{"id":6,"date":"2026-04-01T02:23:24","date_gmt":"2026-04-01T02:23:24","guid":{"rendered":"https:\/\/exampletestsite.xyz\/testarea\/?page_id=6"},"modified":"2026-04-11T15:44:18","modified_gmt":"2026-04-11T15:44:18","slug":"home","status":"publish","type":"page","link":"https:\/\/exampletestsite.xyz\/testarea\/","title":{"rendered":"Home"},"content":{"rendered":"\t\t<div data-elementor-type=\"wp-page\" data-elementor-id=\"6\" class=\"elementor elementor-6\">\n\t\t\t\t<div class=\"elementor-element elementor-element-21230786 e-flex e-con-boxed e-con e-parent\" data-id=\"21230786\" data-element_type=\"container\" data-e-type=\"container\">\n\t\t\t\t\t<div class=\"e-con-inner\">\n\t\t\t\t<div class=\"elementor-element elementor-element-f456eb7 elementor-widget elementor-widget-html\" data-id=\"f456eb7\" data-element_type=\"widget\" data-e-type=\"widget\" data-widget_type=\"html.default\">\n\t\t\t\t\t<div id=\"rm-calc\" style=\"max-width:820px;margin:0 auto;padding:24px;border:1px solid #ddd;border-radius:12px;background:#fafafa;font-family:Arial,sans-serif;color:#222;\">\r\n  <h3 style=\"margin:0 0 8px 0;font-size:28px;\">Reverse Mortgage Payment Estimate<\/h3>\r\n  <p style=\"margin:0 0 18px 0;font-size:15px;line-height:1.5;\">\r\n    Estimate how much may be available through a reverse mortgage, what monthly amount could be paid to the homeowner,\r\n    and how long those monthly payments could last.\r\n  <\/p>\r\n\r\n  <div style=\"display:grid;grid-template-columns:1fr 1fr;gap:16px;\">\r\n    <div>\r\n      <label style=\"display:block;font-weight:bold;margin-bottom:6px;\">Youngest borrower age<\/label>\r\n      <input id=\"rm-age\" type=\"number\" min=\"62\" max=\"99\" value=\"75\"\r\n        style=\"width:100%;padding:10px;border:1px solid #bbb;border-radius:8px;font-size:16px;\">\r\n    <\/div>\r\n\r\n    <div>\r\n      <label style=\"display:block;font-weight:bold;margin-bottom:6px;\">Home value ($)<\/label>\r\n      <input id=\"rm-homevalue\" type=\"number\" min=\"0\" step=\"1000\" value=\"1000000\"\r\n        style=\"width:100%;padding:10px;border:1px solid #bbb;border-radius:8px;font-size:16px;\">\r\n    <\/div>\r\n\r\n    <div>\r\n      <label style=\"display:block;font-weight:bold;margin-bottom:6px;\">Current mortgage balance ($)<\/label>\r\n      <input id=\"rm-balance\" type=\"number\" min=\"0\" step=\"1000\" value=\"400000\"\r\n        style=\"width:100%;padding:10px;border:1px solid #bbb;border-radius:8px;font-size:16px;\">\r\n    <\/div>\r\n\r\n    <div>\r\n      <label style=\"display:block;font-weight:bold;margin-bottom:6px;\">Expected interest rate (%)<\/label>\r\n      <input id=\"rm-rate\" type=\"number\" min=\"3\" max=\"10\" step=\"0.125\" value=\"6.5\"\r\n        style=\"width:100%;padding:10px;border:1px solid #bbb;border-radius:8px;font-size:16px;\">\r\n    <\/div>\r\n\r\n    <div>\r\n      <label style=\"display:block;font-weight:bold;margin-bottom:6px;\">Payment term (years)<\/label>\r\n      <select id=\"rm-years\"\r\n        style=\"width:100%;padding:10px;border:1px solid #bbb;border-radius:8px;font-size:16px;\">\r\n        <option value=\"5\">5 years<\/option>\r\n        <option value=\"10\">10 years<\/option>\r\n        <option value=\"15\" selected>15 years<\/option>\r\n        <option value=\"20\">20 years<\/option>\r\n        <option value=\"25\">25 years<\/option>\r\n      <\/select>\r\n    <\/div>\r\n\r\n    <div>\r\n      <label style=\"display:block;font-weight:bold;margin-bottom:6px;\">Estimated