By Jessica Martinez · Contributing Writer, Business & Finance · June 17, 2026By Jessica Martinez · Contributing Writer, Business & Finance · June 17, 2026Enter your numbers to see the schedule.
Holds the home value flat and assumes the combined rate does not change; a real loan's rate and your home's market value will both move.
Every row below recalculates when you change a number above. "Starting balance" is what the loan owed at the beginning of that year; interest and MIP accrue on that figure, then the year's draws get added on top to produce the ending balance carried into the next row.
| Year | Starting balance | Interest + MIP added | Draws added | Ending balance | Remaining equity |
|---|
Remaining equity assumes the home value entered above stays fixed for the whole period. It will not stay fixed in real life; home prices move both directions.
A reverse mortgage amortization schedule looks almost nothing like a regular one. On a normal mortgage, the balance counts down every month as a payment lands. On a HECM, no payment is required, so there is nothing to subtract, and the table above counts the balance up instead, adding interest and mortgage insurance to what is owed every single year.
Three things move the schedule, and they do not move it equally. The combined rate matters most over a long stretch, since it compounds: a jump from 6% to 7.5% on the same starting balance produces a meaningfully bigger year-fifteen number, not because anything changed except the input. The starting balance matters early and stays baked in, since every future year's interest is calculated on a base that already includes it. Extra draws matter in whichever year they happen, and every dollar drawn starts accruing interest the following year exactly like the original balance did.
What does not move the schedule, at least in this tool, is your home's value. The calculator holds it flat on purpose, because guessing at future appreciation would just be a second forecast stacked on top of the first one. Real homes gain or lose value; this table isolates the loan side of the equation so you can see it clearly, then apply your own judgment about the house.
Take the numbers loaded into the calculator by default: a $420,000 home, a $150,000 starting balance, a 6.8% combined rate, and $6,000 a year in additional draws, roughly $500 a month pulled from a line of credit.
Year one: $150,000 accrues $10,200 in interest and MIP (150,000 times 0.068), then the $6,000 draw lands on top, for an ending balance of $166,200. Year two starts from that $166,200, not the original $150,000, so the interest line grows to $11,302 even though the rate never changed. That is the compounding at work: each year's interest is calculated on a balance that already includes every prior year's interest.
Run it out and the balance crosses $400,000 by year eleven, close to the home's assumed value. By year twelve it has passed it: the schedule shows a balance around $436,000 against a home still held at $420,000, meaning the homeowner's paper equity has gone negative. Nobody writes a check for that gap. It is exactly the situation HECM's non-recourse structure exists to cover, and the FAQ below explains why.
The table treats the combined rate as fixed for the entire period, but most HECMs carry an adjustable rate tied to an index, so your actual rate will drift year to year rather than sit still. It also assumes draws happen once a year in a lump, when in practice a line of credit gets tapped in smaller, irregular amounts, and the exact timing changes how much interest accrues in the year it happens. Voluntary repayments are not modeled at all; making one at any point immediately reduces the balance interest is calculated on going forward, and a borrower who plans to make them should expect a slower-growing balance than this table shows. Treat the output as a shape, not a servicer's statement.
Prefer a single end number and a doubling-time estimate instead of a full table? The loan balance calculator runs the same kind of compounding math in a shorter format. If you have not yet estimated a starting balance to plug in above, HUD's age-and-rate factor table drives that number, and a dedicated principal-limit estimator built around that table walks through it. For the program mechanics behind why no payment is ever due, see the site's HECM explainer.
It is a year-by-year table showing how a reverse mortgage balance grows because no payments are due. Instead of a declining-balance table like a standard mortgage, each row adds the interest and mortgage insurance that would normally be paid out of pocket, plus any additional amount drawn that year.
A regular mortgage amortization table subtracts a payment from the balance every month. A reverse mortgage has no required payment, so there is nothing to subtract. The unpaid interest and the annual mortgage insurance premium get added to what is owed instead, and that larger balance is what next year's interest is calculated on.
On paper the homeowner's equity goes negative, but HECM loans carry FHA's non-recourse guarantee, so the borrower or their heirs never have to repay more than the home actually sells for. The FHA insurance fund, paid for by the mortgage insurance premiums built into the loan, covers the rest.
Yes. Every dollar drawn, whether as a lump sum at closing or monthly line-of-credit withdrawals added up over a year, becomes part of the balance that interest is charged on going forward. A borrower who draws more, or draws sooner, ends up with a faster-growing balance than one who leaves the money untouched.
Jessica builds the calculators on this site to show their own arithmetic in the open. If a table's assumptions matter to the result, she would rather list them under the table than bury them in a disclaimer.