Reverse mortgages across California
California's story is value. The state median is more than double the national figure, so many owners run into the HECM limit, and the state has a strong alternative in Proposition 19 for owners willing to move.
| Measure | California | U.S. |
|---|---|---|
| Residents 65 and older | 17.5% | 18.9% |
| Owner-occupied homes | 55.9% | 65.2% |
| Median home value | $734,700 | $332,700 |
| Monthly owner costs, no mortgage | $829 | $638 |
| Monthly owner costs, with mortgage | $2,946 | $1,963 |
| Veterans | 1,305,453 | 16,185,883 |
Home prices in California
FHFA's purchase-only index shows California at -0.2% over the past year and +17.3% 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 San Francisco (17.6%), Oakland (14.7%), San Diego (14.6%). The highest median value is San Francisco at $1,394,500 and the lowest is Bakersfield at $371,700.
The $1,249,125 HECM limit in California
The HECM limit is one national number for 2026, unlike FHA purchase limits, which vary by county. In 3 of the 14 cities below, the median home is at or above 75 percent of the limit, so the cap is a real planning number.
California property tax programs to check first
Property Tax Postponement
Run by the State Controller. You must be 62 or older, blind or disabled, own and occupy the home as your principal residence, have household income of $55,181 or less, and hold at least 40 percent equity. Deferred taxes accrue 5 percent simple interest. Funding is limited and awarded first come, first served, so confirm details with the State Controller's Office at (800) 952-5661.
Proposition 19
If you are 55 or older, you can move your taxable value to a replacement home anywhere in California up to three times. The replacement must be bought or built within two years of selling the original. If it costs more than the home you sold, the difference is added to your taxable value. For many long-time owners, selling and using Prop 19 is the real alternative to a reverse mortgage, and HECM for Purchase can sit on top of that move.
California reverse mortgage data by city
| City | 65+ | Owner-occupied | Median value | 5-year price change |
|---|---|---|---|---|
| San Francisco | 17.6% | 38.2% | $1,394,500 | +17.5% |
| Oakland | 14.7% | 42.3% | $929,900 | +8.2% |
| San Diego | 14.6% | 47.3% | $906,700 | +40.8% |
| San Jose | 14.5% | 55.8% | $1,233,200 | +27.4% |
| Los Angeles | 14.2% | 36% | $921,200 | +31.9% |
| Sacramento | 14.2% | 51.7% | $506,300 | +19.9% |
| Long Beach | 13.5% | 41.2% | $806,600 | +31.9% |
| Anaheim | 13% | 46.2% | $831,200 | +45.5% |
| Stockton | 13% | 53.9% | $440,900 | +18.2% |
| Fresno | 12.4% | 50.1% | $374,800 | +35.5% |
| Riverside | 12% | 56.8% | $584,800 | +35.9% |
| Santa Ana | 11.4% | 44.6% | $713,000 | +45.5% |
| Bakersfield | 11.3% | 60.6% | $371,700 | +35.8% |
| Irvine | 10.8% | 44.5% | $1,191,500 | +45.5% |
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 California 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 California?
The 2026 HECM limit is $1,249,125 nationwide, including California. 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 California?
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 California cities have the oldest populations?
Among the cities we serve, San Francisco (17.6%), Oakland (14.7%), San Diego (14.6%) 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.