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Georgia Reverse Mortgage Market Report
Statewide HECM Portfolio • Regulatory Framework: Standard HUD/FHA
45 Active FHA Lenders
Georgia Executive Market BLUF
Institutional VerifiedAugust 2026 (HUD FHA Single-Family Release)
Georgia exhibits rapid growth in the Atlanta metro area. Senior homeowners in Fulton and Gwinnett counties frequently use HECMs to eliminate remaining forward liens before full retirement.
Strategic Key Takeaways
- •Statewide senior home equity: $510.0 Billion.
- •Average Maximum Claim Amount (MCA): $405,000.
- •Annual endorsement momentum: +11.2% YoY.
- •Regulatory category: Standard HUD/FHA.
Total Senior Equity Pool
$510BEquity Pool
1,920,000 seniors age 62+
Total HECM Volume
$0.44B+11.2%
Rank #12 Nationwide
Endorsements YTD
1,090Annual Pace
Prior Year: 980
Average MCA
$405,000FHA Insured
Median Home: $330,000
Georgia HECM Endorsement History
Annual volume trajectory vs average claim amount
Endorsements
Avg MCA
1,650 loans
2022
1,090 loans
2024 YTD
Latest Endorsements1,090
Average Claim (MCA)$405,000
Line of Credit Share89.1%
Avg Borrower Age73.9 yrs
Top HECM Origination Counties in Georgia
159 Total Counties TrackedGeorgia County-Level HECM & Senior Equity Directory (159 Jurisdictions)
Complete county-by-county reverse mortgage endorsements, average Maximum Claim Amounts, and senior housing wealth in Georgia.
| County | FIPS | Endorsements YTD | Avg MCA | Senior Equity | YoY Velocity |
|---|---|---|---|---|---|
| DeKalb County | 13089 | 335 | $325,188 | $12.1B | +6.5% |
| Fulton County | 13121 | 210 | $490,000 | $48.0B | +10.5% |
| Gwinnett County | 13135 | 180 | $331,884 | $12.6B | +6.5% |
| Chatham County | 13051 | 161 | $276,912 | $5.0B | +6.5% |
| Cobb County | 13067 | 160 | $373,680 | $13.9B | +6.5% |
| Cherokee County | 13057 | 135 | $387,072 | $5.8B | +6.5% |
| Hall County | 13139 | 106 | $300,132 | $3.5B | +6.5% |
| Forsyth County | 13117 | 104 | $487,188 | $5.7B | +6.5% |
| Richmond County | 13245 | 100 | $153,468 | $1.7B | +6.5% |
| Clayton County | 13063 | 99 | $180,576 | $2.0B | +6.5% |
| Henry County | 13151 | 97 | $264,816 | $2.9B | +6.5% |
| Muscogee County | 13215 | 96 | $181,872 | $1.9B | +6.5% |
| Bibb County | 13021 | 84 | $167,616 | $1.6B | +6.5% |
| Columbia County | 13073 | 77 | $279,720 | $2.4B | +6.5% |
| Fayette County | 13113 | 76 | $399,276 | $3.4B | +6.5% |
| Houston County | 13153 | 72 | $204,660 | $1.6B | +6.5% |
| Coweta County | 13077 | 71 | $315,252 | $2.5B | +6.5% |
| Paulding County | 13223 | 64 | $271,188 | $1.9B | +6.5% |
| Glynn County | 13127 | 61 | $257,040 | $1.8B | +6.5% |
| Douglas County | 13097 | 57 | $246,024 | $1.6B | +6.5% |
| Carroll County | 13045 | 56 | $212,652 | $1.3B | +6.5% |
| Floyd County | 13115 | 54 | $187,920 | $1.1B | +6.5% |
| Walton County | 13297 | 52 | $288,792 | $1.7B | +6.5% |
| Bartow County | 13015 | 52 | $255,960 | $1.5B | +6.5% |
| Newton County | 13217 | 50 | $216,324 | $1.2B | +6.5% |
| Lowndes County | 13185 | 50 | $192,024 | $1.1B | +6.5% |
| Clarke County | 13059 | 49 | $262,008 | $1.4B | +6.5% |
| Whitfield County | 13313 | 49 | $189,000 | $1.0B | +6.5% |
