Longmont · Boulder County

Longmont Reverse Mortgage — Let Your Equity Take Care of You

Reverse mortgage answers for Longmont — for owners who bought long before Boulder County's prices ran up and now hold more equity than they realize.

See What You Can Access Schedule an Equity Review

42 Five-Star Reviews

AGE 62+

Standard HECM, FHA-insured

AGE 55+

Jumbo programs, Colorado

NON-RECOURSE

Never owe more than the home

KEEP TITLE

You stay on the deed, for life

Let's Clear the Air

Most of What You've Heard About Reverse Mortgages Is Out of Date

The stigma comes from a product that existed a generation ago. Today's reverse mortgage is federally regulated, requires independent HUD-approved counseling, carries non-recourse protection, and lets you stay in your home for life. You keep your title. The bank does not own your house.

In Longmont, plenty of retirement-age homeowners are sitting on a lifetime of equity that is doing nothing for them. A reverse mortgage unlocks that equity without a monthly mortgage payment — while your property taxes, insurance, and maintenance continue as your responsibility.

It is not right for everyone, and I will tell you when it isn't. But it is worth understanding how it actually works today — not what you heard from someone who last looked at it in the 1990s.

See who it suits — and who it doesn't

In Longmont the assumption that trips people up is the opposite of what you would expect — they think their home has become worth too much to qualify, as if the county's price surge shut the door. It did not. Very high values can call for a different program, but almost every Longmont home sits comfortably within the standard limits, and the equity that ran up is exactly what makes this useful.

— Bobby Friel · CO Home Equity · Founder

CALIBRATED QUESTION

What led you to believe your home could be worth too much for this to be an option?

Two Programs, One Decision

Proprietary Reverse Mortgages Start at 55. The FHA-Insured HECM Starts at 62.

Minimum age

Standard HECM

62+

Minimum age: 62
Federal insurance: FHA-insured (HECM)
Loan limit: The federal HECM limit
Line of credit: Unused portion grows over time
Best for: Homes within the federal limit

The Colorado difference

Jumbo / Proprietary

55+

Minimum age: 55 — a seven-year head start
Federal insurance: None — no FHA premium
Loan limit: Substantially higher than a HECM
Structure: Proprietary and non-recourse
Best for: Higher-value Colorado homes

Factor	Standard HECM	Jumbo / Proprietary
Minimum age	62	55
Federal insurance	FHA-insured	None (proprietary)
Maximum loan	Federal HECM limit	Substantially higher
Mortgage insurance premium	Yes	No
Non-recourse protection	Yes	Yes
Independent HUD counseling	Required	Required
You keep your title	Yes	Yes
Monthly mortgage payment	None required*	None required*
Growing line of credit	Yes	Varies by program
Best fit	Homes within the federal limit	Higher-value Colorado homes

See What You Qualify For

SEE WHAT YOU CAN ACCESS

Start With Your Own Numbers

Enter your home value, mortgage balance, and age. Your equity and the programs you may be eligible for update as you type — no email, no gate.

Home value

Current mortgage balance

Age of the youngest borrower

Your equity

$600,000

Programs you may be eligible for

Both a standard HECM (FHA-insured) and jumbo proprietary programs may be available. Which one fits depends on your home value and goals.

Homeowners in your range typically access a meaningful portion of their equity — the exact figure depends on age, current rates, and the program. I run your real numbers on the first call, at no cost.

Get Your Real Numbers

An estimate, not an offer. Actual eligibility and accessible equity depend on your age, property type, current rates, and program factors. Property taxes, homeowners insurance, and home maintenance remain your responsibility.

The Straight Answer

Who a Reverse Mortgage Is For — and Who It Isn't

A good fit

It May Fit If…

You are 55 or older
Jumbo proprietary programs start at 55; a standard HECM starts at 62.
You hold significant equity
The more equity you have built, the more a reverse mortgage can do for you.
You plan to stay in your home
The costs are front-loaded, so this fits people who intend to stay for years, not months.
You want to end a monthly mortgage payment
For most of the people I work with, that is the largest line in the monthly budget.
You can keep up taxes, insurance, and upkeep
These remain your responsibility — the program does not cover them.

Not for everyone

It Probably Doesn't If…

You plan to move soon
If you will sell within a couple of years, the up-front costs rarely make sense.
You want to leave the home free and clear
Heirs inherit the home and the balance against it — they can keep or sell, but there is a balance.
You are already behind on taxes or insurance
These obligations continue, and falling behind on them can trigger default.
A younger family member is affected
If someone under the program age lives with you, their situation needs careful review first.
Another option simply fits better
Sometimes a HELOC, a sale, or doing nothing is the right answer. I will tell you.

I have told people not to do this. It costs me the file and I would rather lose the file than put someone in the wrong product. If that is you, I will say so on the first call.

