Reverse Mortgage Broker Serving Roseville, California
FHA insured 33 reverse mortgages in Roseville in the past year, five of them purchases, and none reached the FHA limit. It is where many Bay Area homeowners come to retire.
Placer County by the numbers: Roseville cleared the ceiling 33 for 33.
HUD publishes a loan-level record of every FHA-insured reverse mortgage. Here is what the twelve releases from September 2025 through August 2026 show for Placer County, and for Roseville in particular.
| HECMs insured by FHA, Placer County | 85 |
| Of those, purchases (HECM for Purchase) | 9 |
| Reached the FHA ceiling | 4.7% |
| In Roseville itself | 33 |
| Roseville: reached the ceiling | 0.0% |
| California overall vs. the rest of the US | 20.2% vs 3.0% |
Placer County saw 4.7% of insured loans reach the FHA ceiling, which still leaves better than 95 of every 100 where the HECM counted the appraisal in full. The program works well here.
Roseville went further: 33 insured loans, none at the ceiling, five of them purchases. This is a city people retire to on purpose, and the loan mix shows it.
Where these figures come from. Counted by me from the FHA HECM Single-Family Portfolio Snapshot, the loan-level file HUD publishes every month. The last twelve monthly releases, September 2025 through August 2026. HUD counts each loan in the month FHA insured it (its endorsement), usually within about two months of closing, so these are insurance months, not closing months. A loan is counted as reaching the ceiling when its maximum claim amount equals the limit that applied to its case number: $1,209,750 for 2025 case numbers and $1,249,125 for 2026. No endorsements at all were processed in October 2025 — in HUD’s words, “due to the lapse in appropriations covering the entire month” — so that release is empty and the figures cover eleven months of endorsements. These are FHA-insured HECM loans only; proprietary jumbo lending is not federally insured and appears in no public dataset. Every California county and city in one table →
Roseville by ZIP code
Roseville’s three Zillow ZIP codes, each carrying its HUD loan count from the past year and its typical value measured against the 2026 FHA limit.
Roseville HECMs insured in the past year
All 3 Roseville ZIP codes have a typical value under the $1,249,125 limit, from about $541,000 to $688,000. The most loans were in 95747: 21 of the 33. None of the 33 reached the FHA ceiling.
| ZIP code | HECMs insured | At the FHA ceiling | Typical home value | Under or over the limit |
|---|---|---|---|---|
| 95661 | 6 | 0 | $688,000 | Under |
| 95678 | 6 | 0 | $541,000 | Under |
| 95747 | 21 | 0 | $665,000 | Under |
All 33 HECMs HUD recorded with a Roseville address. The limit is the 2026 HECM maximum claim amount of $1,249,125.
HUD’s list shows 1 FHA-approved condominium project with a Roseville mailing address (searched October 16, 2026). A unit in a project that is not on the list can still qualify through FHA’s single-unit approval, which adds stricter income and payment-history tests for HECM borrowers (HUD Mortgagee Letter 2019-17). Search HUD’s condominium list →
Where these figures come from. Loans: the HUD HECM Snapshot records behind this page’s other figures, September 2025 through August 2026 (the months FHA insured each loan), by the ZIP code HUD records for each Roseville loan. Typical home values: Zillow Home Value Index for each ZIP code, all homes, data through September 30, 2026, rounded to the nearest $1,000. A typical value is the middle of the market, so plenty of homes in an “under” ZIP code are worth more, and the reverse. Condominiums: HUD’s FHA condominium list, status Approved.
The Roseville bottom line: 33 insured reverse mortgages in the past year, zero at the FHA ceiling, five of them HECM for Purchase. With ZIP-level values between roughly $541,000 and $688,000, the federal calculation counts the whole house across the city for homeowners 62 and older, and the jumbo programs, to $4 million, serve mainly the 55-to-61 crowd. Both run without any required monthly principal-and-interest payment while you live in the home and keep taxes, insurance, and upkeep current.
2026 HECM limit: HUD Mortgagee Letter 2025-22. Counseling and California’s seven-day period: Cal. Civ. Code §1923.2. Loan counts: HUD FHA HECM Single-Family Portfolio Snapshot, September 2025 through August 2026.
The Roseville picture
Roseville grew from a railroad town into one of the Sacramento region’s largest suburbs, and for many Bay Area homeowners it is the natural next stop: lower prices, newer homes, and Sun City Roseville, the Del Webb active-adult community on the city’s west side. The pattern I see is a couple who sold a long-held home in the Bay Area and wants to buy here without spending every dollar of the sale.
That is what a HECM for Purchase is for. HUD’s records show five of Roseville’s 33 HECMs in the past year were purchases, and none of the 33 reached the FHA ceiling. With a HECM for Purchase the buyer puts down roughly 55 to 70 percent of the price, depending on age, and the loan covers the rest with no required monthly principal and interest payment. Pair it with Proposition 19 and the low tax base from the Bay Area home can come along too.
For owners already settled in Roseville, the HECM counts the full value of almost every home, and the choice is how to use it. In Sun City and other association communities, HOA dues become part of the ongoing obligations, next to property taxes and insurance, and belong in the budget from the first conversation.
Three Roseville files and the pattern behind them
Roseville’s reverse mortgage center of gravity is 95747, which produced 21 of the city’s 33 insured loans in the past year, and Sun City Roseville sits squarely in it. The classic file there is a paid-off single-story, association dues on autopay, and a HECM line of credit opened not for a crisis but ahead of one: the unused line grows every year, and dues, taxes, and insurance simply stay on the must-pay list as before.