| Rockdale County | 13247 | 47 | $239,544 | $1.3B | +6.5% |
| Dougherty County | 13095 | 47 | $128,628 | $0.7B | +6.5% |
| Walker County | 13295 | 42 | $161,568 | $0.8B | +6.5% |
| Catoosa County | 13047 | 41 | $206,496 | $0.9B | +6.5% |
| Spalding County | 13255 | 41 | $193,104 | $0.9B | +6.5% |
| Jackson County | 13157 | 37 | $303,048 | $1.3B | +6.5% |
| Troup County | 13285 | 36 | $180,036 | $0.7B | +6.5% |
| Barrow County | 13013 | 35 | $246,672 | $1.0B | +6.5% |
| Bulloch County | 13031 | 31 | $186,300 | $0.7B | +6.5% |
| Habersham County | 13137 | 29 | $203,904 | $0.7B | +6.5% |
| Gordon County | 13129 | 29 | $193,428 | $0.6B | +6.5% |
| Laurens County | 13175 | 29 | $142,560 | $0.5B | +6.5% |
| Union County | 13291 | 28 | $272,268 | $0.8B | +6.5% |
| Thomas County | 13275 | 28 | $193,212 | $0.6B | +6.5% |
| Gilmer County | 13123 | 27 | $280,476 | $0.8B | +6.5% |
| Effingham County | 13103 | 26 | $236,520 | $0.7B | +6.5% |
| Camden County | 13039 | 26 | $230,472 | $0.7B | +6.5% |
| Fannin County | 13111 | 25 | $280,908 | $0.8B | +6.5% |
| Pickens County | 13227 | 24 | $284,256 | $0.8B | +6.5% |
| Baldwin County | 13009 | 24 | $166,752 | $0.5B | +6.5% |
| Colquitt County | 13071 | 23 | $123,012 | $0.3B | +6.5% |
| Polk County | 13233 | 22 | $163,512 | $0.4B | +6.5% |
| Oconee County | 13219 | 21 | $420,336 | $1.0B | +6.5% |
| Harris County | 13145 | 21 | $295,056 | $0.7B | +6.5% |
| White County | 13311 | 21 | $250,560 | $0.6B | +6.5% |
| Liberty County | 13179 | 21 | $171,072 | $0.4B | +6.5% |
| Tift County | 13277 | 21 | $151,956 | $0.4B | +6.5% |
| Coffee County | 13069 | 21 | $132,300 | $0.3B | +6.5% |
| Lumpkin County | 13187 | 20 | $269,352 | $0.6B | +6.5% |
| Murray County | 13213 | 20 | $165,996 | $0.4B | +6.5% |
| Ware County | 13299 | 20 | $102,168 | $0.2B | +6.5% |
| Hart County | 13147 | 19 | $194,940 | $0.4B | +6.5% |
| Dawson County | 13085 | 18 | $337,608 | $0.7B | +6.5% |
| Greene County | 13133 | 18 | $332,640 | $0.7B | +6.5% |
| Putnam County | 13237 | 18 | $219,564 | $0.5B | +6.5% |
| Madison County | 13195 | 18 | $184,248 | $0.4B | +6.5% |
| Stephens County | 13257 | 18 | $166,536 | $0.3B | +6.5% |
| Monroe County | 13207 | 17 | $220,428 | $0.4B | +6.5% |
| Jones County | 13169 | 17 | $172,260 | $0.3B | +6.5% |
| Rabun County | 13241 | 16 | $255,852 | $0.5B | +6.5% |
| Haralson County | 13143 | 16 | $202,716 | $0.4B | +6.5% |
| Grady County | 13131 | 16 | $158,760 | $0.3B | +6.5% |
| Decatur County | 13087 | 16 | $152,064 | $0.3B | +6.5% |
| Wayne County | 13305 | 16 | $153,576 | $0.3B | +6.5% |
| Upson County | 13293 | 16 | $147,420 | $0.3B | +6.5% |
| Sumter County | 13261 | 16 | $140,400 | $0.3B | +6.5% |
| Bryan County | 13029 | 15 | $298,188 | $0.5B | +6.5% |
| Peach County | 13225 | 15 | $184,140 | $0.3B | +6.5% |
| Toombs County | 13279 | 15 | $134,784 | $0.2B | +6.5% |
| Chattooga County | 13055 | 15 | $93,312 | $0.2B | +6.5% |
| Towns County | 13281 | 14 | $300,996 | $0.5B | +6.5% |
| Lee County | 13177 | 14 | $225,504 | $0.4B | +6.5% |
| Franklin County | 13119 | 14 | $158,436 | $0.3B | +6.5% |
| Meriwether County | 13199 | 14 | $158,976 | $0.3B | +6.5% |
