Reverse mortgages across Arizona
Arizona is a retirement destination, with more than one in five residents 65 or older and a long list of age-restricted communities. Values are closer to national levels, so most homes sit well under the HECM limit, and buying with HECM for Purchase is a real option.
| Measure | Arizona | U.S. |
|---|---|---|
| Residents 65 and older | 20.6% | 18.9% |
| Owner-occupied homes | 67.4% | 65.2% |
| Median home value | $394,500 | $332,700 |
| Monthly owner costs, no mortgage | $525 | $638 |
| Monthly owner costs, with mortgage | $1,803 | $1,963 |
| Veterans | 452,729 | 16,185,883 |
Home prices in Arizona
FHFA's purchase-only index shows Arizona at +0.6% over the past year and +27.4% over five years through the second quarter of 2026. Metro results vary widely, as the table below shows. The oldest cities on our list are Scottsdale (26.4%), Surprise (22.2%), Peoria (19.6%). The highest median value is Scottsdale at $789,800 and the lowest is Tucson at $266,200.
The $1,249,125 HECM limit in Arizona
The HECM limit is one national number for 2026, unlike FHA purchase limits, which vary by county. No city below has a median home near the limit, so the cap rarely matters here. Your age, the appraisal and rates decide the amount.
Arizona property tax programs to check first
Senior Property Valuation Protection
At least one owner must be 65 or older, you must have lived in the home for two years, the property can be no more than ten acres, and average income over three years must be under $47,712 for one owner or $59,640 for two or more. It freezes the valuation, not the bill, for three years and can be renewed. The statewide deadline is September 1, so confirm the next window with your county assessor.
Senior Property Tax Refund Credit
Filed with Form 140PTC. This is a refundable credit of up to $502 for very low income Arizona residents 65 or older, or under 65 and receiving SSI. Income must be under $3,751 living alone or $5,501 with others, and Social Security is excluded.
Arizona reverse mortgage data by city
| City | 65+ | Owner-occupied | Median value | 5-year price change |
|---|---|---|---|---|
| Scottsdale | 26.4% | 67% | $789,800 | +35.8% |
| Surprise | 22.2% | 79.1% | $435,100 | +35.8% |
| Peoria | 19.6% | 76% | $463,600 | +35.8% |
| Mesa | 17.5% | 64.4% | $408,000 | +35.8% |
| Tucson | 16.2% | 51.8% | $266,200 | +39.5% |
| Chandler | 13.6% | 65% | $507,800 | +35.8% |
| Glendale | 13.2% | 57.2% | $387,500 | +35.8% |
| Phoenix | 12.2% | 57.3% | $420,700 | +35.8% |
| Tempe | 11.1% | 42.3% | $455,400 | +35.8% |
| Gilbert | 11% | 73.1% | $575,100 | +35.8% |
Sorted by 65+ share. Price change is the metro area where FHFA publishes one, otherwise the state.
New to reverse loans? Start with our reverse mortgage guide, or see all our Arizona mortgage options.
Sources: U.S. Census Bureau QuickFacts (American Community Survey 2020-2024, population estimates July 2025). FHFA House Price Index, 2026 Q2. HUD 2026 HECM limit.
Common questions
What is the reverse mortgage limit in Arizona?
The 2026 HECM limit is $1,249,125 nationwide, including Arizona. It caps the value used to calculate your proceeds, not the value of your home.
How old do I need to be for a reverse mortgage in Arizona?
All borrowers on a HECM must be 62 or older. A younger spouse may be protected as an eligible non-borrowing spouse if the rules are met.
Which Arizona cities have the oldest populations?
Among the cities we serve, Scottsdale (26.4%), Surprise (22.2%), Peoria (19.6%) have the highest share of residents 65 and older.
Bayview Residential is a mortgage broker and is not affiliated with HUD or FHA. A reverse mortgage is a loan that must be repaid, and the balance grows over time. You must keep paying property taxes, insurance and home maintenance, and live in the home as your principal residence. All loans are subject to eligibility and approval. This page is general information and not legal, tax or benefits advice.