#22
Tennessee Reverse Mortgage Market Report
Statewide HECM Portfolio • Regulatory Framework: Standard HUD/FHA
35 Active FHA Lenders
Tennessee Executive Market BLUF
Institutional VerifiedAugust 2026 (HUD FHA Single-Family Release)
Tennessee benefits from zero state income tax and high inward migration of seniors to Nashville and Knoxville, driving rising home equity monetization.
Strategic Key Takeaways
- •Statewide senior home equity: $360.0 Billion.
- •Average Maximum Claim Amount (MCA): $400,000.
- •Annual endorsement momentum: +12.1% YoY.
- •Regulatory category: Standard HUD/FHA.
Total Senior Equity Pool
$360BEquity Pool
1,490,000 seniors age 62+
Total HECM Volume
$0.26B+12.1%
Rank #22 Nationwide
Endorsements YTD
650Annual Pace
Prior Year: 580
Average MCA
$400,000FHA Insured
Median Home: $320,000
Tennessee HECM Endorsement History
Annual volume trajectory vs average claim amount
Endorsements
Avg MCA
650 loans
2024 YTD
Latest Endorsements650
Average Claim (MCA)$400,000
Line of Credit Share89.4%
Avg Borrower Age73.7 yrs
Top HECM Origination Counties in Tennessee
95 Total Counties TrackedTennessee County-Level HECM & Senior Equity Directory (95 Jurisdictions)
Complete county-by-county reverse mortgage endorsements, average Maximum Claim Amounts, and senior housing wealth in Tennessee.
| County | FIPS | Endorsements YTD | Avg MCA | Senior Equity | YoY Velocity |
|---|---|---|---|---|---|
| Knox County | 47093 | 259 | $268,056 | $7.7B | +6.5% |
| Hamilton County | 47065 | 223 | $270,972 | $6.7B | +6.5% |
| Davidson County | 47037 | 170 | $383,076 | $13.0B | +6.5% |
| Shelby County | 47157 | 150 | $222,588 | $10.9B | +6.5% |
| Rutherford County | 47149 | 125 | $329,508 | $4.6B | +6.5% |
| Williamson County | 47187 | 120 | $659,988 | $8.5B | +6.5% |
| Sullivan County | 47163 | 117 | $186,840 | $2.4B | +6.5% |
| Sumner County | 47165 | 107 | $359,316 | $4.3B | +6.5% |
| Blount County | 47009 | 94 | $267,408 | $2.8B | +6.5% |
| Washington County | 47179 | 82 | $227,988 | $2.1B | +6.5% |
| Wilson County | 47189 | 79 | $387,612 | $3.4B | +6.5% |
| Montgomery County | 47125 | 71 | $244,512 | $1.9B | +6.5% |
| Sevier County | 47155 | 66 | $258,984 | $1.9B | +6.5% |
| Cumberland County | 47035 | 65 | $215,784 | $1.6B | +6.5% |
| Bradley County | 47011 | 62 | $226,584 | $1.6B | +6.5% |
| Madison County | 47113 | 57 | $184,356 | $1.2B | +6.5% |
| Maury County | 47119 | 56 | $295,272 | $1.9B | +6.5% |
| Anderson County | 47001 | 52 | $209,412 | $1.2B | +6.5% |
| Greene County | 47059 | 51 | $179,820 | $1.0B | +6.5% |
| Loudon County | 47105 | 50 | $284,904 | $1.6B | +6.5% |
| Putnam County | 47141 | 43 | $238,896 | $1.2B | +6.5% |
| Roane County | 47145 | 41 | $208,872 | $1.0B | +6.5% |
| Hawkins County | 47073 | 41 | $166,104 | $0.8B | +6.5% |
| Carter County | 47019 | 41 | $156,600 | $0.7B | +6.5% |
| Hamblen County | 47063 | 39 | $179,604 | $0.8B | +6.5% |
| Jefferson County | 47089 | 37 | $198,504 | $0.8B | +6.5% |
| Robertson County | 47147 | 36 | $293,004 | $1.2B | +6.5% |
| McMinn County | 47107 | 35 | $187,164 | $0.7B | +6.5% |
| Coffee County | 47031 | 33 | $219,672 | $0.8B | +6.5% |
| Monroe County | 47123 | 33 | $188,784 | $0.7B | +6.5% |
| Fayette County | 47047 | 31 | $305,208 | $1.1B | +6.5% |
| Tipton County | 47167 | 30 | $219,780 | $0.8B | +6.5% |
| Dickson County | 47043 | 29 | $263,304 | $0.9B | +6.5% |
| Franklin County | 47051 | 29 | $207,792 | $0.7B | +6.5% |
| Gibson County | 47053 | 29 | $141,372 | $0.5B | +6.5% |
| Campbell County | 47013 | 27 | $153,468 | $0.5B | +6.5% |
| Lawrence County | 47099 | 26 | $169,020 | $0.5B | +6.5% |
| Cocke County | 47029 | 26 | $147,960 | $0.4B | +6.5% |