| Morgan County | 13211 | 13 | $316,764 | $0.5B | +6.5% |
| Butts County | 13035 | 13 | $216,000 | $0.3B | +6.5% |
| McDuffie County | 13189 | 13 | $152,172 | $0.2B | +6.5% |
| Crisp County | 13081 | 13 | $115,452 | $0.2B | +6.5% |
| Elbert County | 13105 | 13 | $112,860 | $0.2B | +6.5% |
| Burke County | 13033 | 13 | $106,164 | $0.2B | +6.5% |
| Worth County | 13321 | 13 | $105,840 | $0.2B | +6.5% |
| Washington County | 13303 | 12 | $122,796 | $0.2B | +6.5% |
| Dodge County | 13091 | 12 | $112,968 | $0.2B | +6.5% |
| Mitchell County | 13205 | 12 | $106,272 | $0.1B | +6.5% |
| Emanuel County | 13107 | 12 | $94,500 | $0.1B | +6.5% |
| Pierce County | 13229 | 11 | $126,144 | $0.2B | +6.5% |
| Tattnall County | 13267 | 11 | $124,848 | $0.2B | +6.5% |
| Pike County | 13231 | 10 | $253,476 | $0.3B | +6.5% |
| Banks County | 13011 | 10 | $248,292 | $0.3B | +6.5% |
| Lamar County | 13171 | 10 | $191,160 | $0.2B | +6.5% |
| Dade County | 13083 | 10 | $170,532 | $0.2B | +6.5% |
| McIntosh County | 13191 | 10 | $170,208 | $0.2B | +6.5% |
| Brooks County | 13027 | 10 | $138,672 | $0.2B | +6.5% |
| Berrien County | 13019 | 10 | $116,964 | $0.1B | +6.5% |
| Ben Hill County | 13017 | 10 | $108,000 | $0.1B | +6.5% |
| Appling County | 13001 | 10 | $95,580 | $0.1B | +6.5% |
| Brantley County | 13025 | 10 | $99,252 | $0.1B | +6.5% |
| Oglethorpe County | 13221 | 9 | $190,404 | $0.2B | +6.5% |
| Cook County | 13075 | 9 | $122,688 | $0.1B | +6.5% |
| Screven County | 13251 | 9 | $116,424 | $0.1B | +6.5% |
| Jefferson County | 13163 | 9 | $98,172 | $0.1B | +6.5% |
| Jasper County | 13159 | 8 | $198,720 | $0.2B | +6.5% |
| Dooly County | 13093 | 8 | $102,060 | $0.1B | +6.5% |
| Crawford County | 13079 | 7 | $161,352 | $0.1B | +6.5% |
| Bleckley County | 13023 | 7 | $131,328 | $0.1B | +6.5% |
| Pulaski County | 13235 | 7 | $130,140 | $0.1B | +6.5% |
| Jeff Davis County | 13161 | 7 | $115,344 | $0.1B | +6.5% |
| Seminole County | 13253 | 7 | $119,124 | $0.1B | +6.5% |
| Wilkes County | 13317 | 7 | $99,900 | $0.1B | +6.5% |
| Telfair County | 13271 | 7 | $97,200 | $0.1B | +6.5% |
| Macon County | 13193 | 7 | $84,348 | $0.1B | +6.5% |
| Lincoln County | 13181 | 6 | $177,444 | $0.1B | +6.5% |
| Candler County | 13043 | 6 | $152,820 | $0.1B | +6.5% |
| Heard County | 13149 | 6 | $145,692 | $0.1B | +6.5% |
| Evans County | 13109 | 6 | $140,940 | $0.1B | +6.5% |
| Early County | 13099 | 6 | $136,620 | $0.1B | +6.5% |
| Charlton County | 13049 | 6 | $116,100 | $0.1B | +6.5% |
| Bacon County | 13005 | 6 | $103,248 | $0.1B | +6.5% |
| Hancock County | 13141 | 6 | $100,980 | $0.1B | +6.5% |
| Twiggs County | 13289 | 6 | $96,444 | $0.1B | +6.5% |
| Jenkins County | 13165 | 6 | $88,344 | $0.1B | +6.5% |
| Johnson County | 13167 | 6 | $87,804 | $0.1B | +6.5% |
| Long County | 13183 | 5 | $172,692 | $0.1B | +6.5% |
| Talbot County | 13263 | 5 | $128,952 | $0.1B | +6.5% |
| Marion County | 13197 | 5 | $120,204 | $0.1B | +6.5% |
| Montgomery County | 13209 | 5 | $113,724 | $0.1B | +6.5% |
| Terrell County | 13273 | 5 | $104,760 | $0.1B | +6.5% |
| Irwin County | 13155 | 5 | $102,276 | $0.1B | +6.5% |
