Imagine turning decades of homeownership into a practical safety net without packing a single box or moving across town. In this episode I walk you through a clear, no-nonsense framework called ACCESS — six straightforward ways a reverse mortgage can improve your monthly cash flow, reduce financial stress, and help you stay in the home you love. I’ll share real-life examples from Colorado homeowners, explain how the program works, and show when a reverse mortgage can be the smart, responsible choice for retirees on fixed incomes. <h2>What You'll Learn</h2> A — How to access the equity you’ve built in your home without selling or monthly principal paymentsC — Ways to create or restore monthly cash flow (including examples of payoff scenarios and monthly stipends)C — How a reverse mortgage keeps you in control of decisions about money, home, and timing of withdrawalsE — How eliminating mortgage payments can ease financial strain and protect other retirement assetsS — Strategies that let you stay in your home, preserve independence, and avoid costly moves or rental feesS — How a reverse mortgage adds a layer of security to your retirement plan and protects heirs from downside risk Qualification basics: age, home value, interest-rate effects, and paying off existing loans — explained simply Practical case studies from Colorado: real clients who improved cash flow, paid off debt, and set up a line of credit for emergencies How to structure funds: lump sum, line of credit, monthly payments, or a combination — and when each makes sense <h2>Why This Episode Matters</h2> If you’re 62 or older, living in Colorado, and worried that limited savings could force unwanted compromises in retirement, this episode gives you a clear roadmap. You’ll hear how a reverse mortgage can convert home equity into usable cash while keeping you in control of your finances and your home. By the end you’ll know the specific steps to evaluate if this tool fits your goals — whether you need a monthly supplement, an emergency line of credit, or simply peace of mind.

Imagine turning decades of homeownership into a practical safety net without packing a single box or moving across town. In this episode I walk you through a clear, no-nonsense framework called ACCESS — six straightforward ways a reverse mortgage can improve your monthly cash flow, reduce financial stress, and help you stay in the home you love. I’ll share real-life examples from Colorado homeowners, explain how the program works, and show when a reverse mortgage can be the smart, responsible choice for retirees on fixed incomes.What You'll LearnA — How to access the equity you’ve built in your home without selling or monthly principal paymentsC — Ways to create or restore monthly cash flow (including examples of payoff scenarios and monthly stipends)C — How a reverse mortgage keeps you in control of decisions about money, home, and timing of withdrawalsE — How eliminating mortgage payments can ease financial strain and protect other retirement assetsS — Strategies that let you stay in your home, preserve independence, and avoid costly moves or rental feesS — How a reverse mortgage adds a layer of security to your retirement plan and protects heirs from downside riskQualification basics: age, home value, interest-rate effects, and paying off existing loans — explained simplyPractical case studies from Colorado: real clients who improved cash flow, paid off debt, and set up a line of credit for emergenciesHow to structure funds: lump sum, line of credit, monthly payments, or a combination — and when each makes senseWhy This Episode MattersIf you’re 62 or older, living in Colorado, and worried that limited savings could force unwanted compromises in retirement, this episode gives you a clear roadmap. You’ll hear how a reverse mortgage can convert home equity into usable cash while keeping you in control of your finances and your home. By the end you’ll know the specific steps to evaluate if this tool fits your goals — whether you need a monthly supplement, an emergency line of credit, or simply peace of mind. 

Reverse Mortgage Radio

ACCESS Your Home Equity: How a Reverse Mortgage Can Transform Your Retirement

If you’re 68–70, living in a suburban Colorado home you love, and wondering how to stretch Social Security and a small pension without giving up independence — this episode is for you. I walk you through the plain‑spoken facts about reverse mortgages (HECMs), what’s required to keep your home, and the real ways seniors are using this tool to pay taxes, cover healthcare surprises, and enjoy life with their grandchildren. No sales pitch — just years of experience, real examples, and the practical options that fit your situation. What you’ll learn <ul><li>The five things you must do to keep your home with a reverse mortgage: live there as your primary residence, keep insurance, pay property taxes, maintain the property, and keep your name on title — and why each matters.</li><li>The four ways to access your equity (lump sum, line of credit, monthly payments, or a combination) and which option fits common retiree needs like covering recurring medical bills or funding home repairs.</li><li>How your age, interest rate, and the home’s value determine how much you can borrow — why being 68 vs. 70 changes your options, and how rising home values can improve your future borrowing power.</li><li>How the reverse mortgage loan balance grows over time, what happens when the last homeowner leaves the home (sale, refinance, or heirs keeping the house), and why heirs are not personally responsible for deficits thanks to mortgage insurance (non‑recourse protection).</li><li>Practical examples: how a homeowner eliminated a $1,000 monthly mortgage payment, set up $2,000 monthly income, and still kept a growing line of credit for future emergencies.</li><li>The impact on government benefits: why Social Security and Medicare won’t be affected, when Medicaid or SSI could be impacted, and how to plan withdrawals to avoid problems.</li><li>When it makes sense to wait and when acting now is smarter — including how FHA lending limits and small changes in interest rates can affect your borrowing power.</li></ul> This episode gives you a clear, honest walkthrough of how a reverse mortgage can be a practical lifeline — not a trap — for Colorado retirees who want to stay in their homes, pay for health and maintenance costs, and leave as much legacy as possible. You’ll hear real scenarios, straightforward rules to protect your home, and the options that let you choose the income style that fits your life. Tune in to learn whether a reverse mortgage could be the flexible, low‑stress solution you’ve been looking for — and get the facts you need to decide with confidence.

