Reverse Mortgage Licensing: 23 States + DC Where I Can Originate Your Loan
I'm licensed to originate reverse mortgages, HELOCs, cash-out refinances, purchase loans, and jumbo products in 23 states plus the District of Columbia. This page lists every licensed state with a note on the biggest metro, the property tax rule that matters most for reverse mortgage borrowers there, and where to get more detail. If your state is on the list, we can work together directly. If not, I can usually refer you to a trusted broker who follows the same market-wide-shopping approach I do.
The 30-second answer
Full licensed list (alphabetical): Alabama · Arizona · Arkansas · California (DRE) · Colorado · District of Columbia · Florida · Hawaii · Idaho · Iowa · Kansas · Maine · Maryland · Minnesota · Missouri · North Dakota · Oregon · Pennsylvania · South Dakota · Tennessee · Virginia · Washington · Wisconsin. That's 23 states + DC = 24 jurisdictions. NMLS #190235, sponsored by West Capital Lending (NMLS #1566096). California operates under Department of Real Estate (DRE) licensing.
Why "licensing" matters when you shop for a reverse mortgage
Every mortgage originator you speak with is licensed by state. A licensed loan officer in California cannot originate your loan on a property in Arizona unless they're also licensed there. This is a consumer-protection rule — state regulators supervise how loans are originated within their borders. When you're shopping for a reverse mortgage, the first practical filter is: "is this originator licensed in the state where my property is?"
My license footprint is broader than most independent originators — 23 states plus DC. That's deliberate. Reverse mortgage borrowers are often long-tenure homeowners in one specific market, but they're also often relocating (HECM for Purchase for downsizers, or moving closer to family), and having active licenses across the country lets me serve you continuously as your situation evolves.
The federal HECM program is uniform across all states — same rules, same 2026 lending limit ($1,249,125), same product features. What varies state-to-state is the property-tax treatment and some state-specific closing disclosures. The state notes below highlight the tax rule that matters most for reverse mortgage borrowers in each state.
Licensed states — details for each
Alabama
Biggest metros: Birmingham, Huntsville, Mobile, Montgomery.
Property tax note: Alabama has one of the lowest effective property tax rates in the country. Homestead exemption applies. Homeowners 65+ can claim an additional exemption from state property taxes (income limits apply in some counties). Social Security and most retirement income is exempt from Alabama state income tax.
Reverse mortgage fit: Lower median home values ($200-250K in most metros) mean HECM covers virtually all borrowers — jumbo is rarely needed.
Arizona
Biggest metros: Phoenix, Scottsdale, Tucson, Mesa, Sun City, Sun Lakes.
Property tax note: Arizona has a Senior Property Value Protection Option that freezes the assessed value of qualifying homeowners 65+ (income limits apply). Effective property tax rate is moderate (~0.6%). Retirement income tax treatment is favorable.
Reverse mortgage fit: Massive market. Phoenix metro and 55+ communities (Sun City, Sun Lakes, Green Valley) are among the highest-volume reverse mortgage markets in the country. HECM covers most homes; jumbo used for high-end Paradise Valley and Scottsdale properties. Phoenix guidance →
Arkansas
Biggest metros: Little Rock, Fayetteville, Fort Smith, Springdale.
Property tax note: Amendment 79 freezes the assessed value of homesteads for homeowners 65+ or disabled. Homestead property tax credit applies. No state estate tax. Effective property tax rate is low (~0.6%).
Reverse mortgage fit: Low median home values mean HECM covers virtually everyone. Amendment 79 assessment freeze is a critical detail for reverse mortgage planning — unlike Prop 13, it doesn't come with transfer restrictions.
California (DRE)
Biggest metros: Los Angeles, Orange County, San Diego, San Francisco Bay Area, Sacramento, Inland Empire.
Property tax note: Proposition 13 caps annual assessed value increases at 2%. A reverse mortgage does not trigger reassessment — your Prop 13 basis is preserved. Prop 19 rules govern parent-child transfers and 55+ moves. This is the single most important state-level consideration for California reverse mortgage borrowers.