| Taylor County | 13269 | 5 | $97,308 | $0.1B | +6.5% |
| Turner County | 13287 | 5 | $92,448 | $0.1B | +6.5% |
| Wilkinson County | 13319 | 5 | $94,608 | $0.1B | +6.5% |
| Wilcox County | 13315 | 5 | $70,524 | $0.0B | +6.5% |
| Schley County | 13249 | 4 | $166,644 | $0.0B | +6.5% |
| Lanier County | 13173 | 4 | $162,216 | $0.1B | +6.5% |
| Chattahoochee County | 13053 | 4 | $139,644 | $0.0B | +6.5% |
| Baker County | 13007 | 4 | $131,328 | $0.0B | +6.5% |
| Miller County | 13201 | 4 | $128,952 | $0.1B | +6.5% |
| Echols County | 13101 | 4 | $124,092 | $0.0B | +6.5% |
| Glascock County | 13125 | 4 | $126,684 | $0.0B | +6.5% |
| Treutlen County | 13283 | 4 | $106,380 | $0.1B | +6.5% |
| Quitman County | 13239 | 4 | $92,664 | $0.0B | +6.5% |
| Randolph County | 13243 | 4 | $90,504 | $0.0B | +6.5% |
| Atkinson County | 13003 | 4 | $83,268 | $0.0B | +6.5% |
| Clay County | 13061 | 4 | $87,696 | $0.0B | +6.5% |
| Warren County | 13301 | 4 | $89,316 | $0.0B | +6.5% |
| Wheeler County | 13309 | 4 | $89,208 | $0.0B | +6.5% |
| Calhoun County | 13037 | 4 | $83,268 | $0.0B | +6.5% |
| Clinch County | 13065 | 4 | $79,812 | $0.0B | +6.5% |
| Stewart County | 13259 | 4 | $78,300 | $0.0B | +6.5% |
| Webster County | 13307 | 4 | $83,268 | $0.0B | +6.5% |
| Taliaferro County | 13265 | 4 | $74,736 | $0.0B | +6.5% |
Calculate Borrowing Power in Georgia
Institutional FHA HECM Principal Limit Calculator
HUD Mortgagee Letter 2017-17 Actuarial Matrix • Active FHA MCA Cap: $1,149,825
Non-Recourse Insured
Quick Scenarios:
$650,000
$150KFHA Cap: $1.15M$2.5M+ (Jumbo)
72 Years Old
Age 62 (Min)Age 75Age 95
$120,000
$0 (Free & Clear)$400K$800K
6.25%
4.00%6.25%8.50%
Eligible Non-Borrowing Spouse (NBS) Protection
Under HUD ML 2014-07, spouses of any age can be named as an Eligible Non-Borrowing Spouse, securing statutory rights to remain in the home indefinitely after the borrowing spouse passes away.
Net Available Principal Limit (LOC / Cash Payout)
$149,600PLF: 44.4%
Available immediately as an unused, guaranteed growing Line of Credit, or distributed as monthly tenure payments for life.
Gross Principal Limit$288,600
Tenure Monthly Payout$992/mo
Mandatory Debt Payoff$120,000
Max Claim Limit (Cap)$650,000
FHA Upfront MIP (2%)$13,000
Est. Total Closing Costs$19,000
10-Year Line of Credit Compounding Trajectory
| Year | Available Line | Loan Balance | Est. Retained Equity |
|---|---|---|---|
| Year 0 | $149,600 | $139,000 | $511,000 |
| Year 2 | $170,478 | $158,398 | $537,898 |
| Year 4 | $194,269 | $180,504 | $565,386 |
| Year 6 | $221,380 | $205,694 | $593,322 |
| Year 8 | $252,275 | $234,400 | $621,526 |
| Year 10 | $287,482 | $267,112 | $649,777 |
Plain-English Borrower Safeguards:
Zero Monthly Mortgage Bills
You Retain 100% Home Title
Tax-Free Loan Proceeds
Non-Recourse Protection for Heirs
Machine & Academic Citation Index
ReversePulse Research Board. (August 2026). "Georgia Reverse Mortgage (HECM) Market Intelligence Report." Systemores Institutional Reverse Mortgage Intelligence. Retrieved from https://reverse.systemores.com/trends/georgia
Provenance: HUD FHA Single-Family Datasets & Georgia Housing Division