If you’re 68–70, living in a suburban Colorado home you love, and wondering how to stretch Social Security and a small pension without giving up independence — this episode is for you. I walk you through the plain‑spoken facts about reverse mortgages (HECMs), what’s required to keep your home, and the real ways seniors are using this tool to pay taxes, cover healthcare surprises, and enjoy life with their grandchildren. No sales pitch — just years of experience, real examples, and the practical options that fit your situation.What you’ll learnThe five things you must do to keep your home with a reverse mortgage: live there as your primary residence, keep insurance, pay property taxes, maintain the property, and keep your name on title — and why each matters.The four ways to access your equity (lump sum, line of credit, monthly payments, or a combination) and which option fits common retiree needs like covering recurring medical bills or funding home repairs.How your age, interest rate, and the home’s value determine how much you can borrow — why being 68 vs. 70 changes your options, and how rising home values can improve your future borrowing power.How the reverse mortgage loan balance grows over time, what happens when the last homeowner leaves the home (sale, refinance, or heirs keeping the house), and why heirs are not personally responsible for deficits thanks to mortgage insurance (non‑recourse protection).Practical examples: how a homeowner eliminated a $1,000 monthly mortgage payment, set up $2,000 monthly income, and still kept a growing line of credit for future emergencies.The impact on government benefits: why Social Security and Medicare won’t be affected, when Medicaid or SSI could be impacted, and how to plan withdrawals to avoid problems.When it makes sense to wait and when acting now is smarter — including how FHA lending limits and small changes in interest rates can affect your borrowing power.This episode gives you a clear, honest walkthrough of how a reverse mortgage can be a practical lifeline — not a trap — for Colorado retirees who want to stay in their homes, pay for health and maintenance costs, and leave as much legacy as possible. You’ll hear real scenarios, straightforward rules to protect your home, and the options that let you choose the income style that fits your life. Tune in to learn whether a reverse mortgage could be the flexible, low‑stress solution you’ve been looking for — and get the facts you need to decide with confidence.

How a Reverse Mortgage Can Help You Stay in Your Colorado Home -- Clear Answers for Retirees

Hello — Bruce Simmons here. If you wake up worrying about rising bills, surprise medical costs, or whether your savings will last, this episode is for you. I speak plainly about three pressures squeezing seniors today: rising Medicare costs, ever-higher housing expenses, and the sudden drop in income after a spouse dies. I’ll share real Colorado stories and explain how a reverse mortgage can be a practical tool to create breathing room — not a miracle, but a responsible option you can consider. <h2>What You'll Learn</h2> <ul><li>The exact 2026 Medicare changes and how they affect your monthly budget.</li><li>Why a paid-off house still creates big costs — taxes, insurance, utilities, HOA fees, and repairs.</li><li>How losing a spouse can cut household income and create urgent cash needs.</li><li>Real client examples of using reverse mortgages to pay off debt, cover repairs, and set up emergency funds.</li><li>The four payout options for a reverse mortgage and which fits common needs: lump sum, monthly payments, line of credit, or a combination.</li><li>The five responsibilities that keep a reverse mortgage in good standing.</li><li>How a reverse mortgage line of credit grows and why it can be a safety net.</li><li>Key factors that determine how much you can borrow: age, home equity, and interest rates.</li><li>Practical timing advice — why setting up a reverse mortgage while both spouses are alive often makes sense.</li><li>Questions to ask a loan professional so you go in knowing the pros and cons.</li></ul> Listen to this episode to get clear numbers, straightforward advice, and practical next steps you can act on. You’ll learn what’s driving your rising costs, how a reverse mortgage works, and whether it could help protect your savings and independence. If you want a free Colorado consumer guide or a personal quote, I’ll tell you how to reach me during the show. Tune in and get the facts you need to make a calm, informed choice.

Hello — Bruce Simmons here. If you wake up worrying about rising bills, surprise medical costs, or whether your savings will last, this episode is for you. I speak plainly about three pressures squeezing seniors today: rising Medicare costs, ever-higher housing expenses, and the sudden drop in income after a spouse dies. I’ll share real Colorado stories and explain how a reverse mortgage can be a practical tool to create breathing room — not a miracle, but a responsible option you can consider.What You'll LearnThe exact 2026 Medicare changes and how they affect your monthly budget.Why a paid-off house still creates big costs — taxes, insurance, utilities, HOA fees, and repairs.How losing a spouse can cut household income and create urgent cash needs.Real client examples of using reverse mortgages to pay off debt, cover repairs, and set up emergency funds.The four payout options for a reverse mortgage and which fits common needs: lump sum, monthly payments, line of credit, or a combination.The five responsibilities that keep a reverse mortgage in good standing.How a reverse mortgage line of credit grows and why it can be a safety net.Key factors that determine how much you can borrow: age, home equity, and interest rates.Practical timing advice — why setting up a reverse mortgage while both spouses are alive often makes sense.Questions to ask a loan professional so you go in knowing the pros and cons.Listen to this episode to get clear numbers, straightforward advice, and practical next steps you can act on. You’ll learn what’s driving your rising costs, how a reverse mortgage works, and whether it could help protect your savings and independence. If you want a free Colorado consumer guide or a personal quote, I’ll tell you how to reach me during the show. Tune in and get the facts you need to make a calm, informed choice.

When Everything Costs More: The Affordability Crisis Facing Today's Seniors

If you own your home and worry about stretching Social Security, pensions, and savings, this episode is for you. I walk you through the seven clear steps to get a reverse mortgage. I explain what really happens at each stage, what to expect, and what to watch out for. I use real examples from Colorado homeowners I’ve helped so you can see how this works in everyday life. By the end, you will know whether a reverse mortgage could give you more monthly cash, eliminate a mortgage payment, or create a safety net for unexpected costs. <h2>What you’ll learn</h2> <ul><li>Step 1 — Awareness: What a reverse mortgage is, who qualifies (age 62+), and how it differs from a regular mortgage or selling your home.</li><li>Step 2 — Gather facts: Where to find accurate, non-sales information (HUD, NARML, FTC) and which online traps to avoid.</li><li>Step 3 — Counseling: Why independent HUD-approved counseling matters, what the counselor will cover, and typical fees.</li><li>Step 4 — Application: Documents you’ll need (ID, Social Security verification, mortgage statements, insurance, income proof) and how the e-doc process works.</li><li>Step 5 — Processing: How we order the FHA case number, the appraisal, title search, and what liens or judgments mean for your loan.</li><li>Step 6 — Closing: What happens at signing, the three-business-day rescission period, and timing for funding and payoff of existing loans.</li><li>Step 7 — After closing: How the loan is set up, how lines of credit take about a month to activate, and tips to manage taxes, insurance, and loan growth.</li><li>Real examples: How borrowers used a reverse mortgage to stop a $1,500 monthly payment, fund home repairs, or keep money for travel and grandkids.</li><li>Trade-offs and risks: How interest grows on the loan, why you still must pay taxes and insurance, and how to protect your heirs and your home.</li><li>Practical tips: Do not give your Social Security number to get a quote, avoid data-selling lead pages, and how to choose a counselor and lender you can trust locally.</li></ul> This episode breaks the process into simple, steady steps so you can make a clear decision without pressure. If you want more monthly cash, to stop a mortgage payment, or a fallback for future health or home costs, listening will give you the facts and next steps. I share real Colorado examples, practical warnings, and exact documents you’ll need.