financed closing costs ($)<\/label>\r\n      <input id=\"rm-costs\" type=\"number\" min=\"0\" step=\"500\" value=\"18000\"\r\n        style=\"width:100%;padding:10px;border:1px solid #bbb;border-radius:8px;font-size:16px;\">\r\n    <\/div>\r\n  <\/div>\r\n\r\n  <div style=\"margin-top:18px;\">\r\n    <button id=\"rm-calc-btn\"\r\n      style=\"padding:12px 20px;border:none;border-radius:8px;background:#1f4f7a;color:#fff;font-size:16px;cursor:pointer;\">\r\n      Calculate Estimate\r\n    <\/button>\r\n  <\/div>\r\n\r\n  <div id=\"rm-results\" style=\"display:none;margin-top:22px;padding:18px;border-radius:10px;background:#fff;border:1px solid #ddd;\">\r\n    <h4 style=\"margin:0 0 12px 0;font-size:22px;\">Estimated Results<\/h4>\r\n    <p style=\"margin:6px 0;\"><strong>Maximum claim amount used:<\/strong> <span id=\"rm-mca\"><\/span><\/p>\r\n    <p style=\"margin:6px 0;\"><strong>Estimated principal limit factor:<\/strong> <span id=\"rm-plf\"><\/span><\/p>\r\n    <p style=\"margin:6px 0;\"><strong>Estimated gross amount available:<\/strong> <span id=\"rm-gross\"><\/span><\/p>\r\n    <p style=\"margin:6px 0;\"><strong>Estimated net amount available after payoff and costs:<\/strong> <span id=\"rm-net\"><\/span><\/p>\r\n    <hr style=\"margin:14px 0;border:none;border-top:1px solid #ddd;\">\r\n    <p style=\"margin:6px 0;\"><strong>Estimated monthly disbursement:<\/strong> <span id=\"rm-monthly\"><\/span><\/p>\r\n    <p style=\"margin:6px 0;\"><strong>Estimated payment period:<\/strong> <span id=\"rm-term\"><\/span><\/p>\r\n    <p style=\"margin:6px 0;\"><strong>Total paid to homeowner over that period:<\/strong> <span id=\"rm-totalpaid\"><\/span><\/p>\r\n  <\/div>\r\n\r\n  <div style=\"margin-top:18px;font-size:13px;line-height:1.55;color:#555;\">\r\n    <strong>Important:<\/strong> This is a general educational estimate only and not a loan quote, approval, or official HECM calculation.\r\n    Actual proceeds and payment options depend on borrower age, interest rates, FHA lending limits, existing liens,\r\n    closing costs, counseling completion, and lender underwriting. Borrowers must continue paying property taxes,\r\n    homeowners insurance, and maintain the property as their principal residence.\r\n  <\/div>\r\n<\/div>\r\n\r\n<script>\r\ndocument.addEventListener('DOMContentLoaded', function () {\r\n  function currency(n) {\r\n    return new Intl.NumberFormat('en-US', {\r\n      style: 'currency',\r\n      currency: 'USD',\r\n      maximumFractionDigits: 0\r\n    }).format(n);\r\n  }\r\n\r\n  function getBasePLF(age) {\r\n    if (age < 62) return 0.00;\r\n    if (age <= 64) return 0.39;\r\n    if (age <= 66) return 0.42;\r\n    if (age <= 68) return 0.45;\r\n    if (age <= 70) return 0.48;\r\n    if (age <= 72) return 0.51;\r\n    if (age <= 74) return 0.54;\r\n    if (age <= 76) return 0.56;\r\n    if (age <= 78) return 0.58;\r\n    if (age <= 80) return 0.60;\r\n    if (age <= 82) return 0.62;\r\n    if (age <= 84) return 0.64;\r\n    if (age <= 86) return 0.66;\r\n    if (age <= 88) return 0.67;\r\n    return 0.69;\r\n  }\r\n\r\n  function calculateReverseMortgage() {\r\n    const age = parseFloat(document.getElementById('rm-age').value) || 0;\r\n    const homeValue = parseFloat(document.getElementById('rm-homevalue').value) || 0;\r\n    const balance = parseFloat(document.getElementById('rm-balance').value) || 0;\r\n    const rate = parseFloat(document.getElementById('rm-rate').value) || 