Do I keep title to my Utah County home?

Yes. Title stays in your name. The lender records a lien, exactly like any other mortgage.

What ages qualify for a reverse mortgage in Utah County?

Every borrower on title must be at least 62 years old. Younger non-borrowing spouses can be protected under HUD's Non-Borrowing Spouse rules.

Will a reverse mortgage affect Social Security or Medicare?

No. HECM proceeds are loan funds, not income, and do not affect Social Security or Medicare. Means-tested programs like Medicaid or SSI can be affected if funds are held month-to-month — coordinate with a benefits planner.

What happens to my heirs?

Heirs have several options: sell the home and keep remaining equity, refinance into a conventional loan to keep the home, or deed the home to the lender if they don't want it. Because HECM is non-recourse, heirs are never personally liable.

Is HUD counseling required in Utah?

Yes. HUD-approved counseling is required before applying. It can be completed by phone with any HUD-approved counselor.

Do I keep title to my Utah County home?

Yes. Title stays in your name. The lender records a lien, exactly like any other mortgage.

What ages qualify for a reverse mortgage in Utah County?

Every borrower on title must be at least 62 years old. Younger non-borrowing spouses can be protected under HUD's Non-Borrowing Spouse rules.

Will a reverse mortgage affect Social Security or Medicare?

No. HECM proceeds are loan funds, not income, and do not affect Social Security or Medicare. Means-tested programs like Medicaid or SSI can be affected if funds are held month-to-month — coordinate with a benefits planner.

What happens to my heirs?

Heirs have several options: sell the home and keep remaining equity, refinance into a conventional loan to keep the home, or deed the home to the lender if they don't want it. Because HECM is non-recourse, heirs are never personally liable.

Is HUD counseling required in Utah?

Yes. HUD-approved counseling is required before applying. It can be completed by phone with any HUD-approved counselor.

Reverse Mortgages in Utah County, Utah

Reverse mortgages — specifically the federally insured Home Equity Conversion Mortgage (HECM) — are one of the most discussed retirement tools among Utah County homeowners age 62 and older. Fastest-growing county in the U.S. — Silicon Slopes income, BYU first-time buyers, and aggressive new construction along the I-15 corridor. For long-time owners with substantial equity, a HECM can supplement income, eliminate a required monthly mortgage payment, or create a standby line of credit without forcing a sale.

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By Tres Miller · Mortgage Lender · NMLS #217768

Reviewed June 22, 2026 · 25+ years lending in Utah

Why reverse mortgages come up so often in Utah County

Many Utah County homeowners purchased their property years — sometimes decades — ago. Utah's sustained appreciation has left a large portion of household wealth tied up in home equity. A HECM lets that equity work in retirement without selling. In Utah County specifically, conversations tend to focus on staying in the home (aging in place), reducing monthly cash-flow pressure, and protecting against sequence-of-returns risk in retirement portfolios.

Local housing context

and property values here remain a meaningful driver of HECM principal limits. Because the program is based on the lesser of appraised value or the HUD lending limit, Utah County appraisals are typically a straightforward part of the process. Tax-and-insurance escrow analysis, HOA dues where applicable, and Utah-specific property-tax abatements (such as the Circuit Breaker or Indigent Abatement programs) all factor into the underwriter's residual-income review.

Eligibility recap

To qualify for a HECM in Utah County, you must be at least 62, occupy the home as your primary residence, hold significant equity, stay current on property taxes, homeowners insurance, HOA dues, and maintenance, and complete HUD-approved counseling. Most single-family homes, FHA-approved condos, and many manufactured homes built after June 1976 are eligible.

How the loan repays

There are no required monthly principal-and-interest payments. The loan becomes due when the last borrower permanently leaves the home — typically through sale, heirs refinancing, or heirs deeding the home to the lender. The HECM is non-recourse, so neither you nor your estate ever owes more than the home is worth at repayment.