If you own your home and worry about stretching Social Security, pensions, and savings, this episode is for you. I walk you through the seven clear steps to get a reverse mortgage. I explain what really happens at each stage, what to expect, and what to watch out for. I use real examples from Colorado homeowners I’ve helped so you can see how this works in everyday life. By the end, you will know whether a reverse mortgage could give you more monthly cash, eliminate a mortgage payment, or create a safety net for unexpected costs.What you’ll learnStep 1 — Awareness: What a reverse mortgage is, who qualifies (age 62+), and how it differs from a regular mortgage or selling your home.Step 2 — Gather facts: Where to find accurate, non-sales information (HUD, NARML, FTC) and which online traps to avoid.Step 3 — Counseling: Why independent HUD-approved counseling matters, what the counselor will cover, and typical fees.Step 4 — Application: Documents you’ll need (ID, Social Security verification, mortgage statements, insurance, income proof) and how the e-doc process works.Step 5 — Processing: How we order the FHA case number, the appraisal, title search, and what liens or judgments mean for your loan.Step 6 — Closing: What happens at signing, the three-business-day rescission period, and timing for funding and payoff of existing loans.Step 7 — After closing: How the loan is set up, how lines of credit take about a month to activate, and tips to manage taxes, insurance, and loan growth.Real examples: How borrowers used a reverse mortgage to stop a $1,500 monthly payment, fund home repairs, or keep money for travel and grandkids.Trade-offs and risks: How interest grows on the loan, why you still must pay taxes and insurance, and how to protect your heirs and your home.Practical tips: Do not give your Social Security number to get a quote, avoid data-selling lead pages, and how to choose a counselor and lender you can trust locally.This episode breaks the process into simple, steady steps so you can make a clear decision without pressure. If you want more monthly cash, to stop a mortgage payment, or a fallback for future health or home costs, listening will give you the facts and next steps. I share real Colorado examples, practical warnings, and exact documents you’ll need. 

How to Get a Reverse Mortgage: 7 Simple Steps for Colorado Homeowners

If the thought of a government shutdown makes your finances feel shaky, this episode is for you. I walk you through what a shutdown really looks like, how it affects new and existing reverse mortgages, and what steps you can take now to protect your home and cash flow. I use plain talk, real examples, and 22 years of experience to give you clear, practical steps you can use today. <h2>What You’ll Learn</h2> <ul><li>What a government shutdown actually means for everyday services and for the Federal Housing Administration (FHA).</li><li>How an FHA-insured reverse mortgage (HECM) works, in simple terms: who lends the money, who insures it, and how the loan is repaid.</li><li>What happens to new reverse mortgage applications during a shutdown: likely timelines, possible delays, and when lenders might pause funding.</li><li>What happens to existing reverse mortgages: why monthly payments and line-of-credit access continue, and why your loan remains protected.</li><li>The role of mortgage insurance in protecting you and your heirs, and how non-recourse rules work if loan balances grow.</li><li>Differences between FHA-insured HECMs and proprietary reverse mortgages, and when a proprietary loan might be an option.</li><li>Practical steps to take now: questions to ask your lender, whether to apply now or wait, and how to keep a line of credit ready for emergencies.</li><li>Real examples and simple scenarios that show how a shutdown could affect a typical Colorado homeowner aged 68–70 who relies on Social Security and modest savings.</li></ul> This episode removes the guessing and the worry. You’ll leave knowing whether you can still count on your monthly reverse mortgage funds, how safe your credit line is, and what to do if you’re thinking of applying during uncertain federal funding. I explain the safeguards that protect you and your estate, and I give clear next steps so you can act with confidence. Tune in to get the facts, hear real stories, and learn how to keep your home and finances steady no matter what happens in Washington.

If the thought of a government shutdown makes your finances feel shaky, this episode is for you. I walk you through what a shutdown really looks like, how it affects new and existing reverse mortgages, and what steps you can take now to protect your home and cash flow. I use plain talk, real examples, and 22 years of experience to give you clear, practical steps you can use today.What You’ll LearnWhat a government shutdown actually means for everyday services and for the Federal Housing Administration (FHA).How an FHA-insured reverse mortgage (HECM) works, in simple terms: who lends the money, who insures it, and how the loan is repaid.What happens to new reverse mortgage applications during a shutdown: likely timelines, possible delays, and when lenders might pause funding.What happens to existing reverse mortgages: why monthly payments and line-of-credit access continue, and why your loan remains protected.The role of mortgage insurance in protecting you and your heirs, and how non-recourse rules work if loan balances grow.Differences between FHA-insured HECMs and proprietary reverse mortgages, and when a proprietary loan might be an option.Practical steps to take now: questions to ask your lender, whether to apply now or wait, and how to keep a line of credit ready for emergencies.Real examples and simple scenarios that show how a shutdown could affect a typical Colorado homeowner aged 68–70 who relies on Social Security and modest savings.This episode removes the guessing and the worry. You’ll leave knowing whether you can still count on your monthly reverse mortgage funds, how safe your credit line is, and what to do if you’re thinking of applying during uncertain federal funding. I explain the safeguards that protect you and your estate, and I give clear next steps so you can act with confidence. Tune in to get the facts, hear real stories, and learn how to keep your home and finances steady no matter what happens in Washington. 

