over is yours. So the balance is what turns the loan amount into your number. If the home is paid off, all of it is yours.
Your estimate is ready.
Where should we send it?
Good news. Here is your estimate:
Your home, about
Loan available to you
Less mortgage payoff
is roughly what you could unlock from your home.
Your home may qualify for more than this.
Not 55 yet? Let’s look at your options.
If your husband or wife is 55 or older, you may qualify together. Leave your name and we will check.
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This is an estimate, not an offer. Your exact amount is set by a government formula using your age, your home’s appraised value, and current interest rates. Any current mortgage is paid off first.
How it works in West Covina
Free estimate. We run your age and your West Covina home's value through the FHA formula and show you what you could get.
Independent counseling. You meet with a HUD-approved counselor who does not work for any lender. California then gives you a 7-day no-pressure period. Your California protections, explained.
Close and get funded. Any existing mortgage is paid off first, and the rest comes to you: lump sum, monthly payments, or a line of credit. Most loans close in 30 to 45 days.
How much can I get from a reverse mortgage in West Covina?
It depends on your age, your home's appraised value, and current interest rates. Most borrowers can access roughly 35 to 60 percent of their home's value, up to the 2026 FHA lending limit of $1,249,125. Older homeowners qualify for more. Use our free estimator for your West Covina home's range.
Do West Covina homeowners keep ownership of their home with a reverse mortgage?
Yes. Title stays in your name, exactly like a regular mortgage. You keep living in your West Covina home as long as you want, provided you stay current on property taxes and homeowners insurance and keep the home maintained.
Where do I get reverse mortgage counseling near West Covina?
Federal law requires a session with an independent HUD-approved counseling agency before you apply. Several agencies serve all of Los Angeles County and most offer sessions by phone, so West Covina homeowners can complete counseling from home. Your lender must give you a list of approved agencies, and California law then gives you a 7-day no-pressure period before any application.
My West Covina home is paid off. Does that change anything?
It helps a great deal. A reverse mortgage pays off any existing mortgage first; with no old loan to clear, nearly everything the FHA formula allows comes to you. Many West Covina homeowners are in exactly this position, which is why the program fits this area so well.
