Reverse mortgages across Hawaii
Hawaii is the oldest state we serve, with very high values and very low property taxes. It is also where land tenure matters most, since leasehold land can stop a HECM.
| Measure | Hawaii | U.S. |
|---|---|---|
| Residents 65 and older | 22.6% | 18.9% |
| Owner-occupied homes | 63% | 65.2% |
| Median home value | $839,100 | $332,700 |
| Monthly owner costs, no mortgage | $697 | $638 |
| Monthly owner costs, with mortgage | $2,904 | $1,963 |
| Veterans | 87,697 | 16,185,883 |
Home prices in Hawaii
FHFA's purchase-only index shows Hawaii at +5.8% over the past year and +38.0% 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 East Honolulu (28.3%), Pearl City (26.9%), Mililani Town (26.1%). The highest median value is Kailua at $1,353,700 and the lowest is Hilo at $483,000.
The $1,249,125 HECM limit in Hawaii
The HECM limit is one national number for 2026, unlike FHA purchase limits, which vary by county. In 3 of the 10 cities below, the median home is at or above 75 percent of the limit, so the cap is a real planning number.
Hawaii property tax programs to check first
County exemptions
Hawaii has no state property tax. Each county sets its own, so the rules differ across Honolulu, Maui and Hawaii counties. In Honolulu the home exemption for owners 65 or older has been $160,000, and Bill 4 (2025) proposed $180,000 for tax years from July 1, 2027. Confirm the current figure with your county.
Leasehold land
Hawaii is one of the few places where a reverse loan can hit a leasehold problem. Federal HECM rules let a mortgage cover a leasehold, but the lease must stay in force for a set period tied to the borrower's life expectancy, so remaining term matters. Check your lease before you pay for anything.
Hawaii reverse mortgage data by city
| City | 65+ | Owner-occupied | Median value | 5-year price change |
|---|---|---|---|---|
| East Honolulu | 28.3% | 84.5% | $1,212,000 | +38.6% |
| Pearl City | 26.9% | 71.5% | $901,500 | +38.6% |
| Mililani Town | 26.1% | 81.2% | $923,900 | +38.6% |
| Kaneohe | 25.7% | 76.4% | $1,029,700 | +38.6% |
| Hilo | 22.7% | 66.1% | $483,000 | +38.0% |
| Kailua | 22.3% | 72.3% | $1,353,700 | +38.6% |
| Honolulu | 22% | 48.9% | $843,400 | +38.6% |
| Waipahu | 21.3% | 59.7% | $868,600 | +38.6% |
| Kahului | 21.2% | 64.7% | $862,600 | +38.0% |
| Ewa Gentry | 10.6% | 78.5% | $816,000 | +38.6% |
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 Hawaii 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 Hawaii?
The 2026 HECM limit is $1,249,125 nationwide, including Hawaii. 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 Hawaii?
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 Hawaii cities have the oldest populations?
Among the cities we serve, East Honolulu (28.3%), Pearl City (26.9%), Mililani Town (26.1%) 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.