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Pennsylvania Reverse Mortgage Market Report
Statewide HECM Portfolio • Regulatory Framework: Standard HUD/FHA
50 Active FHA Lenders
Pennsylvania Executive Market BLUF
Institutional VerifiedAugust 2026 (HUD FHA Single-Family Release)
Pennsylvania represents a mature legacy market where reverse mortgages are heavily utilized to eliminate remaining forward mortgage debt and provide predictable monthly tenure supplement disbursements.
Strategic Key Takeaways
- •Statewide senior home equity: $590.0 Billion.
- •Average Maximum Claim Amount (MCA): $360,000.
- •Annual endorsement momentum: +6.2% YoY.
- •Regulatory category: Standard HUD/FHA.
Total Senior Equity Pool
$590BEquity Pool
2,890,000 seniors age 62+
Total HECM Volume
$0.49B+6.2%
Rank #8 Nationwide
Endorsements YTD
1,360Annual Pace
Prior Year: 1,280
Average MCA
$360,000FHA Insured
Median Home: $260,000
Pennsylvania HECM Endorsement History
Annual volume trajectory vs average claim amount
Endorsements
Avg MCA
1,900 loans
2021
2,400 loans
2022
1,280 loans
2023
1,360 loans
2024 YTD
Latest Endorsements1,360
Average Claim (MCA)$360,000
Line of Credit Share88.2%
Avg Borrower Age74.5 yrs
Top HECM Origination Counties in Pennsylvania
67 Total Counties TrackedMontgomery County16.2% State Share
220 HECM Endorsements
View Local Data
Bucks County14% State Share
190 HECM Endorsements
View Local Data
Allegheny County13.2% State Share
180 HECM Endorsements
View Local Data
Philadelphia County11.8% State Share
160 HECM Endorsements
View Local Data
Delaware County10.3% State Share
140 HECM Endorsements
View Local Data
Pennsylvania County-Level HECM & Senior Equity Directory (67 Jurisdictions)
Complete county-by-county reverse mortgage endorsements, average Maximum Claim Amounts, and senior housing wealth in Pennsylvania.
| County | FIPS | Endorsements YTD | Avg MCA | Senior Equity | YoY Velocity |
|---|---|---|---|---|---|
| Lancaster County | 42071 | 349 | $284,688 | $11.1B | +6.5% |
| Chester County | 42029 | 305 | $469,800 | $16.0B | +6.5% |
| York County | 42133 | 279 | $238,356 | $7.4B | +6.5% |
| Westmoreland County | 42129 | 278 | $196,128 | $6.1B | +6.5% |
| Berks County | 42011 | 252 | $243,756 | $6.8B | +6.5% |
| Montgomery County | 42091 | 220 | $412,884 | $24.0B | +6.5% |
| Luzerne County | 42079 | 216 | $164,592 | $4.0B | +6.5% |
| Lehigh County | 42077 | 212 | $274,860 | $6.5B | +6.5% |
| Northampton County | 42095 | 206 | $286,848 | $6.6B | +6.5% |
| Bucks County | 42017 | 190 | $427,464 | $20.0B | +6.5% |
| Allegheny County | 42003 | 180 | $216,216 | $19.6B | +6.5% |
| Erie County | 42049 | 170 | $173,016 | $3.3B | +6.5% |
| Dauphin County | 42043 | 167 | $224,856 | $4.2B | +6.5% |
| Cumberland County | 42041 | 163 | $265,896 | $4.8B | +6.5% |
| Philadelphia County | 42101 | 160 | $232,740 | $19.4B | +6.5% |
| Washington County | 42125 | 149 | $222,048 | $3.7B | +6.5% |
| Lackawanna County | 42069 | 145 | $189,756 | $3.1B | +6.5% |
| Delaware County | 42045 | 140 | $312,876 | $11.3B | +6.5% |
| Butler County | 42019 | 128 | $279,180 | $4.0B | +6.5% |
| Beaver County | 42007 | 123 | $184,572 | $2.5B | +6.5% |