Government Shutdowns & Reverse Mortgages: What Seniors Need to Know

Halloween makes people think about ghosts and things that go bump in the night. Reverse mortgages often feel the same way — full of scary stories and bad guesses. I’ll walk you through the real facts, clear up the biggest misunderstandings, and show how a reverse mortgage can give you breathing room in retirement. I’ll use clear examples from real Colorado homeowners so you can hear how this works in everyday life. <h2>What you'll learn</h2> <ul><li>The basic setup: what a reverse mortgage is, who qualifies (62+), and how it pays you instead of you paying the bank.</li><li>How you keep ownership: why your name stays on title, what responsibilities you keep, and how long you can stay in the home.</li><li>How heirs are protected: what happens when the last homeowner leaves, the non-recourse rule, and how heirs can sell or walk away.</li><li>How the loan balance changes: why interest grows the balance, and how that affects future equity and inheritance.</li><li>Real choices for getting money: lump sum, monthly payments, line of credit, or a mix — and the pros and cons of each.</li><li>How reverse mortgages can support your goals: pay off an existing mortgage, reduce monthly expenses, protect savings, or delay Social Security.</li><li>Common emotional worries: addressing the shame or fear of “failing,” and why using home equity can be a strategic financial move.</li><li>The safety checks: HUD regulation, FHA insurance, and required counseling that protect borrowers and families.</li></ul> ﻿<a href="http://voice.google.com/calls?a=nc,%2B13035132748" class="gv-tel-link" target="_blank" rel="noopener" title="Call +1 303-513-2748 via Google Voice"></a>By the end of this episode you will see that the scary stories about reverse mortgages are mostly myths. You will have clear, practical answers to the top five fears people hold — from losing the home to leaving nothing for the kids. If you own a home in Colorado, rely on Social Security or a pension, and want a way to ease monthly costs or handle unexpected bills, this episode will give you the facts you need to decide. Tune in, get the straight talk, and call me if you want to walk through your specific situation in plain numbers and clear steps. 303-513-2748.

Halloween makes people think about ghosts and things that go bump in the night. Reverse mortgages often feel the same way — full of scary stories and bad guesses. I’ll walk you through the real facts, clear up the biggest misunderstandings, and show how a reverse mortgage can give you breathing room in retirement. I’ll use clear examples from real Colorado homeowners so you can hear how this works in everyday life.What you'll learnThe basic setup: what a reverse mortgage is, who qualifies (62+), and how it pays you instead of you paying the bank.How you keep ownership: why your name stays on title, what responsibilities you keep, and how long you can stay in the home.How heirs are protected: what happens when the last homeowner leaves, the non-recourse rule, and how heirs can sell or walk away.How the loan balance changes: why interest grows the balance, and how that affects future equity and inheritance.Real choices for getting money: lump sum, monthly payments, line of credit, or a mix — and the pros and cons of each.How reverse mortgages can support your goals: pay off an existing mortgage, reduce monthly expenses, protect savings, or delay Social Security.Common emotional worries: addressing the shame or fear of “failing,” and why using home equity can be a strategic financial move.The safety checks: HUD regulation, FHA insurance, and required counseling that protect borrowers and families.﻿By the end of this episode you will see that the scary stories about reverse mortgages are mostly myths. You will have clear, practical answers to the top five fears people hold — from losing the home to leaving nothing for the kids. If you own a home in Colorado, rely on Social Security or a pension, and want a way to ease monthly costs or handle unexpected bills, this episode will give you the facts you need to decide. Tune in, get the straight talk, and call me if you want to walk through your specific situation in plain numbers and clear steps. 303-513-2748.

What's So Scary About Reverse Mortgages?

Are you wondering whether to get a reverse mortgage now or wait a few years? I hear that question all the time. In this episode, I break down the real costs and real benefits of acting now versus waiting. I share plain facts, real examples, and practical advice so you can decide with confidence — not guesswork. If you own your Colorado home and want to protect your retirement income, this episode is for you. <h2>What You'll Learn</h2> <ul><li>How a HECM (FHA-insured reverse mortgage) actually works — the simple facts you need to know.</li><li>Which three factors drive how much you can borrow: home value, age, and interest rates.</li><li>Why waiting might help a little — and why it usually helps less than people think.</li><li>How interest-rate movement (including the 10‑year Treasury) affects your borrowing power.</li><li>Why a reverse mortgage line of credit can grow over time and how that growth helps you later.</li><li>The real cost trade-offs: mortgage payments you keep paying if you wait vs. money you could have now.</li><li>When waiting makes sense (planning to sell soon) and when acting now usually makes sense (locking value, starting line growth, stopping payments).</li><li>How you can refinance a reverse mortgage later if rates fall — and what that process looks like.</li><li>Concrete examples comparing waiting a few years versus acting now, including numbers on mortgage payments, line growth, and lost opportunities.</li><li>Steps to get a clear, personalized answer for your situation and who to call for help in Colorado.</li></ul> Timing a reverse mortgage matters, but the best choice depends on your goals. In most cases, getting the loan now locks in today’s value and starts line-of-credit growth that can outpace the small gains from aging a year or two. You also stop monthly mortgage payments sooner and build a safety net for unexpected costs. If you plan to sell your home soon, waiting may make sense. Tune in to hear detailed examples, hear my take from 22 years in the business, and get a clear checklist to decide what to do next. After this episode you’ll know the exact questions to ask and whether you should call someone now to run the numbers for your Colorado home.

Are you wondering whether to get a reverse mortgage now or wait a few years? I hear that question all the time. In this episode, I break down the real costs and real benefits of acting now versus waiting. I share plain facts, real examples, and practical advice so you can decide with confidence — not guesswork. If you own your Colorado home and want to protect your retirement income, this episode is for you.What You'll LearnHow a HECM (FHA-insured reverse mortgage) actually works — the simple facts you need to know.Which three factors drive how much you can borrow: home value, age, and interest rates.Why waiting might help a little — and why it usually helps less than people think.How interest-rate movement (including the 10‑year Treasury) affects your borrowing power.Why a reverse mortgage line of credit can grow over time and how that growth helps you later.The real cost trade-offs: mortgage payments you keep paying if you wait vs. money you could have now.When waiting makes sense (planning to sell soon) and when acting now usually makes sense (locking value, starting line growth, stopping payments).How you can refinance a reverse mortgage later if rates fall — and what that process looks like.Concrete examples comparing waiting a few years versus acting now, including numbers on mortgage payments, line growth, and lost opportunities.Steps to get a clear, personalized answer for your situation and who to call for help in Colorado.Timing a reverse mortgage matters, but the best choice depends on your goals. In most cases, getting the loan now locks in today’s value and starts line-of-credit growth that can outpace the small gains from aging a year or two. You also stop monthly mortgage payments sooner and build a safety net for unexpected costs. If you plan to sell your home soon, waiting may make sense. Tune in to hear detailed examples, hear my take from 22 years in the business, and get a clear checklist to decide what to do next. After this episode you’ll know the exact questions to ask and whether you should call someone now to run the numbers for your Colorado home.

