Mortgage for Seniors Over 75 in 2026

Yes — there is no maximum age for a mortgage in the US. The Equal Credit Opportunity Act (ECOA) prohibits lenders from denying you based on age. At 75+, you qualify for conventional, FHA, VA, and even 30-year terms if your income supports the payment. Lenders evaluate income (Social Security, pensions, retirement accounts, annuities), credit score, and DTI — never age. About 1 in 4 new mortgages now goes to borrowers 65+.Check your personalized rate →

Seniors qualify using retirement income instead of employment: Social Security (lenders can gross it up 25% since it's tax-free), pensions, annuity payments, IRA/401(k) distributions (must show 3-year continuance), and asset depletion — where lenders divide your savings by 60–84 months to create qualifying income. Example: $600K in retirement accounts ÷ 84 months = $7,143/month qualifying income, even with zero employment.Check your personalized rate →

Asset depletion (or asset dissipation) lets seniors convert savings into qualifying income without selling anything. Lenders take your eligible assets (401k, IRA, brokerage, savings — usually 70% of retirement account value after age 59½) and divide by 60–84 months. $500K in assets ÷ 84 = ~$5,950/month income. Fannie Mae, Freddie Mac, and most jumbo lenders offer this. It's the #1 qualification tool for retirees over 75.Check your personalized rate →

It depends on the goal: 30-year term = lowest payment, preserves cash flow, heirs can assume/refinance or sell — the mortgage doesn't die with you. 15-year = builds equity faster, lower rate (~0.6% less), but higher payment strains fixed income. Many advisors suggest 30-year + optional extra payments for flexibility. Alternative for 75+: a HECM reverse mortgage (62+) eliminates monthly payments entirely — you pay only taxes/insurance.Check your personalized rate →

HECM for Purchase (H4P) lets buyers 62+ buy a home with roughly 50–60% down and NO monthly mortgage payments ever. On a $400K home: put ~$220K down, finance the rest via reverse mortgage — you own the home, pay only taxes/insurance/HOA. The loan is repaid when you sell, move, or pass away (heirs can refinance or sell). Ideal for seniors over 75 who want to relocate, downsize, or move closer to family without a monthly payment.Check your personalized rate →

The mortgage doesn't disappear — but heirs have options protected by federal law (Garn-St Germain Act): (1) Heirs can assume the loan and keep the same rate/terms — lenders cannot call the loan due on death. (2) Sell the home and pay off the balance. (3) Refinance into their own name. For reverse mortgages: heirs get 6–12 months to sell or refinance; they never owe more than the home's value (non-recourse). Tip: add heirs to title or use a living trust to simplify transfer.Check your personalized rate →