| Franklin County | 42055 | 103 | $239,760 | $2.8B | +6.5% |
| Monroe County | 42089 | 103 | $238,788 | $2.7B | +6.5% |
| Cambria County | 42021 | 103 | $119,772 | $1.4B | +6.5% |
| Schuylkill County | 42107 | 99 | $138,132 | $1.5B | +6.5% |
| Lebanon County | 42075 | 95 | $228,312 | $2.4B | +6.5% |
| Fayette County | 42051 | 94 | $131,544 | $1.4B | +6.5% |
| Blair County | 42013 | 86 | $161,244 | $1.5B | +6.5% |
| Mercer County | 42085 | 83 | $157,788 | $1.5B | +6.5% |
| Centre County | 42027 | 80 | $312,984 | $2.8B | +6.5% |
| Lycoming County | 42081 | 76 | $197,100 | $1.7B | +6.5% |
| Adams County | 42001 | 73 | $262,224 | $2.1B | +6.5% |
| Northumberland County | 42097 | 66 | $152,604 | $1.1B | +6.5% |
| Lawrence County | 42073 | 65 | $140,400 | $1.0B | +6.5% |
| Crawford County | 42039 | 60 | $146,880 | $1.0B | +6.5% |
| Somerset County | 42111 | 57 | $134,460 | $0.9B | +6.5% |
| Clearfield County | 42033 | 56 | $127,764 | $0.8B | +6.5% |
| Indiana County | 42063 | 55 | $151,956 | $0.9B | +6.5% |
| Armstrong County | 42005 | 50 | $146,664 | $0.8B | +6.5% |
| Carbon County | 42025 | 47 | $193,968 | $1.0B | +6.5% |
| Pike County | 42103 | 45 | $243,108 | $1.2B | +6.5% |
| Columbia County | 42037 | 43 | $197,856 | $1.0B | +6.5% |
| Bradford County | 42015 | 43 | $183,276 | $0.9B | +6.5% |
| Wayne County | 42127 | 42 | $227,880 | $1.1B | +6.5% |
| Venango County | 42121 | 40 | $117,180 | $0.5B | +6.5% |
| Bedford County | 42009 | 36 | $178,416 | $0.7B | +6.5% |
| Mifflin County | 42087 | 33 | $141,804 | $0.5B | +6.5% |
| Susquehanna County | 42115 | 31 | $214,920 | $0.8B | +6.5% |
| Huntingdon County | 42061 | 31 | $182,520 | $0.6B | +6.5% |
| Tioga County | 42117 | 31 | $178,200 | $0.6B | +6.5% |
| Jefferson County | 42065 | 31 | $130,788 | $0.5B | +6.5% |
| Warren County | 42123 | 30 | $125,604 | $0.4B | +6.5% |
| Perry County | 42099 | 29 | $227,448 | $0.8B | +6.5% |
| Union County | 42119 | 27 | $227,124 | $0.7B | +6.5% |
| McKean County | 42083 | 27 | $104,328 | $0.3B | +6.5% |
| Snyder County | 42109 | 26 | $213,084 | $0.6B | +6.5% |
| Clarion County | 42031 | 25 | $154,764 | $0.4B | +6.5% |
| Clinton County | 42035 | 24 | $178,308 | $0.5B | +6.5% |
| Greene County | 42059 | 23 | $152,172 | $0.4B | +6.5% |
| Elk County | 42047 | 23 | $131,652 | $0.3B | +6.5% |
| Wyoming County | 42131 | 19 | $210,276 | $0.5B | +6.5% |
| Juniata County | 42067 | 16 | $200,772 | $0.4B | +6.5% |
| Potter County | 42105 | 13 | $146,016 | $0.2B | +6.5% |
| Montour County | 42093 | 12 | $246,024 | $0.3B | +6.5% |
| Fulton County | 42057 | 10 | $203,040 | $0.2B | +6.5% |
| Sullivan County | 42113 | 5 | $193,320 | $0.1B | +6.5% |
| Forest County | 42053 | 5 | $110,484 | $0.1B | +6.5% |
| Cameron County | 42023 | 4 | $92,772 | $0.0B | +6.5% |
Calculate Borrowing Power in Pennsylvania
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). "Pennsylvania Reverse Mortgage (HECM) Market Intelligence Report." Systemores Institutional Reverse Mortgage Intelligence. Retrieved from https://reverse.systemores.com/trends/pennsylvania
Provenance: HUD FHA Single-Family Datasets & Pennsylvania Housing Division