Understanding Reverse Mortgages: What You Need to Know

A reverse mortgage is a unique financial tool designed for homeowners aged 62 or older, allowing them to tap into their home equity and turn it into cash. Unlike traditional mortgages where payments flow to the lender, reverse mortgages provide payments from the lender to you, either as a lump sum, monthly installments, or a line of credit.Image 1

These loans are always secured by a first trust deed. Consequently, any existing debts on the property must be cleared with other funds or via the reverse mortgage itself. The amount you can borrow hinges on your age—the older you are, the more you can potentially borrow, often at a lower interest rate. However, intricate rules govern this process, heavily depending on the current debts owed.

Repaying a reverse mortgage includes accumulated interest along with the principal balance. In some cases, this interest may be deductible, offering possible tax savings, though it largely depends on specific financial circumstances.Image 2

Loan Proceeds and Tax Considerations

  • Tax-Free Status: The funds you receive from a reverse mortgage, regardless of disbursal method, are deemed loan proceeds by the IRS, thus not accounted as taxable income.

  • Medicare and Social Security: Because these proceeds aren't considered income, they don't impinge on your Medicare or Social Security benefits or any income-based tax provisions.

Interest Deductions

  • Claiming Deductions: Unlike a standard mortgage, interest on a reverse mortgage is deductible only when the loan is fully settled. This scenario generally unfolds when the home is sold or the borrower passes away.

  • Form 1098: Upon settling the mortgage, the lender provides Form 1098, documenting the interest paid for tax purposes.

  • Deduction Constraints: Deductions apply mainly if the loan funds were used for home improvement or acquisition (IRC Section 163(h)(3)). If used for living expenses, deductions won't apply even after repayment.

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Implications for Heirs

  • Settlement and Taxes: When the estate manages or sells the inherited home, a stepped-up basis generally applies, reducing capital gains tax liabilities if the home sells soon after inheritance.

  • Non-Recourse Benefits: Many reverse mortgages, particularly FHA-backed HECMs, ensure that heirs do not owe beyond the home's appraised value, providing financial peace of mind.

  • 95% Purchase Rule: Heirs can opt to purchase the home for 95% of its value or the loan balance, whichever is less—offering a financially prudent option.

Considerations and Responsibilities

It's worth noting that while reverse mortgages provide flexibility, they also accrue interest, diminishing equity over time. Borrowers remain liable for property taxes, insurance, and maintenance; neglecting these can trigger foreclosure risks. Furthermore, reverse mortgages incur fees often higher than those on typical loans. If relocation is on the horizon, reconsideration might be in order. If you're contemplating a reverse mortgage, we can navigate you through each step to ensure informed decisions.Image 3

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If you’re ready to get a handle on your tax situation, reach out and we’ll guide you through each step.
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