Reverse Mortgage Calculator: How Much Can Maryland Homeowners 62+ Access in 2026?
Maryland's proximity to Washington D.C. and its high concentration of affluent suburbs create a diverse HECM landscape — from more affordable Southern Maryland communities to premium markets in Montgomery and Howard Counties. The state's ~870,000 seniors include one of the highest concentrations of equity-rich homeowners in the Mid-Atlantic. This guide walks through real numbers so you can estimate what a Maryland homeowner 62+ might access in 2026.
Maryland's 62+ housing market — 2026 numbers
Maryland's housing market varies dramatically by region — from the high-value D.C. suburbs to more affordable Southern Maryland and Eastern Shore communities. Here is the 2026 data for four of Maryland's most active reverse mortgage markets:
Montgomery County — ~115,000 seniors · Median home value: $618,000–$660,000
Howard County — ~38,000 seniors · Median home value: $565,000–$598,000
Baltimore Metro — ~120,000 seniors · Median home value: ~$315,000
Prince George's County — ~85,000 seniors · Median home value: ~$380,000
Montgomery County and Howard County have median values approaching or exceeding the FHA ceiling for some properties. Baltimore Metro and Prince George's County have more moderate values, well within the 2026 FHA lending limit of $1,249,125. The primary driver of your principal limit is your age and your home's specific appraised value.
How HECM principal limits work
The maximum amount you can borrow through a HECM is called your principal limit. It is calculated using three inputs:
- Your age — Older borrowers qualify for a higher percentage of their home's value. The MI percentage starts at roughly 50% at age 62 and increases each year.
- Your home's appraised value — The lower of the appraised value or the FHA lending limit ($1,249,125 in 2026) is used.
- Current interest rates — Higher rates reduce the principal limit; lower rates increase it. Expected interest rates are used for the calculation.
The principal limit is calculated using tables published by HUD. The exact numbers vary by lender, loan term, and rate environment — but the tables give you a reliable estimate before you apply.
Principal limit examples by Maryland market
The following table shows estimated principal limits at different ages and home values — illustrative estimates only. An FHA-approved lender will run the official calculation using your specific situation, including current appraised value and applicable interest rates.
| Borrower Age | Home Value $350K | Home Value $550K | Home Value $750K |
|---|---|---|---|
| 62 | ~$175,000–$193,000 | ~$275,000–$303,000 | ~$375,000–$413,000 |
| 65 | ~$184,000–$202,000 | ~$289,000–$318,000 | ~$394,000–$433,000 |
| 70 | ~$196,000–$215,000 | ~$308,000–$339,000 | ~$420,000–$462,000 |
| 75 | ~$208,000–$229,000 | ~$327,000–$360,000 | ~$446,000–$490,000 |
| 80 | ~$220,000–$242,000 | ~$346,000–$380,000 | ~$472,000–$519,000 |
Figures are illustrative estimates based on approximately 50–55% of appraised value at age 62, scaling up with age. Actual principal limits vary based on appraised value, existing mortgage payoff, and current rates. Consult an FHA-approved lender for your specific numbers. Use our calculator for a real-time estimate →
In Montgomery County and Howard County — where median home values are higher — a HECM can generate substantial proceeds, especially for homeowners who have been in their homes long enough to build significant equity above the median purchase price.
FHA lending cap — does it affect Maryland homeowners?
The national HECM lending limit for 2026 is $1,249,125. This is the maximum amount any HECM can lend, regardless of home value. Baltimore Metro and Prince George's County markets are well below this cap. Some Montgomery County and Howard County properties — particularly in Bethesda, Potomac, and Columbia — could have appraised values approaching or exceeding the FHA ceiling. In those cases, the principal limit is calculated using $1,249,125 as the ceiling value.
Maryland property tax credits for seniors
State Property Tax Credit. Maryland homeowners 65+ may apply for a property tax credit through the State Department of Assessments and Taxation (SDAT). Credit amounts and income limits vary by jurisdiction — the state program sets a baseline, and qualifying counties may layer supplemental programs on top.
Montgomery County supplemental programs. Montgomery County has additional supplemental property tax assistance programs for seniors, including credit programs with lower income thresholds than the state baseline. Homeowners should check with the Montgomery County Department of Finance for current program details.
Howard County supplemental programs. Howard County also offers supplemental property tax relief programs for qualifying seniors. These programs are administered through the Howard County Department of Finance in conjunction with SDAT.
HECM impact. HECM borrowers must continue to pay property taxes, homeowners insurance, and home maintenance. Qualifying for these property tax credits directly reduces the ongoing property cost burden — making it easier to stay current on the three key HECM obligations and reducing the risk of a HECM being called due.
The Plain-English HECM Guide
Not ready to fill out a full form? Download our free guide first. 8 pages. No jargon. Written for homeowners 62+.
- What a HECM actually is
- 5 common myths debunked
- How proceeds are calculated
- FHA protections explained
- Red flags to avoid
- 8 questions to ask any lender
How to apply
To start the pre-qualification process on a HECM, you will need to speak with an FHA-approved lender. HomeBridge provides a free, no-obligation pre-qualification form that matches you with vetted FHA-approved lenders in Maryland. Start your pre-qualification →
Before applying, HUD requires mandatory counseling with a HUD-approved HECM counselor. This is a federal requirement — not a sales call. Find a Maryland HUD-approved counselor →