Curious what a reverse mortgage costs in Boerne? The largest upfront line on a HECM, for owners age 62 and up, is the FHA mortgage insurance at 2 percent of the counted home value, alongside the origination fee, appraisal, title, and recording. On a $458K Boerne home in Kendall County those can be rolled into the loan, and a no-premium proprietary option sometimes comes in cheaper, so I compare both.
A typical Boerne home is worth around $458K, and for a longtime owner most of that is equity they have never touched. A reverse mortgage only fits some situations, and I will say so when it does not. See how Boerne compares on my Texas aging-in-place overview.
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On this page
- Local reverse mortgage broker in Boerne
- Aging in place in Boerne
- What is my Boerne home worth?
- Reverse mortgage calculator
- Cost of aging in place
- Is a reverse mortgage right for me?
- Learn how reverse mortgages work
- Reverse mortgage options in Boerne
- How much a reverse mortgage costs in Boerne
- Condos and HOA
- Reverse mortgage FAQs
Reverse Mortgage Specialist in Boerne, TX
Who is a local reverse mortgage broker in Boerne, TX? Christopher Gibson (NMLS #1910430) is an independent broker with C2 Financial Corporation (NMLS #135622). He helps Boerne homeowners age 55 and older (age 62+ for the government-insured HECM) turn home equity into funds for retirement. Because the funds are loan proceeds rather than income, they are generally not subject to federal income tax.* Call or text 720-449-6622.
Aging in place in Boerne, at a glance
The honest pros and cons, every measure I track, sorted by which way it cuts. Full detail below.
| Works in your favor | Neutral or mixed | Plan around it |
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Figures: U.S. Census ACS 2020-2024 5-Year; County Health Rankings 2025 (life expectancy, county level); NOAA 1991-2020 Climate Normals; FEMA National Risk Index (per hazard, not the composite). This product uses the Census Bureau Data API but is not endorsed or certified by the Census Bureau.
Why a reverse mortgage appeals to Boerne homeowners 62+ attempting to age in place
Boerne is a fast-growing Hill Country town northwest of San Antonio. A house bought here years ago is now worth around $458K, and with no state income tax to erode a fixed retirement, that built-up equity is what a reverse mortgage reaches, most often to erase a monthly payment and stay in the Hill Country.
Boerne anchors one of the wealthiest corners of the Texas Hill Country, where upscale communities like Cordillera Ranch and Fair Oaks Ranch have driven Kendall County values among the highest in the region. Longtime homeowners, many drawn here by the German heritage and the scenic Cibolo Creek corridor, hold sizable equity after years of strong appreciation. For area residents who are 62 and older, that home value represents a meaningful and often overlooked retirement asset.
Boerne reverse mortgage facts and figures
Boerne draws retirees to the Texas Hill Country, and it is the built-up equity in those homes that a reverse mortgage puts to work. Here are a few numbers worth knowing:
Home values: Zillow, mid-2026. HECM limit: HUD/FHA 2026. Property tax: U.S. Census. Figures change, so ask me for today’s numbers on your home.
What is your Boerne home worth today?
Curious what your home could be worth, and how much equity you have to work with? Use my free home-value tool below. Enter your address for an instant Boerne estimate you can track over time, at no cost and no obligation.
Reverse Mortgage Calculator
Let’s calculate how much equity you can unlock.
A reverse mortgage is a loan. The balance grows over time and is repaid when the last borrower leaves the home. You keep the title, and you remain responsible for property taxes, homeowners insurance, and upkeep.
Aging in place in Boerne with a reverse mortgage: what it really costs
The City of Boerne grants homeowners 65 and older an exemption of exactly nothing, and then freezes their city tax bill anyway. That combination is odd enough that I would confirm it with the city before you budget around it, and it is a good illustration of why Texas property tax cannot be answered at the state level.
What Boerne and Kendall County actually grant
The state layer is the good part: after the November 2025 amendments, a homeowner 65 or older shelters $200,000 of appraised value from Boerne ISD’s 1.0109 rate. Locally it thins out fast. Kendall County grants $10,000 against its 0.3770 rate. The City of Boerne grants no senior exemption and no general homestead exemption at all, and levies its 0.4716 on every dollar of appraised value.