Five Roseville purchases went through the program in the past year, and the shape repeats: sell in San Jose or the East Bay, buy new or newer here with roughly 55 to 70 percent down, keep the rest of the proceeds earning, owe no required monthly payment. Proposition 19 lets a 55-plus seller bring the old tax base to Placer County as well, up to three times in a lifetime, with the claim filed at the assessor on a deadline. Done in the right order, the move funds the retirement instead of consuming it.
West Roseville’s newer neighborhoods carry larger homes and, frequently, community-facilities assessments on the tax bill. Those district charges are part of the obligation, the financial assessment counts them, and on the right file a set-aside pays the whole tax-and-insurance stack from the loan automatically. Bigger house, bigger bill, same discipline: every line current, no monthly mortgage payment required.
How each program fits Roseville
Same broker, same phone number, three different instruments. I run the ones that apply to your home side by side, and the numbers pick the winner, not the sales pitch. The highlighted row is where a typical Roseville home lands; your own age and value may point elsewhere.
What every Roseville borrower must know
Who qualifies: 62 and older for the FHA HECM, with several proprietary jumbo programs opening at 55. The Roseville home must be your primary residence, the equity genuine, and the financial assessment satisfied that the obligations below fit the budget, association dues included. Independent HUD-approved counseling precedes every HECM, with the agency chosen by you from the federal roster (national line: 800-569-4287), and California adds a cooling-off period after it.
What stays current, always: the Placer County tax bill including any district assessments, homeowner’s insurance, Sun City or other association dues where they apply, and routine upkeep. Meet those and no monthly mortgage payment exists while you live in the home; miss them and the loan can be called due and payable. Where autopay discipline is the worry, a set-aside inside the loan removes the worry.
What protects you: title remains in your name or your trust throughout. The loan is non-recourse, capping any payoff at the home’s value at the time, and when the home sells, the equity above the payoff belongs to you or your heirs, all of it.
Owners 55 and older who sell a home anywhere in California and buy in Roseville can ask the Placer County Assessor to transfer the old home’s base-year value under Proposition 19, up to three times in a lifetime. If the new home costs more than the old one sold for, the difference is added to the transferred base. The claim has a deadline, and I flag it in every purchase file.
Roseville questions, straight answers
We sold in San Jose and want to buy in Sun City Roseville. How does that work?
File a Prop 19 claim so your San Jose tax base transfers, and buy with a HECM for Purchase: roughly 55 to 70 percent down from your sale proceeds, depending on age, and the rest financed with no required monthly principal and interest payment. You keep the remaining proceeds for whatever comes next.
Are Sun City Roseville homes HECM-eligible?
The single-family homes, yes, routinely. HOA dues become part of your ongoing obligations along with taxes and insurance.
Is a jumbo reverse mortgage worth considering here?
Rarely. Roseville values sit well inside the FHA limit, so the HECM counts the full value. The jumbo helps mainly if the youngest borrower is 55 to 61.
What must we keep paying after closing?
Property taxes, homeowner’s insurance, HOA dues, and normal upkeep. Meet those and no monthly mortgage payment is required while you live in the home.
We are weighing a move into Sun City Roseville against staying put in our two-story. Can the numbers be compared?
Yes, on one page: a HECM for Purchase into the single-story against a HECM line of credit on the house you have, each with its costs and what it leaves liquid. Five Roseville purchase loans were insured this way in the past year, so the comparison is routine work, and Proposition 19 tax-base transfer usually belongs in the same column.
Our west Roseville tax bill has Mello-Roos-style charges on it. Do they hurt the loan?
They do not block it. District assessments are simply part of the tax obligation that must stay current, and the financial assessment verifies the budget carries them. They shrink nothing in the calculation; they just belong in the honest monthly arithmetic.
Written by Ken Adler
Every page on this site is written and maintained by me: the same person who answers the phone, runs your numbers, and handles your file start to finish. No call center, no hand-offs, no lead-selling. More about how I work →
Roseville callers tend to need these six pages next:
- What a reverse mortgage actually costs: costs itemized and sized, financed versus out-of-pocket, and the “no cost” reality check.
- HECM line of credit compared with a bank HELOC: the retirement-length comparison: payments, freeze risk, durability.
- The reverse mortgage glossary: the whole disclosure vocabulary, forty-eight entries, in plain words.
- Who qualifies for a reverse mortgage: six requirements, one page, condo and association wrinkles included.
- How reverse mortgage rates work: index, margin, expected rate, and reading a competing quote.
- Helping a parent decide: the brief for adult children, wherever they live.
Above the federal line, or under 62? The starting page is jumbo reverse mortgages for California homes.
Want a rough number before you call?
The calculator takes an age and a home value and shows an estimate on screen, with every cost line. No name, phone or email needed. Moving or inheriting? See how Prop 19 treats your property tax base.
Let’s run your Roseville numbers.
Fifteen minutes and your Roseville plan has numbers: stay or buy, HECM or jumbo, in writing.
- A call back within minutes during California business hours
- Both scenarios priced on paper before you choose
- If waiting beats acting, I say exactly that
Rather talk it through now?
Tell me whether the question is staying put or moving in, and the rest is arithmetic I will put in front of you. Roseville files are usually clean; the win is in sequencing the sale, the purchase, and the tax base correctly.
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