Reverse mortgage fit: Largest single-state market. Coastal California routinely exceeds the HECM lending limit — jumbo essential for La Jolla, Malibu, Beverly Hills, Newport Beach, Marin. LA guide · OC guide · San Diego guide
Colorado
Biggest metros: Denver, Colorado Springs, Boulder, Fort Collins.
Property tax note: Senior Property Tax Exemption for homeowners 65+ who have owned and lived in the home for 10+ years exempts 50% of the first $200,000 of actual value. Colorado also has the TABOR-driven property tax refund system.
Reverse mortgage fit: Growing market. Denver metro home values often approach the HECM lending limit, so both HECM and jumbo are common. Denver guidance →
District of Columbia
Biggest neighborhoods: Georgetown, Capitol Hill, Foggy Bottom, Woodley Park, Cleveland Park.
Property tax note: DC has a Senior Citizen or Disabled Property Owner Tax Relief program that reduces the property tax bill by 50% for eligible owners 65+ (with income limits). Homestead deduction reduces assessed value.
Reverse mortgage fit: Small but high-value market — DC home values routinely trigger jumbo territory. Common for retired federal workers with substantial home equity.
Florida
Biggest metros: Miami, Tampa, Orlando, Jacksonville, Naples, The Villages, Fort Lauderdale, Sarasota.
Property tax note: Homestead Exemption reduces taxable value by $50,000 for primary residences. Save Our Homes caps annual assessed value growth at 3% or CPI, whichever is less. Portability lets you transfer up to $500,000 of accumulated SOH benefit if you move within Florida. Florida has no state income tax. A reverse mortgage does not affect homestead status.
Reverse mortgage fit: Second-largest reverse mortgage market after California. Snowbirds converting seasonal homes to primary residences, Villages retirees, and coastal Naples/Boca Raton/Palm Beach jumbo borrowers all common. Miami · Tampa · Orlando
Hawaii
Biggest islands/metros: Honolulu (Oahu), Maui, Big Island.
Property tax note: Home Exemption of $100,000 for owner-occupants ($140,000 for 65+). Multi-tier property tax rates. Hawaii's effective property tax rate is the lowest in the country.
Reverse mortgage fit: Very high home values push most borrowers into jumbo territory. HECM lending limit rarely covers Honolulu single-family homes. Long-tenure kama'aina owners often have enormous equity.
Idaho
Biggest metros: Boise, Coeur d'Alene, Idaho Falls, Nampa.
Property tax note: Homeowner's Exemption reduces taxable value by 50% up to a maximum. Property Tax Reduction (Circuit Breaker) for homeowners 65+, widows/widowers, or disabled, with income limits. Idaho does not tax Social Security.
Reverse mortgage fit: Boise metro has appreciated dramatically over the last five years, creating substantial equity for long-tenure owners. HECM handles most homes; some Coeur d'Alene lakefront properties may need jumbo.
Iowa
Biggest metros: Des Moines, Cedar Rapids, Davenport, Iowa City.
Property tax note: Homestead Property Tax Credit for owner-occupied primary residences. Elderly and Disabled Property Tax Credit for 65+ or disabled homeowners with income limits.
Reverse mortgage fit: Lower median home values mean HECM covers virtually all borrowers. Iowa's stable housing market and long-tenure ownership pattern produces reliable equity for retirement supplementation.
Kansas
Biggest metros: Kansas City (KS side), Wichita, Topeka, Overland Park.
Property tax note: Homestead Refund program refunds a portion of property taxes for qualifying low-income homeowners. SAFESR (Senior or Disabled Veteran Homeowner Refund) for 65+ with income limits.
Reverse mortgage fit: Moderate home values. Kansas City metro straddles KS and MO — the KS-side properties (Overland Park, Leawood, Olathe) can have substantial suburban equity.
Maine
Biggest metros: Portland (ME), Lewiston, Bangor.
Property tax note: Homestead Exemption of $25,000 off assessed value. Property Tax Deferral Program allows eligible seniors to defer property taxes until the home is sold.