The wrinkle: the appraisal district’s own rate sheet marks the city, the county and the school district as offering the tax ceiling, the freeze that locks your bill at the amount you paid the year you qualified. A city that freezes your bill while granting no exemption to trigger the freeze is unusual enough that I am flagging it rather than asserting it. Call the city and the appraisal district and get your own answer in writing.
At these values, the government loan may not be the right one
This is the part that actually matters in Boerne. The federally insured HECM stops calculating at a 2026 maximum claim amount of $1,249,125. It does not matter how much your house is worth above that line.
Kendall County’s median home value is $512,700 and median household income is $114,962, both well above the Texas norm. Working from the Census value distribution, roughly one in nine owner-occupied homes in the county sits above the HECM limit, though inside the Boerne city limits it is closer to one in twenty-eight. Those are estimates from survey data rather than a parcel count, so treat them as direction rather than precision.
The practical point stands either way: out on the ranch properties and in the higher-end developments around Boerne, the proprietary and jumbo programs are frequently where the real money is, and a lender with one product cannot have that conversation with you. That is the whole argument for shopping this across wholesale lenders rather than walking into a bank.
Downtown, repairing your own porch needs a certificate
The Boerne Historic District runs about a mile of Main Street and covers more than 150 properties. The city’s own guidelines require a Certificate of Appropriateness for work most people would call ordinary maintenance: “painting surfaces, porch repair, window/door repair, masonry repair like walls, chimneys, foundations.” The Historic Landmark Commission meets once a month, on the first Tuesday.
There is real relief in the guidelines: replacing a roof with identical materials, repainting in identical colors, and interior work do not need a certificate. But if a reverse mortgage closes with a repair set-aside, those repairs run on HUD’s clock, and a monthly review calendar plus a certificate requirement on porch and window work is exactly the kind of thing that turns a comfortable timeline into a tight one. Get the scope in front of the city before we set the set-aside, not after.
The city owns all four utilities, which cuts both ways
Boerne owns and operates its own electric, water, wastewater and natural gas systems. Four municipal utilities in one small Texas city is rare. It means one bill and local accountability, and it also means the city council sets your rates rather than a distant utility commission. There was a natural gas rate restructure under consideration when I checked, so ask what is scheduled.
To be precise about the loan: utility bills are not property charges, so they do not go into the reverse mortgage set-aside calculation. They do go into your retirement budget, and in a town where one authority sets four of them, that is worth a look before you decide how much to draw.
Water, the aquifer, and the districts on your tax bill
Boerne sits over the Trinity Aquifer and is regulated by the Cow Creek Groundwater Conservation District, which levies a small property tax of $0.0050 and, when I checked, had the area in Stage 2 drought. Drought stages move, so check the current one rather than trusting a page. At the district’s deepest stage the city’s own well pumping gets cut by 40%.
More consequential for a loan: some subdivisions around Boerne sit inside a municipal utility district, and those rates are not small. Kendall County MUD No. 1 levies 0.6500 and Miralomas MUD levies 1.0000, against a city rate of 0.4716. A MUD can more than double the municipal portion of your bill, it appears on your property tax statement so it counts as a property charge your reverse mortgage must underwrite, and a MUD cannot adopt the senior tax ceiling. Your school taxes freeze at 65 and your MUD taxes keep climbing. Ask which district a property is in before you make an offer.
No trauma center in the county, and San Antonio half an hour out
Kendall County has no state-designated trauma facility at any level. The Methodist emergency room in Boerne is a freestanding ER, which is a real and useful thing but is not a trauma designation. The nearest Level I centers are University Hospital and Brooke Army Medical Center in San Antonio, roughly thirty to thirty-five miles down I-10. That is a better position than the Hill Country towns further west, where the nearest Level I is over an hour, and a worse one than a city that has its own.
Getting around
There is no fixed-route bus in Kendall County. Alamo Regional Transit runs advance-reservation demand response at $2 in town, $6 elsewhere in the county, $8 across one county line and $12 beyond, reserved by noon the day before and bookable up to a month out. The regional council also runs a Senior Transportation Program that is often free of charge for medical trips and meals. Plan the year you stop driving around a service you reserve, because nothing runs on a timetable here.
