Reverse mortgages in Sacramento
A reverse mortgage works the same in Sacramento County as it does anywhere, but the numbers do not. Below is what the data says about Sacramento owners, and what that means if you are 62 or older and thinking about staying in your home.
| Measure | Sacramento | California | U.S. |
|---|---|---|---|
| Residents 65 and older | 14.2% | 17.5% | 18.9% |
| Owner-occupied homes | 51.7% | 55.9% | 65.2% |
| Median home value | $506,300 | $734,700 | $332,700 |
| Monthly owner costs, no mortgage | $697 | $829 | $638 |
| Monthly owner costs, with mortgage | $2,380 | $2,946 | $1,963 |
| Median household income | $87,321 | $99,122 | $80,734 |
| Veterans | 18,381 | 1,305,453 | 16,185,883 |
Monthly owner costs are medians and include taxes, insurance, utilities and any mortgage. The Census reports these up to $4,000.
What a mortgage payment costs Sacramento owners
Census data shows monthly owner costs in Sacramento of $2,380 with a mortgage and $697 without one. That gap of $1,683 is a rough look at what a paid-off house is worth to a monthly budget.
A HECM must first pay off any existing mortgage. After that, no monthly mortgage payment is required, though the unpaid interest adds to your balance. It is a trade of monthly cash flow now for less equity later.
The bills that do not go away
Even with no mortgage, Sacramento owners report a median of $697 a month in housing costs. On a HECM you keep paying property taxes, insurance and upkeep. Fall behind and the loan can come due.
Lenders check your payment history and income for this reason. If the numbers are tight, some of your proceeds can be set aside to pay taxes and insurance for you, which reduces your available cash.
Home prices around Sacramento
FHFA's House Price Index shows values in the Sacramento metro area about flat, at +0.1% over the past year and +19.9% over five years. That compares with +17.3% statewide over five years, so this area has moved faster than California as a whole.
If your home tracked the index, a value of $506,300 today means about $420,000 five years ago. That $80,000 difference is what makes a reverse loan possible for owners who thought they had little to work with.
With prices moving slowly, do not plan around future gains. Build the plan on what the home is worth today and on how quickly the balance would grow.
A younger city, with long-time owners
Only 14.2% of Sacramento residents are 65 or older, compared with 17.5% across California. That does not mean reverse loans are rare here. It means the owners who ask usually bought long ago, in a city that has since filled with younger households.
If you are in that group, your best comparison is often against a sale, because younger buyer demand can be a real asset when you decide to move.
Property tax help in Sacramento County
Before you borrow against a Sacramento home, see whether a tax program covers the gap. California's Property Tax Postponement program lets homeowners 62 or older (or blind or disabled) defer current property taxes at 5 percent simple interest with household income of $55,181 or less and at least 40 percent equity. Funding is limited and first come, first served. Because a reverse loan reduces equity over time, check this program first. See the full California reverse mortgage guide.
The rules in brief
You need to be 62 or older, live in this Sacramento home as your main residence, and complete HUD-approved counseling first (call 1-800-569-4287 to find a counselor). Repayment is triggered when the last borrower moves out, sells or passes away. For costs and spouse rules, read our reverse mortgage guide. If you would rather compare, see our HELOC page or the Sacramento mortgage page.
More in California: San Jose, San Diego, Bakersfield, Stockton, Fresno, San Francisco.
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
Can I get a reverse mortgage on my Sacramento home?
If every borrower is 62 or older, the home in Sacramento County is your principal residence, you have enough equity, and you pass the HUD counseling and financial assessment, generally yes. The property must meet FHA standards.
Does the HECM limit matter for a Sacramento home?
Most are comfortably under it. The 2026 limit is $1,249,125, and the Sacramento median is $506,300, so proceeds are driven by your age, the appraisal and rates rather than the cap.
How much have home values risen near Sacramento?
FHFA shows Sacramento metro at +0.1% over one year and +19.9% over five years as of the second quarter of 2026.
Who still pays the Sacramento County property tax bill?
You do. On a reverse mortgage you keep paying property taxes, insurance and upkeep. If you do not, the loan can become due.
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.