Reverse mortgage fit: Fixed-income retirees are a common Maine reverse mortgage borrower. Coastal Maine (Portland, Boothbay, Camden) has appreciated substantially — some properties may need jumbo.
Maryland
Biggest metros: Baltimore, Bethesda, Silver Spring, Rockville, Annapolis, Frederick.
Property tax note: Homestead Tax Credit caps annual assessed value growth at a state-mandated percentage (10% or less — counties can set lower caps). Senior Tax Credit for homeowners 65+ with income and length-of-residence requirements.
Reverse mortgage fit: DC-suburb properties (Bethesda, Rockville, Chevy Chase) often exceed HECM lending limit — jumbo common. Baltimore metro is more HECM-standard.
Minnesota
Biggest metros: Twin Cities (Minneapolis-St Paul), Duluth, Rochester.
Property tax note: Homestead Market Value Exclusion reduces taxable value for homesteads under a market value threshold. Senior Citizens Property Tax Deferral allows qualifying homeowners 65+ to defer property taxes.
Reverse mortgage fit: Long winters, aging-in-place motivation, and stable home values make Minnesota a good fit for HECM tenure payments as retirement income supplementation.
Missouri
Biggest metros: St. Louis, Kansas City (MO side), Springfield, Columbia.
Property tax note: Circuit Breaker credit refunds up to $1,100 of property taxes for eligible homeowners 65+ or disabled (income limits apply). Missouri does not tax Social Security for most retirees.
Reverse mortgage fit: Moderate home values; HECM covers virtually all borrowers. Kansas City metro (MO side) is a solid reverse mortgage market with long-tenure homeowners.
North Dakota
Biggest metros: Fargo, Bismarck, Grand Forks.
Property tax note: Homestead Credit for 65+ or disabled with income limits. Property tax rates vary widely by jurisdiction.
Reverse mortgage fit: Small state population but stable housing market. Long-tenure ownership and modest home values fit HECM well. Rare for borrower to need jumbo.
Oregon
Biggest metros: Portland (OR), Salem, Eugene, Bend.
Property tax note: Measure 50 limits annual assessed value growth to 3% (similar to California's Prop 13). Assessed value is often significantly lower than market value for long-tenure owners. Senior Property Tax Deferral for eligible 62+ homeowners allows deferring property taxes until home is sold or ownership changes.
Reverse mortgage fit: Portland metro home values often approach the HECM lending limit — both HECM and jumbo common. Bend has appreciated dramatically. Portland guidance →
Pennsylvania
Biggest metros: Philadelphia, Pittsburgh, Harrisburg, Allentown.
Property tax note: Property Tax/Rent Rebate program refunds property taxes for eligible homeowners 65+ or disabled (income limits). Homestead Exclusion available in participating school districts. PA does not tax retirement income (Social Security, pensions, 401k, IRA distributions).
Reverse mortgage fit: Philadelphia metro (Main Line, Chester County suburbs) often exceeds HECM lending limit — jumbo territory. Pittsburgh and Central PA more HECM-standard.
South Dakota
Biggest metros: Sioux Falls, Rapid City.
Property tax note: Sales & Property Tax Refund Program for elderly and disabled. No state income tax. Homestead Property Tax Refund for 70+ homeowners with income limits.
Reverse mortgage fit: Small population, moderate home values. HECM covers virtually all borrowers.
Tennessee
Biggest metros: Nashville, Franklin, Brentwood, Memphis, Knoxville, Chattanooga.
Property tax note: Property Tax Freeze Program for homeowners 65+ (participating counties only — Davidson County participates). No state income tax. Property tax rates are relatively low.
Reverse mortgage fit: Nashville metro has appreciated dramatically over the past decade — long-tenure owners have substantial equity. Franklin/Brentwood suburbs often approach HECM lending limit. Nashville · Franklin
Virginia
Biggest metros: Northern Virginia (Arlington, Fairfax, Loudoun), Richmond, Virginia Beach, Norfolk.