And Texas takes nothing off the top
No state income tax, prohibited outright by the constitution since 2019, and no estate or inheritance tax. The trade is property tax, and in Boerne that trade is steeper than most because the city grants no exemption at all. Reverse mortgage proceeds are loan advances rather than income, so they are not taxed and they do not count against income-tested benefits as income. For the constitutional rules that make a Texas reverse mortgage unlike one anywhere else, and for why an over-65 tax deferral and a reverse mortgage cannot coexist, see my Texas reverse mortgage rules page.
Three numbers worth knowing before you commit
Federal price parities put the San Antonio-New Braunfels, TX metro area at 95, with 100 as the national benchmark. On the weather, snow is essentially a non-issue, and 86 days reach 90F or hotter, which is the heat-and-utilities side of the same budget, on 286 dry days a year. The county sits at 79.8 years, within a rounding error of the 77.1 national figure. Underneath all of it: a paid-off house still costs a median $755 a month to hold, 15% of typical income at 65 and over.
Sources: U.S. Census ACS 2020-2024 5-Year (B01001, B19013, B25007, B25034, B25035, B25075, B25077, B25103), Boerne city and Kendall County; Kendall Appraisal District 2025 adopted tax rates; Tex. Tax Code §§11.13, 11.26, 11.261; Tex. Const. art. VIII §1-b(c) as amended November 4, 2025; Tex. Water Code §54.601; HUD Mortgagee Letter 2025-22 (2026 HECM maximum claim amount); 24 CFR §206.205; City of Boerne Historic District Guidelines and Historic Landmark Commission calendar; City of Boerne utilities; Cow Creek Groundwater Conservation District drought status; Texas DSHS designated trauma facilities list, August 11, 2026; Alamo Area Council of Governments; Texas State Historical Association. The share of homes above the HECM limit is interpolated from Census value distributions, not a parcel count, and is directional only. The City of Boerne tax ceiling with no adopted senior exemption is taken from the appraisal district rate sheet and should be confirmed with the city. Drought stage is live data. Figures are educational, verify your own before relying on them.
Quick guide: is a reverse mortgage right for me?
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Free guide: Your Home Can Help
My complete guide to reverse mortgages for Texas homeowners, the retirement squeeze, the myths, your options, real client stories, and what it really costs. No email required.
Learn how reverse mortgages work
Want the full details before we talk? These guides cover everything, no local sales pitch, just the facts.
Reverse mortgage options in Boerne: HECM vs. jumbo
Most homes here are covered by the government-insured HECM, while higher-value homes and many condos fit a proprietary jumbo. For the full side-by-side of HECM, jumbo, HELOC, and HEI, see the reverse mortgage comparison table, or the types of reverse mortgages for a plain-English rundown.
For a full side-by-side of every program and how to choose, see the types of reverse mortgages.
Buying a home? Consider a HECM for Purchase (H4P)
A HECM for Purchase lets you buy your next home using a reverse mortgage, so you put down a portion and finance the rest with no required monthly principal-and-interest payment. For a Boerne owner trading a two-story house for a single-level place closer to town, it is a clean way to move without taking on a new monthly payment.
How much you can access depends on age, rates, and value. Start your own estimate with the reverse mortgage calculator below.
Full detail, including what you would need to bring at each age, is on the HECM for Purchase page.
How the process works, step by step
Consultation, HUD counseling, application, appraisal, closing, with a three-day right to cancel. Most Kendall County files fund in 30 to 45 days. Here is how a reverse mortgage works, step by step.
How much a reverse mortgage costs in Boerne
The biggest cost is FHA mortgage insurance: 2% of the home’s value upfront, plus about 0.5% a year on the balance, and that upfront premium funds the FHA guarantee behind the non-recourse protection. On a typical Boerne home at $458K that is about $9,200 at closing, and most of it rolls into the loan. Every fee, itemized.
The honest trade-offs (the balance grows, you still cover taxes and insurance, and it rewards a longer stay) are the same anywhere. I lay them all out in the pros and cons of a reverse mortgage.
Why work with a mortgage broker, not a bank
A bank sells you one rate sheet. I shop the same loan across more than 30 wholesale lenders, which also opens up the proprietary and jumbo programs a single bank cannot offer, and at Boerne’s $458K median that is often the difference between a HECM and a materially bigger draw. C2 Financial Corporation, NMLS #135622.
