Home

Reverse mortgage guides for Utah, Idaho and the West

Clear Reverse publishes reverse mortgage guides for homeowners 62 and older in Utah, Idaho and the Mountain West and Northwest, and for the families helping them. The guides explain how a HECM works, what it costs, who qualifies, the risks, and what happens to heirs, using primary sources such as HUD, the CFPB and federal regulations.

Get your free guide

Last updated · By the Clear Reverse editorial team

Key takeaways
  • Start with how a reverse mortgage works, then check the requirements and costs.
  • Federal HECM rules apply in every state; some states in our region add their own rules (see below).
  • Every guide lists its primary sources and the date it was last updated.

All guides

How does a reverse mortgage work?

What a reverse mortgage is, step by step: who qualifies, counseling, how much you can borrow, payout options, why the balance grows, when it must be repaid, and what happens to your heirs.

How much can I get from a reverse mortgage?

What actually sets HECM reverse mortgage proceeds: age, interest rates, home value up to the $1,249,125 limit (valid through Dec 31, 2026), costs, and your current mortgage. Includes a rough estimator.

Reverse mortgage calculator (rough HECM estimate)

Free rough reverse mortgage estimator for homeowners 62+. Shows an honest range, not a fake exact number, and explains what each input means and what lenders will check.

Reverse mortgage rates: how HECM rates work

Fixed vs. adjustable HECM rates, lender margins, rate caps, recent index values with sources, and how a higher expected rate lowers how much you can borrow.

Reverse mortgage costs explained

Every HECM cost, line by line: 2% upfront FHA mortgage insurance, 0.5% annual MIP, origination fee capped at $6,000, closing costs, interest, and servicing.

Reverse mortgage requirements (HECM eligibility)

HECM eligibility checklist: age 62+, primary residence, enough equity, eligible property, financial assessment, and required HUD-approved counseling.

Reverse mortgage pros and cons

A balanced look at HECM reverse mortgage advantages and drawbacks: no monthly mortgage payment, growing line of credit, and non-recourse protection, against costs, a growing balance, and obligations.

Reverse mortgage vs. HELOC (and other options)

Side-by-side comparison of a HECM reverse mortgage, a HELOC, a home equity loan, cash-out refinance, and downsizing for homeowners 62+.

HECM for Purchase: buying a home with a reverse mortgage

How HECM for Purchase lets buyers 62+ buy a new primary residence with a reverse mortgage and a down payment, with no monthly mortgage payment required. Requirements, down payment, and pitfalls.

Jumbo reverse mortgages (proprietary loans)

What a jumbo (proprietary) reverse mortgage is, how it differs from an FHA-insured HECM, state rules in Utah and Washington, and the questions to ask before you apply.

HUD reverse mortgage counseling: what to expect

Required HECM counseling explained: who must attend, what HUD-approved counselors cover, cost, the certificate, and how to find an independent counselor.

Can you lose your home with a reverse mortgage?

Yes, it can happen. Learn the events that make a HECM come due (taxes, insurance, occupancy, maintenance) and how to protect yourself, including set-asides and early help.

What happens to a reverse mortgage when the borrower dies?

What heirs need to know: when a HECM comes due, the timelines, the 95% of appraised value option, non-recourse protection, and protections for an eligible non-borrowing spouse.

Curious about your own numbers? Rough range only, not a loan offer or pre-qualification. No sign-up, no credit check.

Try the estimate calculator

Do reverse mortgage rules differ in Utah, Idaho and nearby states?

Federal HECM rules apply everywhere, but several states in our region add their own. A few examples, checked October 30, 2026:

  • Utah has its own reverse mortgage law, the Utah Reverse Mortgage Act (Utah Code Title 57, Chapter 28).
  • Washington sets reverse mortgage rules starting at RCW 31.04.505.
  • Idaho's property tax deferral program is only for homes that don't have a reverse mortgage or a home equity line of credit (Idaho State Tax Commission). In April 2026 the Idaho Department of Finance reported a rise in complaints, including companies "charging consumers, predominately seniors, for reverse-mortgage counseling that should have been free and was not HUD-approved" (news release, Apr 15, 2026).
  • Oregon law says a homestead "that is pledged as security for a reverse mortgage is not eligible for tax deferral under ORS 311.666 to 311.701," with narrow exceptions (ORS 311.700(2)).
  • Colorado's senior property tax deferral program says "No reverse mortgages can exist on the property" (Colorado State Treasury).

Federal rules for the FHA-insured HECM say the borrower "shall not participate in a real estate tax deferral program or permit any liens to be recorded against the property, unless such liens are subordinate to the insured mortgage" (24 CFR 206.27(b)(3)). Nevada, Montana, Wyoming and Arizona readers can use the federal guides below; ask a HUD-approved counselor about your state's rules.

Rough estimate only

Reverse Mortgage (HECM) Estimator

Uses approximate figures. Not a loan offer.
Free guide by email

Get the Clear Reverse Guide to Reverse Mortgages

Form not loading? Email us at hello@clearreverse.com and we'll send your guide.

We email the guide only. We don't share your information with any lender (see Lending Partners). Read our Privacy Policy and Terms.

We never ask for your Social Security number or bank details.

Frequently asked questions

Are these guides written by a lender?

No. Clear Reverse is an independent education and marketing service, not a lender. We cite HUD and CFPB sources, and you should confirm details with a HUD-approved counselor and a licensed lender.

Who writes these guides?

The Clear Reverse editorial team writes and updates them from primary sources such as HUD, the CFPB and federal regulations. Each guide shows its last-updated date and lists its sources.

Do these guides apply in Utah, Idaho and nearby states?

Yes. The federal HECM rules they explain apply in every state. Some states, such as Idaho, Oregon and Colorado, have property tax deferral rules that don't mix with a reverse mortgage. Federal HECM rules generally bar joining a property tax deferral program (24 CFR 206.27(b)(3)). Check local rules with a HUD-approved counselor.

Have a question?

Email us about anything in our guides. We can't give advice about your own loan, but we'll point you to the right guide or to a HUD-approved counselor.

Have a question? Email us

Sources

Program rules change, so confirm details with a HUD-approved counselor and a licensed lender.