Property tax note: Real Estate Tax Relief for the Elderly and Disabled varies significantly by county — Fairfax and Arlington have generous programs; other counties less so. Income and asset limits typically apply.
Reverse mortgage fit: Northern Virginia home values often exceed HECM lending limit — jumbo very common for Arlington, Vienna, McLean, Great Falls. Retired federal and military workforce concentration.
Washington
Biggest metros: Seattle, Bellevue, Tacoma, Spokane, Vancouver (WA).
Property tax note: Senior Citizen and Disabled Persons Property Tax Exemption for eligible homeowners 61+ with income limits. Washington has no state income tax.
Reverse mortgage fit: Seattle/Eastside home values (Bellevue, Kirkland, Redmond, Mercer Island) often trigger jumbo territory. Tacoma and inland Washington more HECM-standard. Seattle guidance →
Wisconsin
Biggest metros: Milwaukee, Madison, Green Bay, Kenosha.
Property tax note: Property Tax Deferral Loan Program for elderly homeowners allows deferring property tax payments until the home is sold. Wisconsin Homestead Credit refunds a portion of property taxes for lower-income owners.
Reverse mortgage fit: Milwaukee metro and Madison have appreciated moderately. HECM covers most borrowers. Lakefront properties on Lake Geneva may need jumbo.
Not in a licensed state?
If your property is in a state not listed above, I can't originate your reverse mortgage directly — but I can usually refer you to a trusted broker or lender in your state who follows the same independent broker approach (shopping your file across the wholesale market rather than selling one lender's products). No charge for the referral.
The states I'm currently NOT licensed in include: Alaska, Connecticut, Delaware, Georgia, Illinois, Indiana, Kentucky, Louisiana, Massachusetts, Michigan, Mississippi, Montana, Nebraska, Nevada, New Hampshire, New Jersey, New Mexico, New York, North Carolina, Ohio, Oklahoma, Rhode Island, South Carolina, Texas, Utah, Vermont, and West Virginia. Wyoming.
How the broker path works across state lines
The wholesale lender panel — Finance of America, Longbridge, Mutual of Omaha, Guild, Liberty, and others — all operate nationally. When you engage me as a broker, I shop your file across the same panel of wholesalers regardless of which of the 23 licensed states you're in. What changes state-to-state is the closing disclosures and state-specific consumer protection rules, which the wholesale lender handles when your loan closes.
For borrowers considering a HECM for Purchase to relocate — a common pattern for downsizers moving to Florida or Arizona — I can originate the loan on the new property as long as both states are licensed. That continuity is one of the practical advantages of working with a broker with a broad license footprint.
Frequently asked questions
In which states is Audi Garner licensed to originate reverse mortgages?
23 states plus DC: Alabama, Arizona, Arkansas, California (DRE), Colorado, DC, Florida, Hawaii, Idaho, Iowa, Kansas, Maine, Maryland, Minnesota, Missouri, North Dakota, Oregon, Pennsylvania, South Dakota, Tennessee, Virginia, Washington, and Wisconsin. NMLS #190235.
Can I get a reverse mortgage if my state isn't on the list?
Not through me directly, but I can usually refer you to a trusted independent broker in your state who follows the same market-wide-shopping approach. No charge for the referral.
What is 'California DRE' licensing?
California allows mortgage originators to operate under either NMLS or Department of Real Estate (DRE) licensing. Both permit reverse mortgage origination. I operate in California under DRE with NMLS #190235 also active.
Do state-specific reverse mortgage rules vary a lot?
The federal HECM program is uniform. What varies is state property tax treatment (California Prop 13, Florida Homestead Exemption, etc.), which affects reverse mortgage planning but not eligibility.
Does the broker path work across state lines?
Yes. The wholesale lender panel operates nationally. I shop your file across the same wholesalers in any of the 23 licensed states.
Ready to see what's possible in your state?
Free 15-minute call. Regardless of which of the 23 licensed states your property is in, I'll pull HECM and jumbo quotes across 5-8 wholesale lenders and email you the shopped comparison the same day.