0;\r\n    const years = parseFloat(document.getElementById('rm-years').value) || 10;\r\n    const costs = parseFloat(document.getElementById('rm-costs').value) || 0;\r\n\r\n    const hecmCap = 1249125;\r\n    const mca = Math.min(homeValue, hecmCap);\r\n\r\n    if (age < 62) {\r\n      alert('This estimator is designed for borrowers age 62 and older.');\r\n      return;\r\n    }\r\n\r\n    let plf = getBasePLF(age);\r\n\r\n    if (rate <= 5.0) plf += 0.04;\r\n    else if (rate <= 5.5) plf += 0.02;\r\n    else if (rate <= 6.0) plf += 0.01;\r\n    else if (rate >= 7.5) plf -= 0.03;\r\n    else if (rate >= 7.0) plf -= 0.02;\r\n    else if (rate >= 6.5) plf -= 0.01;\r\n\r\n    plf = Math.max(0.35, Math.min(plf, 0.75));\r\n\r\n    const gross = mca * plf;\r\n    const net = Math.max(gross - balance - costs, 0);\r\n    const months = years * 12;\r\n    const monthly = months > 0 ? net \/ months : 0;\r\n    const totalPaid = monthly * months;\r\n\r\n    document.getElementById('rm-mca').textContent = currency(mca);\r\n    document.getElementById('rm-plf').textContent = (plf * 100).toFixed(1) + '%';\r\n    document.getElementById('rm-gross').textContent = currency(gross);\r\n    document.getElementById('rm-net').textContent = currency(net);\r\n    document.getElementById('rm-monthly').textContent = currency(monthly) + ' per month';\r\n    document.getElementById('rm-term').textContent = years + ' years (' + months + ' months)';\r\n    document.getElementById('rm-totalpaid').textContent = currency(totalPaid);\r\n    document.getElementById('rm-results').style.display = 'block';\r\n  }\r\n\r\n  const btn = document.getElementById('rm-calc-btn');\r\n  if (btn) {\r\n    btn.addEventListener('click', calculateReverseMortgage);\r\n  }\r\n});\r\n<\/script>\t\t\t\t<\/div>\n\t\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t","protected":false},"excerpt":{"rendered":"<p>Reverse Mortgage Payment Estimate Estimate how much may be available through a reverse mortgage, what monthly amount could be paid to the homeowner, and how long those monthly payments could last. Youngest borrower age Home value ($) Current mortgage balance ($) Expected interest rate (%) Payment term (years) 5 years10 years15 years20 years25 years Estimated [&hellip;]<\/p>\n","protected":false},"author":1,"featured_media":0,"parent":0,"menu_order":0,"comment_status":"closed","ping_status":"closed","template":"elementor_canvas","meta":{"footnotes":""},"class_list":["post-6","page","type-page","status-publish","hentry"],"_links":{"self":[{"href":"https:\/\/exampletestsite.xyz\/testarea\/wp-json\/wp\/v2\/pages\/6","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/exampletestsite.xyz\/testarea\/wp-json\/wp\/v2\/pages"}],"about":[{"href":"https:\/\/exampletestsite.xyz\/testarea\/wp-json\/wp\/v2\/types\/page"}],"author":[{"embeddable":true,"href":"https:\/\/exampletestsite.xyz\/testarea\/wp-json\/wp\/v2\/users\/1"}],"replies":[{"embeddable":true,"href":"https:\/\/exampletestsite.xyz\/testarea\/wp-json\/wp\/v2\/comments?post=6"}],"version-history":[{"count":11,"href":"https:\/\/exampletestsite.xyz\/testarea\/wp-json\/wp\/v2\/pages\/6\/revisions"}],"predecessor-version":[{"id":25,"href":"https:\/\/exampletestsite.xyz\/testarea\/wp-json\/wp\/v2\/pages\/6\/revisions\/25"}],"wp:attachment":[{"href":"https:\/\/exampletestsite.xyz\/testarea\/wp-json\/wp\/v2\/media?parent=6"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}