What happens to your home and your heirs
You keep the title, and the loan is non-recourse, so you and your heirs can never owe more than the home is worth. Heirs can repay, refinance, or sell and keep the rest, and Texas has no estate or inheritance tax, though the loan payoff itself still has to be settled. Timelines and the 95% rule.
What about condos and HOA approval?
A HECM needs the whole project FHA-approved and plenty of Boerne buildings are not. Ask me early if you are in a condo, because the project's approval status decides which programs are even on the table. A proprietary loan can often finance one that is not, so check the building before you assume the answer is no. Start with my HOA checklist. Property and eligibility rules.
The HUD counseling requirement, explained
Federal HUD rules require an independent HUD-approved session before closing, usually low-cost or free, and it has to be finished before I can pull an FHA case number. HUD publishes the approved counselors serving Kendall County, so scheduling never has to stall your file. Find counselors through HUD’s HECM program. Texas Department of Savings and Mortgage Lending publishes consumer guidance. What the session actually covers.
Reverse mortgage FAQs for Boerne homeowners
What does a reverse mortgage cost in Boerne?
On a HECM the biggest upfront cost is the FHA mortgage insurance, 2 percent of the home value the loan counts, plus the origination fee capped at $6,000, appraisal, title, and recording, most of which can be financed in. A proprietary reverse mortgage carries no FHA premium and sometimes prices better. Here is the full cost breakdown.
Can I get a reverse mortgage on a Boerne condo?
Often, yes. A standard FHA HECM needs the whole condo project to be FHA-approved, and many buildings are not. When that is the case, a proprietary reverse mortgage can usually finance a non-approved or non-warrantable condo. I check your specific building first.
How much can I borrow in Boerne?
It depends on the youngest borrower's age, current rates, and your home value. Most Boerne homes fall within the standard FHA HECM limit, while higher-value homes may also fit a jumbo program that exceeds it.
Is HUD counseling required in Boerne?
Yes. You must complete a session with a HUD-approved counselor before closing. It is usually low-cost or free. HUD publishes the approved counselors serving Kendall County, so scheduling never has to slow you down.
Do I still pay property tax with a reverse mortgage in Boerne?
Yes. With a reverse mortgage you keep title and remain responsible for property taxes, homeowners insurance, and upkeep. Depending on your age and income you may qualify for senior property-tax relief in Texas (the programs vary by state and by county), and you can use reverse-mortgage funds to help cover those ongoing costs.
Have a question about a reverse mortgage in Boerne? Call or text me at 720-449-6622. No pressure, just straight answers.
Boerne neighborhoods and nearby areas I serve
I work with homeowners across the city and greater Kendall County. That includes Cordillera Ranch, Fair Oaks Ranch, Tapatio Springs, Esperanza, Menger Springs, and Historic Hauptstrasse District. Core ZIP codes include 78006, 78015, 78013, 78027.
In addition, I also help owners in nearby communities such as Fair Oaks Ranch, Comfort, Bulverde, Sisterdale, Bergheim, Leon Springs, Kerrville, and New Braunfels, and across Kendall County. See every area I cover on my reverse mortgages across Texas page. Do not see your area? Reach out and ask.
If aging in place is your goal, local resources like Alamo Area Agency on Aging, and The Center (Kronkosky Place) can help you plan, and my free Aging-in-Place Home Scorecard lets you score any Boerne home in about 15 minutes to see how ready it is to grow old in.
Wondering whether a home is one you could grow old in? Score any home in about 15 minutes, and see how a reverse mortgage can fund the upgrades.
Use the Aging-in-Place ScorecardReverse mortgages in nearby communities
About Christopher Gibson
Christopher Gibson (NMLS #1910430) is an independent mortgage and reverse mortgage broker with C2 Financial Corporation (NMLS #135622), serving homeowners across the states he is licensed in. Serving Boerne and nearby communities. Call or text 720-449-6622. More about Christopher.
Read reviews of Reverse Mortgages & Home Loans with Christopher Gibson at C2 Financial
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*This is general information, not tax advice. Reverse mortgage proceeds are loan advances rather than income and are generally not subject to federal income tax. Consult a CPA or tax advisor about your specific situation. Receiving loan proceeds may also affect eligibility for need-based government benefits such as Medicaid or Supplemental Security Income (SSI).