Should I Wait or Do It Now? The Truth About Timing a Reverse Mortgage

Have you ever wondered why reverse mortgages carry mortgage insurance when you never had it on your last loan? I get that question all the time. On this episode I’ll explain where HECM mortgage insurance came from, how it works, and — most important — why it benefits you and your heirs. I’ll use simple examples and real-world stories from Colorado so you can hear how this protection plays out in everyday life. <h2>What You’ll Learn</h2> <ul><li>A brief history of the HECM program and why mortgage insurance was added.</li><li>How the mortgage insurance premiums are charged and where the money goes.</li><li>How mortgage insurance protects you if home values drop.</li><li>Why your HECM line of credit grows over time and how that growth is guaranteed.</li><li>What happens to payments and lines of credit if your lender fails.</li><li>How the non-recourse feature shields you and your heirs from personal liability.</li><li>Why the mortgage insurance fund keeps the HECM program available and reliable for future seniors.</li><li>Real examples: a family that kept a sentimental home despite a market downturn, and a couple who used a growing line of credit for in-home care.</li></ul> If you want a clear, practical view of how mortgage insurance on a HECM works — and why it might be one of the best protections you can get as a homeowner over 62 — this episode will walk you through it step by step. You’ll finish the show with an easy-to-follow list of benefits, concrete examples you can relate to, and questions to bring to your own consultation. Tune in to learn how this insurance helps keep you in your home, protects your estate, and gives you a dependable financial safety net for the years ahead.

Have you ever wondered why reverse mortgages carry mortgage insurance when you never had it on your last loan? I get that question all the time. On this episode I’ll explain where HECM mortgage insurance came from, how it works, and — most important — why it benefits you and your heirs. I’ll use simple examples and real-world stories from Colorado so you can hear how this protection plays out in everyday life.What You’ll LearnA brief history of the HECM program and why mortgage insurance was added.How the mortgage insurance premiums are charged and where the money goes.How mortgage insurance protects you if home values drop.Why your HECM line of credit grows over time and how that growth is guaranteed.What happens to payments and lines of credit if your lender fails.How the non-recourse feature shields you and your heirs from personal liability.Why the mortgage insurance fund keeps the HECM program available and reliable for future seniors.Real examples: a family that kept a sentimental home despite a market downturn, and a couple who used a growing line of credit for in-home care.If you want a clear, practical view of how mortgage insurance on a HECM works — and why it might be one of the best protections you can get as a homeowner over 62 — this episode will walk you through it step by step. You’ll finish the show with an easy-to-follow list of benefits, concrete examples you can relate to, and questions to bring to your own consultation. Tune in to learn how this insurance helps keep you in your home, protects your estate, and gives you a dependable financial safety net for the years ahead.

How (HECM) Reverse Mortgage Insurance Helps You: 5 Reasons It Protects Your Home and Your Family

If you own a Colorado home and worry about stretching Social Security and pension checks, this episode is for you. Today we look at a little-known way to get more control from your FHA-insured reverse mortgage. Most people know reverse mortgages let you skip monthly payments. Fewer know you can choose to make payments—and that choice can give you flexibility, protect equity, and grow your available credit for the years ahead. I’ll walk you through how it works, when it helps, and what to watch out for. <h2>What You'll Learn</h2> How voluntary payments change your loan outcomeSmall or large payments slow the balance growth and reduce long-term interest costs. You will see how even modest payments can change your equity picture over time. How payments move through the prepayment waterfallAccrued mortgage insurance is paid first, then interest, then principal. This order matters if you plan to deduct interest and affects which part of your payment actually reduces the balance. The line-of-credit effectPaying down the loan balance increases your future borrowing power. The line of credit grows at the same rate the loan accrues charges, so lowering the balance today lets that credit grow from a higher base. Smart payment strategies for retireesLearn when to pay a little each month, when to use windfalls like tax refunds or stock sales, and why you should avoid paying the loan to zero if you want to keep the line of credit available. Real-life examples for common situationsScenarios cover homeowners on fixed income, part-time workers with irregular pay, and those facing variable expenses like healthcare or home repairs. See how different choices play out over time. Tax and accounting notes to discuss with your CPAUnderstand the basics of interest deductibility and the role of accrued mortgage insurance. Know the questions to bring to your tax advisor before claiming deductions. Key cautions and limitsLearn how much to pay to preserve the line of credit, why paying the loan to zero closes the credit, and other practical rules to avoid unintended consequences. Making voluntary payments on a HECM is optional, but it can be a strong tool for retired homeowners who want more control over cash flow and home equity. In this episode I explain the mechanics, share real examples, and give practical rules of thumb so you can decide if partial payments fit your retirement plan. If you want a flexible safety net for health care, home repairs, or family needs, tune in. A few smart payments today can protect your financial life tomorrow.

If you own a Colorado home and worry about stretching Social Security and pension checks, this episode is for you. Today we look at a little-known way to get more control from your FHA-insured reverse mortgage. Most people know reverse mortgages let you skip monthly payments. Fewer know you can choose to make payments—and that choice can give you flexibility, protect equity, and grow your available credit for the years ahead. I’ll walk you through how it works, when it helps, and what to watch out for.What You'll LearnHow voluntary payments change your loan outcomeSmall or large payments slow the balance growth and reduce long-term interest costs. You will see how even modest payments can change your equity picture over time.How payments move through the prepayment waterfallAccrued mortgage insurance is paid first, then interest, then principal. This order matters if you plan to deduct interest and affects which part of your payment actually reduces the balance.The line-of-credit effectPaying down the loan balance increases your future borrowing power. The line of credit grows at the same rate the loan accrues charges, so lowering the balance today lets that credit grow from a higher base.Smart payment strategies for retireesLearn when to pay a little each month, when to use windfalls like tax refunds or stock sales, and why you should avoid paying the loan to zero if you want to keep the line of credit available.Real-life examples for common situationsScenarios cover homeowners on fixed income, part-time workers with irregular pay, and those facing variable expenses like healthcare or home repairs. See how different choices play out over time.Tax and accounting notes to discuss with your CPAUnderstand the basics of interest deductibility and the role of accrued mortgage insurance. Know the questions to bring to your tax advisor before claiming deductions.Key cautions and limitsLearn how much to pay to preserve the line of credit, why paying the loan to zero closes the credit, and other practical rules to avoid unintended consequences.Making voluntary payments on a HECM is optional, but it can be a strong tool for retired homeowners who want more control over cash flow and home equity. In this episode I explain the mechanics, share real examples, and give practical rules of thumb so you can decide if partial payments fit your retirement plan. If you want a flexible safety net for health care, home repairs, or family needs, tune in. A few smart payments today can protect your financial life tomorrow.

