Guide to home financing in retirement

Mortgage programs geared for retirees

Retirement is a time to relax, travel, and enjoy the fruits of your labor. But what happens when you want to buy a new home, refinance your current mortgage, or downsize to a property that better suits your lifestyle? Many retirees assume that qualifying for a mortgage can be challenging without a traditional income. The good news? There are mortgage programs specifically designed to make homeownership more accessible for retirees. Whether you’re looking to move closer to family, lower monthly expenses, or find your dream retirement property, this guide will walk you through the options available.

1. Conventional mortgages for retirees

Retirees may still qualify for a conventional mortgage, even if they don’t have a traditional paycheck. Mortgage lenders can calculate your income using alternative methods such as:

• Retirement income: Social Security, pensions, 401(k) withdrawals, or IRA distributions can be counted as income.
• Asset depletion: Some lenders use a retiree’s savings, investments, or retirement accounts as an income stream by dividing the total assets by a set number of months.
• Debt-to-Income Ratio (DTI): While DTI requirements remain strict, using nontraditional income sources may help you meet eligibility guidelines.

If you’re considering a conventional loan, it’s best to work with one of our qualified loan officers who are familiar with retiree financing so they can guide you through the process of income verification.

2. Home Equity Conversion Mortgage (HECM)

For retirees aged 62 or older, a Home Equity Conversion Mortgage (HECM)—commonly known as a reverse mortgage—can be an excellent option. Backed by the Federal Housing Administration (FHA), HECMs allow retirees to convert their home equity into cash without selling their home.

The way it works is that borrowers receive funds as a lump sum, line of credit, or monthly payments. Instead of making monthly mortgage payments, the loan balance accrues over time and is paid when the home is sold or the borrower no longer occupies the property. You retain ownership of the home as long as you meet loan requirements, like maintaining the property and paying property taxes. This allows for more homeownership security during your retirement.

HECMs can be especially useful for retirees who need additional income to cover living expenses, medical costs, or home improvements.

3. FHA loans for seniors

The FHA loan program, traditionally known for helping first-time homebuyers, is also an option for retirees. FHA loans are government-backed and offer flexible eligibility requirements:

• Lower credit scores: FHA loans allow for credit scores as low as 580 with a 3.5% down payment.
• Lower down payments: Retirees can use savings, investments, or gift funds for the required down payment.
• Debt-to-Income flexibility: FHA guidelines make it easier to qualify even with a higher DTI ratio.

For retirees looking for an affordable loan with lower upfront costs, FHA loans can be a great option.

4. VA loans for retired veterans

If you’re a retired veteran, active-duty military member, or surviving spouse, VA loans offer significant advantages when purchasing or refinancing a home. VA loans require no down payment, allowing you to preserve your savings for other retirement expenses. These loans do not require Private Mortgage Insurance (PMI) and can save you hundreds of dollars each month. Backed by the VA, the loans are able to give competitive interest rates that are often lower compared to conventional loans. Most importantly, retired veterans can leverage their VA benefits to secure housing while maintaining financial flexibility.

5. Bank statement programs and Non-QM loans

For retirees with substantial savings or nontraditional income sources, bank statement loans or Non-Qualified Mortgage (Non-QM) programs can provide a solution. These programs offer greater flexibility compared to traditional mortgages:

• Bank statement verification: Lenders may use 12-24 months of bank statements to verify income rather than pay stubs.
• Asset-based lending: High-net-worth retirees can qualify based on their liquid assets or investment portfolios.
• Custom solutions: Non-QM loans are designed to meet the unique financial situations of retirees who may not fit standard lending guidelines.

While these loans typically come with higher interest rates, they can help retirees secure financing when other options are limited.

6. Downsizing and paying cash

For retirees who have significant equity in their current homes, downsizing can offer both a lifestyle and financial benefit. By selling a larger home and purchasing a smaller, more manageable property, retirees may be able to purchase the new home outright with cash, eliminating mortgage payments. Downsizing also allows the owner to reduce property taxes, maintenance costs, and utilities and free up those funds for things like travel, healthcare or other retirement goals. If paying cash isn’t feasible, the equity from the sale can be used as a significant down payment, reducing monthly mortgage costs.

Key considerations for retirees applying for a mortgage

Before deciding on a mortgage program, retirees should keep these key factors in mind:

1. Income sources

Work with a lender who understands how to use retirement income for mortgage qualification.

2. Long-term costs

Consider property taxes, insurance, maintenance, and HOA fees in addition to mortgage payments.

3. Financial goals

Align your mortgage choice with your overall retirement plan, whether it’s reducing expenses or increasing cash flow.

4. Credit health

Maintain a strong credit score to access the best interest rates and loan terms.

Final thoughts

Homeownership during retirement is achievable with the right mortgage program. Whether you’re looking to refinance, relocate, or downsize, there are solutions tailored to fit the financial needs of retirees. By exploring options like conventional loans, FHA programs, VA benefits, and reverse mortgages, you can enjoy the next chapter of your life in a home that suits your retirement dreams.

If you’re a retiree exploring your mortgage options, reach out to one of our knowledgeable mortgage professionals to find the program that’s right for you. With careful planning and the right guidance, securing a mortgage in retirement can be easier than you think!

Contact Mortgage Equity Partners today to discuss how we can help you achieve your homeownership goals in retirement.