By Neighborhood

Longmont Equity, Block by Block

Old Town Longmont

HECM territory

Old Town Longmont is the historic heart of the city — tree-lined streets, Craftsman bungalows and Victorian homes, and a walkable Main Street of restaurants, breweries, and shops. Many owners here have held their homes for decades and use reverse mortgage proceeds for the upkeep an older home asks for, all while staying in the standard HECM at 62 that fits the neighborhood.

Prospect

HECM territory

Prospect is a New Urbanist community in southeast Longmont built around walkability, parks, and shared spaces, with homes largely from the two-thousands and twenty-tens. It draws owners who want a connected, low-friction lifestyle as they age, and the FHA-insured HECM at 62 suits the newer housing stock cleanly.

Renaissance

HECM territory

Renaissance is a well-established northwest Longmont neighborhood of larger lots, mountain views, and a mix of ranch and two-story homes from the nineteen-nineties and two-thousands. Long-time owners here hold meaningful equity, which makes a reverse mortgage a practical way to fund aging in place without giving up the view.

Harvest Junction

HECM territory

Harvest Junction is a growing neighborhood in south Longmont near the routes connecting to Boulder, Denver, and I-25. Its newer development and steady appreciation give owners a solid equity base, and the standard HECM at 62 turns that into flexibility without a monthly payment.

Garden Acres

HECM territory

Garden Acres is among Longmont's most established residential areas — mid-century ranch homes, mature trees, and generous lots, many held by original or second-generation owners. That deep tenure is exactly what makes the FHA-insured HECM at 62 productive here, converting decades of ownership into usable funds.

Fox Hill

HECM territory

Fox Hill sits on Longmont's east side around the country club of the same name, an established neighborhood of settled streets and homes from the nineteen-seventies and eighties held largely by long-tenured owners. The golf, the mature trees, and the quiet keep people here for good. For those now in retirement, the standard HECM at 62 turns years of ownership into usable equity without leaving the neighborhood they know.

Real Stories

Longmont Homeowners Who Put Their Equity to Work

Illustrative examples based on typical Colorado scenarios. All programs require ongoing payment of property taxes, homeowners insurance, and home maintenance.

Longmont retiree story — retired teacher using HECM to supplement PERA pension

FILE 01 · LONGMONTTHE OLD TOWN TEACHER

Finding Room to Breathe After the Classroom

Carol, age 70, taught in St. Vrain Valley schools for more than three decades and paid off her Old Town Longmont home along the way. Her PERA pension covers the essentials, but she wanted more room for travel, hobbies, and helping her children — without watching a bank balance shrink. A HECM line of credit gave her a steady supplement that leaves her PERA and Social Security untouched, and the freedom she had been waiting for.

Gap closed

PERA and benefits untouched

Room to travel

Balance no longer shrinking

Longmont supplemental income story — tech retiree using HECM to bridge early retirement

FILE 02 · LONGMONTTHE PROSPECT BRIDGE

Bridging Early Retirement to a Larger Benefit

David, age 64, took early retirement from a Longmont tech company with a mortgage still on his Prospect home — a payment he did not want to keep pulling from savings. A HECM paid off that mortgage, erased the monthly payment, and left him a line of credit to draw on while he delays Social Security toward a larger benefit. The standard HECM was open to him at 62, right when the bridge mattered.

Payment gone

Payment gone for good

Bridge income

Waiting on a bigger benefit

Longmont aging in place story — widow making home accessible with HECM funds

FILE 03 · LONGMONTTHE RENAISSANCE WIDOW

Staying Home on Her Own Terms

Eleanor, age 76, has lived in her Renaissance ranch since the early two-thousands, the home fully paid off. After a hip replacement she needed a walk-in shower, grab bars, and a ramp to the garage — work that felt out of reach on Social Security alone. A HECM covered the accessibility changes and left her a growing line of credit as a cushion, so staying in her own home became the easy choice.

Stair-free

Shower, grab bars, ramp

Care cushion

The line grows quietly

Longmont education story — grandparents funding CU and CSU tuition with HECM

FILE 04 · LONGMONTTHE GARDEN ACRES GRANDPARENTS

Helping the Grandkids Through College

Ray and Nancy, both in their early seventies, have three grandchildren heading to CU Boulder and CSU over the next few years, and their paid-off Garden Acres home gave them a way to help. Rather than watch the kids take on student debt, they set up a HECM line of credit and draw from it for tuition each year, letting the unused balance grow for whatever comes next.

School helped

CU Boulder and CSU

Line expands

Unused balance grows

Your Longmont Equity Review

One conversation — your numbers, your timeline, and a straight answer on whether this fits.

See What Your Equity Could Do

Longmont owners who bought decades ago have watched their homes climb in value, and they want to know what is left for the kids after a reverse mortgage. Because the home has appreciated so much, what the heirs inherit is usually real equity, not a depleted house — the loan is settled from the property, and whatever value sits above the balance belongs to them.