How Voluntary Payments Boost Your Reverse Mortgage Benefits

You heard the headlines: the Federal Reserve cut short-term interest rates. But what does that actually mean for your reverse mortgage — or for your plans to get one? In this episode I walk you through the difference between the Fed’s short-term lever and the long-term rates that set reverse mortgage borrowing power. I use plain language, real examples, and 22 years of experience so you can know what to do next. <h2>What you'll learn</h2> <ul><li>The one thing the Fed really controls: the federal funds overnight rate and how it affects short-term borrowing.</li><li>Why short-term rate cuts do not always lower mortgage or reverse mortgage rates.</li><li>How long-term rates, especially the 10-year Treasury, determine how much you can get from a HECM.</li><li>How a rate cut can help current HECM borrowers by lowering loan interest but also slow line-of-credit growth.</li><li>Why a lower 10-year Treasury increases your principal limit, and why a higher one reduces it.</li><li>A simple example that shows how a HECM line of credit grows and why that matters for future needs.</li><li>Practical steps to protect your retirement income and plan for health, home repairs, and long-term care using a reverse mortgage.</li></ul> This episode clears up the confusion behind the headlines and gives you clear action steps. You will learn how the Fed’s move may help or hurt you depending on your situation, what to watch in the 10-year Treasury, and how to use a reverse mortgage line of credit the smart way. If you want sensible, direct advice about protecting your savings and staying in your home, tune in.

You heard the headlines: the Federal Reserve cut short-term interest rates. But what does that actually mean for your reverse mortgage — or for your plans to get one? In this episode I walk you through the difference between the Fed’s short-term lever and the long-term rates that set reverse mortgage borrowing power. I use plain language, real examples, and 22 years of experience so you can know what to do next.What you'll learnThe one thing the Fed really controls: the federal funds overnight rate and how it affects short-term borrowing.Why short-term rate cuts do not always lower mortgage or reverse mortgage rates.How long-term rates, especially the 10-year Treasury, determine how much you can get from a HECM.How a rate cut can help current HECM borrowers by lowering loan interest but also slow line-of-credit growth.Why a lower 10-year Treasury increases your principal limit, and why a higher one reduces it.A simple example that shows how a HECM line of credit grows and why that matters for future needs.Practical steps to protect your retirement income and plan for health, home repairs, and long-term care using a reverse mortgage.This episode clears up the confusion behind the headlines and gives you clear action steps. You will learn how the Fed’s move may help or hurt you depending on your situation, what to watch in the 10-year Treasury, and how to use a reverse mortgage line of credit the smart way. If you want sensible, direct advice about protecting your savings and staying in your home, tune in.

What the Fed Rate Cut Means for Your Reverse Mortgage

You’ve heard the warnings from a neighbor, a news headline, or a worried adult child — and suddenly you stop asking questions. In this episode I break down the five myths that keep homeowners from even exploring reverse mortgages. I use plain examples, real stories, and clear rules so you can separate the facts from the fear. If you want to protect your home, your savings, and your peace of mind, this episode will give you the straight answers you need. <h2>What You’ll Learn</h2> <ul><li>Why the bank does not own your home: how a reverse mortgage places a lien, not a transfer of title, and what that means for control.</li><li>The five homeowner requirements that keep you in the home: live there as your primary residence, pay taxes, keep insurance, maintain the home, and keep your name on title.</li><li>What happens after you die: why heirs are not automatically stuck with debt and the common options heirs have.</li><li>Why owing more than the home’s current value does not create personal liability: the non-recourse nature of HECM loans and how mortgage insurance protects estates.</li><li>Why reverse mortgages are not only for people in financial crisis: real examples of retirees who used HECMs to reduce monthly payments, create a credit line, or protect retirement savings.</li><li>How negative amortization works and why a growing loan balance is part of the program — plus when to ask for an amortization estimate.</li><li>Practical steps to avoid surprises: the key questions to ask any lender, documents to request, and red flags that deserve a second look.</li><li>When a reverse mortgage is not the right choice: simple signs that suggest other options may be better.</li></ul> By the end of this episode you’ll know which fears are based on old stories or misinformation and which issues need careful planning. You’ll get clear rules, real-life examples, and concrete next steps so you can decide whether a reverse mortgage fits your retirement goals. Tune in to learn what to ask, who to call, and how a reverse mortgage could help you stay in your home and reduce financial stress.

You’ve heard the warnings from a neighbor, a news headline, or a worried adult child — and suddenly you stop asking questions. In this episode I break down the five myths that keep homeowners from even exploring reverse mortgages. I use plain examples, real stories, and clear rules so you can separate the facts from the fear. If you want to protect your home, your savings, and your peace of mind, this episode will give you the straight answers you need.What You’ll LearnWhy the bank does not own your home: how a reverse mortgage places a lien, not a transfer of title, and what that means for control.The five homeowner requirements that keep you in the home: live there as your primary residence, pay taxes, keep insurance, maintain the home, and keep your name on title.What happens after you die: why heirs are not automatically stuck with debt and the common options heirs have.Why owing more than the home’s current value does not create personal liability: the non-recourse nature of HECM loans and how mortgage insurance protects estates.Why reverse mortgages are not only for people in financial crisis: real examples of retirees who used HECMs to reduce monthly payments, create a credit line, or protect retirement savings.How negative amortization works and why a growing loan balance is part of the program — plus when to ask for an amortization estimate.Practical steps to avoid surprises: the key questions to ask any lender, documents to request, and red flags that deserve a second look.When a reverse mortgage is not the right choice: simple signs that suggest other options may be better.By the end of this episode you’ll know which fears are based on old stories or misinformation and which issues need careful planning. You’ll get clear rules, real-life examples, and concrete next steps so you can decide whether a reverse mortgage fits your retirement goals. Tune in to learn what to ask, who to call, and how a reverse mortgage could help you stay in your home and reduce financial stress.