| Henry County | 47079 | 25 | $152,280 | $0.4B | +6.5% |
| Bedford County | 47003 | 24 | $238,896 | $0.7B | +6.5% |
| Warren County | 47177 | 24 | $161,676 | $0.4B | +6.5% |
| Lincoln County | 47103 | 22 | $201,204 | $0.5B | +6.5% |
| Cheatham County | 47021 | 21 | $283,176 | $0.7B | +6.5% |
| Giles County | 47055 | 21 | $186,300 | $0.4B | +6.5% |
| Rhea County | 47143 | 21 | $168,264 | $0.4B | +6.5% |
| Dyer County | 47045 | 21 | $160,812 | $0.4B | +6.5% |
| Claiborne County | 47025 | 21 | $146,232 | $0.3B | +6.5% |
| Obion County | 47131 | 21 | $129,060 | $0.3B | +6.5% |
| Hardin County | 47071 | 20 | $153,684 | $0.3B | +6.5% |
| Weakley County | 47183 | 20 | $132,948 | $0.3B | +6.5% |
| Marshall County | 47117 | 19 | $235,980 | $0.5B | +6.5% |
| Marion County | 47115 | 19 | $165,240 | $0.4B | +6.5% |
| Carroll County | 47017 | 19 | $126,900 | $0.3B | +6.5% |
| White County | 47185 | 18 | $174,420 | $0.4B | +6.5% |
| McNairy County | 47109 | 18 | $135,432 | $0.3B | +6.5% |
| Henderson County | 47077 | 17 | $150,768 | $0.3B | +6.5% |
| Grainger County | 47057 | 16 | $163,296 | $0.3B | +6.5% |
| Overton County | 47133 | 15 | $168,480 | $0.3B | +6.5% |
| Hardeman County | 47069 | 15 | $121,716 | $0.2B | +6.5% |
| Hickman County | 47081 | 14 | $177,012 | $0.3B | +6.5% |
| Unicoi County | 47171 | 14 | $162,648 | $0.3B | +6.5% |
| Fentress County | 47049 | 14 | $147,960 | $0.2B | +6.5% |
| Macon County | 47111 | 13 | $199,908 | $0.3B | +6.5% |
| Johnson County | 47091 | 13 | $168,912 | $0.3B | +6.5% |
| Lauderdale County | 47097 | 13 | $119,664 | $0.2B | +6.5% |
| DeKalb County | 47041 | 12 | $197,748 | $0.3B | +6.5% |
| Humphreys County | 47085 | 12 | $189,648 | $0.3B | +6.5% |
| Union County | 47173 | 12 | $177,552 | $0.2B | +6.5% |
| Morgan County | 47129 | 12 | $143,640 | $0.2B | +6.5% |
| Polk County | 47139 | 12 | $138,456 | $0.2B | +6.5% |
| Benton County | 47005 | 12 | $120,960 | $0.2B | +6.5% |
| Scott County | 47151 | 12 | $123,012 | $0.2B | +6.5% |
| Smith County | 47159 | 11 | $216,540 | $0.3B | +6.5% |
| Sequatchie County | 47153 | 11 | $199,368 | $0.3B | +6.5% |
| Haywood County | 47075 | 11 | $126,252 | $0.2B | +6.5% |
| Chester County | 47023 | 10 | $147,636 | $0.2B | +6.5% |
| Wayne County | 47181 | 10 | $139,320 | $0.2B | +6.5% |
| Meigs County | 47121 | 9 | $176,040 | $0.2B | +6.5% |
| Stewart County | 47161 | 9 | $176,796 | $0.2B | +6.5% |
| Bledsoe County | 47007 | 9 | $165,996 | $0.2B | +6.5% |
| Decatur County | 47039 | 9 | $138,888 | $0.1B | +6.5% |
| Grundy County | 47061 | 9 | $136,512 | $0.1B | +6.5% |
| Cannon County | 47015 | 8 | $235,116 | $0.2B | +6.5% |
| Lewis County | 47101 | 8 | $150,228 | $0.1B | +6.5% |
| Crockett County | 47033 | 8 | $137,160 | $0.1B | +6.5% |
| Jackson County | 47087 | 8 | $136,188 | $0.1B | +6.5% |
| Clay County | 47027 | 6 | $143,100 | $0.1B | +6.5% |
| Perry County | 47135 | 6 | $132,732 | $0.1B | +6.5% |
| Houston County | 47083 | 5 | $161,136 | $0.1B | +6.5% |
| Hancock County | 47067 | 5 | $121,608 | $0.1B | +6.5% |
| Moore County | 47127 | 4 | $277,236 | $0.1B | +6.5% |
| Trousdale County | 47169 | 4 | $234,792 | $0.1B | +6.5% |
| Pickett County | 47137 | 4 | $161,244 | $0.1B | +6.5% |
| Van Buren County | 47175 | 4 | $143,316 | $0.1B | +6.5% |
| Lake County | 47095 | 4 | $120,852 | $0.1B | +6.5% |
Calculate Borrowing Power in Tennessee
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). "Tennessee Reverse Mortgage (HECM) Market Intelligence Report." Systemores Institutional Reverse Mortgage Intelligence. Retrieved from https://reverse.systemores.com/trends/tennessee
Provenance: HUD FHA Single-Family Datasets & Tennessee Housing Division