— Bobby Friel · CO Home Equity · Founder

CALIBRATED QUESTION

When you picture your children inheriting the equity that sits above the loan, what changes about how you see this?

Ways to Use It

What Longmont Homeowners Do With Their Equity

Strategy 01

Tech Early-Retirement Bridge

Longmont's tech corridor has produced a wave of early retirees who left work before Social Security began. A HECM line of credit can bridge the gap between early retirement and a later, larger Social Security benefit — drawing on home equity for the interim years so the eventual benefit lands higher, without a monthly mortgage payment eroding the plan.

Strategy 02

PERA Pension Supplement

Retired St. Vrain Valley and Boulder County teachers, administrators, and staff often find a PERA pension that handles the basics but not the life they envisioned. A HECM line of credit provides tax-free monthly draws that supplement the pension without affecting PERA, Social Security, or Medicare benefits.

Strategy 03

Boulder County Aging in Place

Assisted living in Boulder County is a heavy monthly cost, which makes aging in place dramatically more affordable by comparison. HECM funds can cover accessibility modifications, in-home care support, and the daily expenses of independent living, so staying in a paid-off Longmont home stays realistic well into later years.

Strategy 04

Multi-Generational Education Funding

Longmont's nearness to CU Boulder and CSU makes it a natural base for grandparents who want to support education. A HECM line of credit can fund college savings, pay tuition directly, or cover a student's living expenses — all without touching retirement accounts, and with the unused balance still growing.

Avoid These

Common Longmont Reverse Mortgage Mistakes

Mistake 01

Assuming Boulder County values make you ineligible

Some Longmont owners assume their home has appreciated past the point of qualifying. In reality the great majority of Longmont homes sit well within the federal lending limit, and a higher value simply means more accessible equity — the standard HECM at 62 fits far more homes here than owners expect.

Mistake 02

Not accounting for Boulder County property tax volatility

Boulder County property taxes have jumped sharply in recent assessment cycles, and as a reverse mortgage borrower you must keep those taxes current to maintain the loan. Plan for meaningful annual increases rather than today's figure, and consider holding part of the proceeds as a tax reserve.

Mistake 03

Drawing too much too early

A Longmont owner may live in their home for decades after setting up a reverse mortgage. Drawing heavily in the first few years can leave less available later, when medical and care costs usually rise. Leaning on the growing line of credit rather than a large early lump sum keeps more within reach when it matters most.

Mistake 04

Not considering HECM for Purchase when downsizing

Many Longmont owners in larger Prospect or Renaissance homes do not realize they can sell, downsize within the area, and use a reverse mortgage for purchase to buy the smaller home with no monthly payment. It frees a good share of the sale proceeds while keeping them close to home.

Local Intelligence

What to Watch for in Longmont

Watch 01

Boulder County Property Tax Surges

Boulder County reassessments have produced steep property tax increases for Longmont owners in recent cycles, and those taxes must be paid to keep the loan in good standing. Budget for continued increases rather than today's bill, and hold a reserve for them if you can.

Watch 02

Hail & Severe Storm Exposure

Longmont sits in Colorado's Front Range hail corridor, and a reverse mortgage requires continuous homeowners insurance at replacement cost. Premiums can climb after a claim event, so build room for rising coverage costs into the plan.

Watch 03

Flood Risk Near St. Vrain Creek

Properties near St. Vrain Creek carry flood risk, as the 2013 floods made unforgettable. A home in a FEMA-designated flood zone must carry flood insurance as a condition of the reverse mortgage, so confirm your zone before applying.

Watch 04

Aging Infrastructure in Established Neighborhoods

Old Town and Garden Acres homes built before 1980 may need foundation, plumbing, or electrical updates to meet the FHA property standards a reverse mortgage requires. Handling those early keeps them from becoming a delay at closing.

The Longmont Market

Why Longmont Equity Is Worth Understanding

Market Snapshot

Longmont, CO

County: Boulder County

Longmont has always been Boulder County without Boulder's prices — an old-town grid with a working history, Craftsman bungalows and mid-century ranches, and a diverse base of technology and aerospace employers that has kept the place steady. The people who own homes here tend to have bought well before the county's run-up, and they have watched their equity climb without ever intending to cash it in.

That long tenure is what makes the reverse mortgage picture here so straightforward. Longmont is standard-HECM territory through and through: the FHA-insured reverse mortgage at 62 fits essentially every home, from the Old Town streets to Renaissance to the newer south-side developments. For retired teachers, tech early-retirees, and long-settled families alike, it is a way to turn decades of quiet appreciation into cash flow without leaving the community they helped build.