The Top 5 Myths That Stop People From Learning About Reverse Mortgages

Have you ever wondered whether a reverse mortgage could help you pay bills, cover home repairs, or boost your monthly income — without losing your home? In this episode I break down the three clear rules that matter: age, how much equity you have, and a basic financial check. I’ll use real examples and plain language so you can hear exactly where you stand and what next steps look like. <h2>What You'll Learn</h2> <ul><li>The single age rule that matters: who must be 62 or older and what happens if a spouse is younger.</li><li>How we measure equity and why having 50–70% equity usually matters.</li><li>How a reverse mortgage can pay off an existing loan and still free up monthly cash.</li><li>What the financial assessment covers: credit, paying taxes and insurance, and residual income.</li><li>How loan proceeds or a line of credit count as income for qualification.</li><li>Options if you don’t qualify today (wait, increase equity, or consider proprietary loans).</li><li>The reverse mortgage for purchase: how it can let you buy a new home without monthly mortgage payments.</li><li>Real examples that show common outcomes for homeowners in their 60s, 70s, and beyond.</li></ul> If you want a clear answer about whether a reverse mortgage is right for you, this episode gives it in plain English. You’ll walk away knowing the three things lenders look at, what you can do now to improve your chances, and how a reverse mortgage could ease monthly expenses or let you move to a home that fits your retirement. Tune in to get specific examples, quick calculators you can use in your head, and the exact next steps you can take after the show.

Have you ever wondered whether a reverse mortgage could help you pay bills, cover home repairs, or boost your monthly income — without losing your home? In this episode I break down the three clear rules that matter: age, how much equity you have, and a basic financial check. I’ll use real examples and plain language so you can hear exactly where you stand and what next steps look like.What You'll LearnThe single age rule that matters: who must be 62 or older and what happens if a spouse is younger.How we measure equity and why having 50–70% equity usually matters.How a reverse mortgage can pay off an existing loan and still free up monthly cash.What the financial assessment covers: credit, paying taxes and insurance, and residual income.How loan proceeds or a line of credit count as income for qualification.Options if you don’t qualify today (wait, increase equity, or consider proprietary loans).The reverse mortgage for purchase: how it can let you buy a new home without monthly mortgage payments.Real examples that show common outcomes for homeowners in their 60s, 70s, and beyond.If you want a clear answer about whether a reverse mortgage is right for you, this episode gives it in plain English. You’ll walk away knowing the three things lenders look at, what you can do now to improve your chances, and how a reverse mortgage could ease monthly expenses or let you move to a home that fits your retirement. Tune in to get specific examples, quick calculators you can use in your head, and the exact next steps you can take after the show.

How to Know If You Qualify for a Reverse Mortgage -- Simple Steps That Matter

Have you wondered how lenders figure out the exact dollar amount you can get from a reverse mortgage? On this episode I walk you through the formula step by step, using plain English and real examples. I explain why age, home value, and interest rates matter, and why the numbers you see today look very different from those a few years ago. If you want to know how much cash you might access without monthly payments, this episode will give you the clear picture. <h2>What You'll Learn</h2> <ul><li>The three factors that set your borrowing limit: the youngest borrower’s age, the home’s value (and FHA caps), and the expected interest rate.</li><li>Why older borrowers get a higher loan percentage and how that works with a simple example.</li><li>The two interest rates that matter: the expected interest rate (used to set your borrowing power) and the initial interest rate (what you actually pay on the withdrawn balance).</li><li>How the 10-year and 1-year Treasury rates drive those two interest measures and why that matters for you.</li><li>How interest accrues on a reverse mortgage, why loan balances grow over time, and why lenders don’t loan 100% of your home value.</li><li>A short history of major program changes since 2009, why rules tightened, and how those changes protect you today.</li><li>How FHA’s maximum claim amount affects higher-value homes and when a proprietary loan might make sense.</li><li>Practical examples: a 62-year-old vs an 82-year-old on a $350,000 home — what each could expect now versus past low-rate years.</li><li>Red flags to watch for: lump-sum misuse, failure to pay taxes and insurance, and the signs that a reverse mortgage may not be the right choice.</li><li>Action steps you can take next: where to get a ballpark quote, what information to prepare, and questions to ask a certified reverse mortgage professional.</li></ul> This episode gives you a clear, usable map of how reverse mortgage amounts are set. You’ll understand the formula lenders use, the two interest rates you need to know, and the key policy shifts that shape today’s loans. With that knowledge you can decide whether a reverse mortgage fits your goals, protect your home equity, and plan for future costs like home repairs and healthcare. Tune in to get straightforward answers, real examples, and the exact questions to ask when you talk to a lender.

Have you wondered how lenders figure out the exact dollar amount you can get from a reverse mortgage? On this episode I walk you through the formula step by step, using plain English and real examples. I explain why age, home value, and interest rates matter, and why the numbers you see today look very different from those a few years ago. If you want to know how much cash you might access without monthly payments, this episode will give you the clear picture.What You'll LearnThe three factors that set your borrowing limit: the youngest borrower’s age, the home’s value (and FHA caps), and the expected interest rate.Why older borrowers get a higher loan percentage and how that works with a simple example.The two interest rates that matter: the expected interest rate (used to set your borrowing power) and the initial interest rate (what you actually pay on the withdrawn balance).How the 10-year and 1-year Treasury rates drive those two interest measures and why that matters for you.How interest accrues on a reverse mortgage, why loan balances grow over time, and why lenders don’t loan 100% of your home value.A short history of major program changes since 2009, why rules tightened, and how those changes protect you today.How FHA’s maximum claim amount affects higher-value homes and when a proprietary loan might make sense.Practical examples: a 62-year-old vs an 82-year-old on a $350,000 home — what each could expect now versus past low-rate years.Red flags to watch for: lump-sum misuse, failure to pay taxes and insurance, and the signs that a reverse mortgage may not be the right choice.Action steps you can take next: where to get a ballpark quote, what information to prepare, and questions to ask a certified reverse mortgage professional.This episode gives you a clear, usable map of how reverse mortgage amounts are set. You’ll understand the formula lenders use, the two interest rates you need to know, and the key policy shifts that shape today’s loans. With that knowledge you can decide whether a reverse mortgage fits your goals, protect your home equity, and plan for future costs like home repairs and healthcare. Tune in to get straightforward answers, real examples, and the exact questions to ask when you talk to a lender.