Longmont homeowners insurance review — protect your home and equity

In partnership with

Direct Insurance Services

Protect Your Longmont Home

Your Reverse Mortgage Requires Insurance — When Was the Last Time You Actually Compared?

Your reverse mortgage lender requires active homeowners insurance with full replacement-cost coverage. Colorado homeowners face real exposure: hail in the Front Range, wildfire in the foothills and mountain zones, severe wind across the plains. A single storm can cause serious roof and exterior damage.

Before your reverse mortgage closes, we run a full insurance review through our partners at Direct Insurance Services — not just to satisfy your lender's requirements, but to make sure there are no coverage gaps. It saves headaches and money.

Compare 30+ carriers in one free review

Colorado-specific wildfire, hail, and severe weather expertise

Ensures proper replacement cost for reverse mortgage requirements

Removes insurance delays from your funding timeline

FAQ

Longmont Reverse Mortgage Questions — Answered

Almost certainly not. There is a federal lending limit on the standard program, but the great majority of Longmont homes sit well within it, and a high value works in your favor by giving you more equity to draw on. Only genuinely high-end homes bump into the ceiling, and even then a privately underwritten jumbo program, open from 55, can pick up where the standard HECM at 62 leaves off.

No. Reverse mortgage proceeds are loan advances, not income, so they do not affect PERA, Social Security, or Medicare. A lot of retired St. Vrain Valley and Boulder County educators use an FHA-insured HECM at 62 to supplement a pension that covers the basics but not the life they pictured. If you receive a means-tested benefit like Medicaid, check with a counselor about asset limits.

Yes, that is a textbook use in Longmont's tech corridor. A HECM line of credit can supply income in the early retirement years so you can delay claiming Social Security until a later, larger benefit begins. The standard HECM is available at 62, with no monthly mortgage payment working against the bridge you are building.

It can, for homes near St. Vrain Creek. A property in a designated FEMA flood zone is required to carry flood insurance as a condition of the loan, and that becomes part of your ongoing obligations. It is worth confirming your flood-zone status early so the cost is known going in rather than discovered late.

Usually, yes. Older Longmont homes qualify as long as they meet standard FHA property condition standards. Where an early home needs foundation, plumbing, or electrical updates to get there, that can often be addressed as part of the process rather than being a barrier — the age of the house on its own is not the deciding factor.

Yes. A reverse mortgage for purchase lets you sell the Longmont home, put a substantial amount down on a smaller place in Firestone or Frederick, and carry no monthly mortgage payment on the balance. You keep the title, and a solid share of the sale stays with you for retirement.

Bobby's Take on Reverse Mortgages in Longmont

The owners I meet in Longmont bought their homes long before Boulder County's prices ran away, and that history shapes the misconception I hear most: that the value has climbed so high the home no longer qualifies. It is a reasonable thing to assume and it is simply not how the program works. The appreciation they are worried about is the very thing that gives them room to work with, and for nearly all of them the standard program fits without any trouble.

The warning most Longmont owners have heard describes a reverse mortgage that no longer exists. The product people were cautioned about years ago — the one that could leave a spouse exposed or let a balance spiral — was overhauled by the reforms that now require counseling, cap what can ever be owed, and protect a non-borrowing spouse. I find the fastest way through the fear is to read a Longmont owner the rules as they stand today and let the old story fall away on its own.

There is no exotic answer for Longmont, and I do not dress that up. The FHA-insured reverse mortgage at 62 is the right product for essentially every home here, from the Old Town grid to Renaissance to the newer south side. A privately underwritten jumbo, available from 55, exists for very high-value homes, but that is a Boulder-proper conversation far more than a Longmont one — I would rather point you to the program that actually fits than the one that sounds bigger.

I say the unglamorous part first, because these are careful people: this is not free money. This is borrowing against your own equity, and the balance climbs across the years rather than falling, with the home as security. It clears the monthly mortgage payment and leaves every other cost of the house standing — the taxes, the insurance, the upkeep. An owner who takes that in and still wants the flexibility is exactly who this serves well.

More often than not, the children join this conversation, and I want them there. Edwards is home base, and my work reaches the whole state, so coming to sit with a Longmont family and answer every question at once is no trouble at all. When the kids see how the balance is settled and that the equity above it comes to them, the fear they walked in with tends to lift — and getting a family to that clear-eyed place is the part of this I care about most.

Schedule an Equity Review

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THE EQUITY REVIEW

Your Home Took Care of Your Family for Decades. Now Let It Take Care of You.

A free, no-obligation equity review. I walk you through your options — HECM, jumbo, or whether a reverse mortgage is even the right move for your Longmont home. Your adult children are welcome on the call.

See What You Qualify For Read the Full Guide

No monthly mortgage payment required. Borrower must continue paying property taxes, homeowners insurance, and home maintenance.

Bobby Friel · NMLS# 332039 · Friel-Good Mortgage, Inc. · NMLS# 1901977