How Lenders Decide Your Reverse Mortgage Amount -- Simple, Clear, Practical

Welcome to Reverse Mortgage Radio. I’m Bruce Simmons, your guide to making smart decisions with reverse mortgages. Today, we’re diving into eight mistakes that many reverse mortgage borrowers make—and how you can steer clear of them. Whether you’re just thinking about applying or already have a reverse mortgage, these tips will protect your financial future and help you keep your home secure. I’ll share real stories and simple advice so you can feel confident every step of the way. <h2>What You’ll Learn</h2> <ul><li>Why you should never give out your Social Security number just to get a quote</li><li>The importance of working with a certified reverse mortgage specialist, not just any lender</li><li>Why rushing into a reverse mortgage can cost you more in the long run</li><li>How opening new debt during the loan process can affect your approval</li><li>The smart way to use your reverse mortgage funds without risking your home</li><li>What to know about protecting a spouse who isn’t on the loan</li><li>The crucial yearly step of confirming you still live in your home—and why it matters</li><li>How staying current on property taxes, insurance, and HOA dues keeps your loan safe</li></ul> This episode will give you clear, practical steps to avoid costly mistakes before and after getting a reverse mortgage. By understanding these key points, you’ll gain peace of mind knowing you’re protecting your home and your financial well-being. Whether you want to boost your retirement income or simply stay in your home without stress, these insights are for you. Tune in now, learn how to protect what matters most, and take control of your financial future today.

Welcome to Reverse Mortgage Radio. I’m Bruce Simmons, your guide to making smart decisions with reverse mortgages. Today, we’re diving into eight mistakes that many reverse mortgage borrowers make—and how you can steer clear of them. Whether you’re just thinking about applying or already have a reverse mortgage, these tips will protect your financial future and help you keep your home secure. I’ll share real stories and simple advice so you can feel confident every step of the way.What You’ll LearnWhy you should never give out your Social Security number just to get a quoteThe importance of working with a certified reverse mortgage specialist, not just any lenderWhy rushing into a reverse mortgage can cost you more in the long runHow opening new debt during the loan process can affect your approvalThe smart way to use your reverse mortgage funds without risking your homeWhat to know about protecting a spouse who isn’t on the loanThe crucial yearly step of confirming you still live in your home—and why it mattersHow staying current on property taxes, insurance, and HOA dues keeps your loan safeThis episode will give you clear, practical steps to avoid costly mistakes before and after getting a reverse mortgage. By understanding these key points, you’ll gain peace of mind knowing you’re protecting your home and your financial well-being. Whether you want to boost your retirement income or simply stay in your home without stress, these insights are for you. Tune in now, learn how to protect what matters most, and take control of your financial future today.

8 Common Reverse Mortgage Mistakes and How to Avoid Them

Hi, I’m Bruce Simmons, your Reverse Mortgage Professor. If the idea of a reverse mortgage has crossed your mind but left you feeling confused or unsure where to begin, this episode is just for you. Today, I’m taking you step-by-step through the entire reverse mortgage process—seven clear stages that will help you understand how to unlock the cash tied up in your home safely and confidently. From the moment you hear about reverse mortgages to the day you close your loan, I’ll walk you through what to expect and how to make the right decisions for your retirement. What You’ll Learn: <ul><li>Awareness: How to move from simply hearing about reverse mortgages to truly understanding if it’s right for you</li><li>Learning More: The importance of exploring your loan options and gathering the facts before making any decisions</li><li>Counseling: Why meeting with a housing counselor is a required and valuable step—not a barrier</li><li>Application: What information and documentation you’ll need to submit when applying for a reverse mortgage</li><li>Processing: How your application is reviewed and verified behind the scenes to ensure everything is in order</li><li>Underwriting: What happens during loan approval and how lenders assess your eligibility and financial situation</li><li>Closing: What to expect on closing day and how you’ll gain access to the funds from your home equity</li></ul> By the end of this episode, you’ll have a clear roadmap of the reverse mortgage journey that removes confusion and replaces it with confidence. You’ll know what each step means, why it matters, and how it fits into your bigger plan for a secure and comfortable retirement. If you’ve been hesitant or overwhelmed by the reverse mortgage process, this seven-step guide will give you the clarity you need to take control of your financial future. Tune in, learn what it takes, and take that first step toward unlocking your home’s potential on your terms.

Hi, I’m Bruce Simmons, your Reverse Mortgage Professor. If the idea of a reverse mortgage has crossed your mind but left you feeling confused or unsure where to begin, this episode is just for you. Today, I’m taking you step-by-step through the entire reverse mortgage process—seven clear stages that will help you understand how to unlock the cash tied up in your home safely and confidently. From the moment you hear about reverse mortgages to the day you close your loan, I’ll walk you through what to expect and how to make the right decisions for your retirement.What You’ll Learn:Awareness: How to move from simply hearing about reverse mortgages to truly understanding if it’s right for youLearning More: The importance of exploring your loan options and gathering the facts before making any decisionsCounseling: Why meeting with a housing counselor is a required and valuable step—not a barrierApplication: What information and documentation you’ll need to submit when applying for a reverse mortgageProcessing: How your application is reviewed and verified behind the scenes to ensure everything is in orderUnderwriting: What happens during loan approval and how lenders assess your eligibility and financial situationClosing: What to expect on closing day and how you’ll gain access to the funds from your home equityBy the end of this episode, you’ll have a clear roadmap of the reverse mortgage journey that removes confusion and replaces it with confidence. You’ll know what each step means, why it matters, and how it fits into your bigger plan for a secure and comfortable retirement. If you’ve been hesitant or overwhelmed by the reverse mortgage process, this seven-step guide will give you the clarity you need to take control of your financial future. Tune in, learn what it takes, and take that first step toward unlocking your home’s potential on your terms.

The Reverse Mortgage Process: Your 7-Step Guide from Start to Finish

Unlock the door to a financially free retirement with 'Reverse Mortgage Radio' – your go-to source for savvy financial insights in the world of reverse mortgages. Dive deep into the untapped potential of your home equity with industry experts, real-life success stories, and cutting-edge strategies that set us apart. Tune in to 'Reverse Mortgage Radio' and transform your golden years from uncertain to unbelievable. Hit subscribe and start redefining retirement on your terms today!

Unlock the door to a financially free retirement with 'Reverse Mortgage Radio' – your go-to source for savvy financial insights in the world of reverse mortgages. Dive deep into the untapped potential of your home equity with industry experts, real-life success stories, and cutting-edge strategies that set us apart. Tune in to 'Reverse Mortgage Radio' and transform your golden years from uncertain to unbelievable. Hit subscribe and start redefining retirement on your terms today!

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Reverse Mortgage Radio

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