How much can you get from a Kerrville home with a reverse mortgage? It comes down to two things, your age and your equity, not your credit score or your income. On a typical Kerrville home worth around $303K, a longtime owner in Kerr County is usually sitting on a lot of untouched equity, and a reverse mortgage turns part of it into retirement cash flow while you keep the house.
A typical Kerrville home is worth around $303K, 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 Kerrville compares on my Texas aging-in-place overview.
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On this page
- Local reverse mortgage broker in Kerrville
- Aging in place in Kerrville
- What is my Kerrville 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 Kerrville
- How much a reverse mortgage costs in Kerrville
- Condos and HOA
- Reverse mortgage FAQs
Reverse Mortgage Specialist in Kerrville, TX
Who is a local reverse mortgage broker in Kerrville, TX? Christopher Gibson (NMLS #1910430) is an independent broker with C2 Financial Corporation (NMLS #135622). He helps Kerrville 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 Kerrville, at a glance
The honest pros and cons, every measure I track, sorted by which way it cuts. Full detail below.
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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 Kerrville homeowners 62+ attempting to age in place
Kerrville sits on the Guadalupe River, a longtime Hill Country retiree town. A house bought here years ago is now worth around $303K, 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.
Kerrville has long been a favorite Hill Country retirement destination, drawing residents to its mild climate and the cypress-lined banks of the Guadalupe River. Many seniors here bought homes years ago and have seen steady appreciation, particularly in established riverfront and golf communities like Comanche Trace and Riverhill. That accumulated equity gives longtime owners a practical way to fund the retirement they moved to the Hill Country to enjoy.
Kerrville reverse mortgage facts and figures
Kerrville 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 Kerrville 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 Kerrville estimate you can track over time, at no cost and no obligation.
Reverse Mortgage Calculator
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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 Kerrville with a reverse mortgage: what it really costs
Kerr County has flooded twice in thirteen months. The Guadalupe took 119 lives here on July 4, 2025, and last month, on July 16, 2026, the river came up again and this time it reached into Kerrville itself. About 2% of the homes in this county carry flood insurance. If you own here and you are thinking about your equity, start with that number.
Two floods, and the gap federal help does not close
The July 2025 flood was catastrophic and mostly upriver. The gauge at Hunt hit 37.52 feet, an all-time record, rising roughly 26 feet in 45 minutes before it failed. The worst of it fell on Hunt and Ingram, including a girls’ camp where 27 campers and counselors died. Kerrville, downstream, had some hours of warning. The federal declaration is DR-4879.
Last month was different in a way that matters to homeowners in town: the July 16 to 18, 2026 flood damaged roughly 490 homes and 100 businesses in Kerr County, and Kerrville city proper flooded, with about twenty houses pushed off their foundations between Lawson and Monterey and water over Water Street.
Here is the part I want you to sit with. For the 2025 disaster, FEMA individual assistance in Kerr County came to 3,204 registrations, 717 of them approved, and $9.6 million paid. That averages under $13,500 for the households that got anything at all, and 78% got nothing. Federal disaster aid is not insurance and was never designed to be. Against 25,632 housing units in the county there were 513 flood policies in force as of spring 2026.
If your property sits in a mapped special flood hazard area and you take a reverse mortgage, flood coverage is required for as long as the loan is outstanding. For a lot of people here that is a new premium rather than an existing one, and it has to go into the calculation honestly from the start.
The tax deferral is cheaper than a reverse mortgage, and it will block one
This is the most important thing on this page after the flood, and it comes up constantly in a county where 29.1% of residents are 65 or older and the median home is worth about $303,000.
Texas Tax Code §33.06 lets anyone 65 or older defer collection of all property tax on their homestead, with no income test at all. You file an affidavit with the chief appraiser and the bill stops. Interest accrues at 5% a year, the lien stays on the property, and the whole balance comes due when you no longer own and occupy the home. For a homeowner whose only problem is the tax bill, that is a genuinely cheaper tool than any loan I can write, and I would rather tell you that than sell you something.
But the two do not coexist. Federal rules for FHA-insured reverse mortgages say a borrower shall not participate in a real estate tax deferral program unless the resulting lien is subordinate to the mortgage. In Texas that escape hatch does not exist, because Tax Code §32.05 makes a property tax lien superior to every other lien regardless of which was recorded first. A Texas deferral can never be made subordinate. Texas builds the warning into the notice you are required to sign twelve days before closing, which says in capital letters that you may be required to forgo a previously approved deferral.
So the practical rule: if you have a deferral on file, tell me in the first conversation. It will need to be ended and the deferred tax plus accrued interest brought current before a reverse mortgage can close, and that changes the whole shape of the file.
What Kerrville actually gives you on taxes
The City of Kerrville grants a $3,000 senior exemption against its own 0.5711 rate. On top of that sit the state school exemptions, which jumped in November 2025 to $140,000 plus $60,000 more at age 65, so $200,000 off the school portion. Kerr County shows no local senior exemption on the appraisal district’s rate sheet, though absence from a sheet is not proof and it is worth a call before you budget around it.
Both the county and the city are also reported to have adopted the optional tax ceiling that freezes their portion of the bill at 65. I have seen that in local reporting rather than in a primary document, so treat it as likely rather than settled and confirm your own parcel. The combined rate inside the city runs 1.811276 per $100 and 1.240176 outside it.
Kerr Central Appraisal District
A VA medical center in a town of 25,000
Kerr County is one of the oldest counties in Texas: 29.1% of residents are 65 or older against 13.4% statewide, and inside the city it is 28.2%. Part of the reason is that this has been a deliberate retirement destination for decades. Part of it is the Kerrville VA Medical Center, a full VA medical center classified as high complexity within the South Texas Veterans Health Care System. A facility of that size in a town of fewer than 25,000 people is unusual, and it draws veteran retirees who would otherwise be somewhere larger.
If you served, that proximity is worth weighing alongside everything else on this page, and the regional transit agency runs a dedicated veterans ride program on top of its general service.
Level IV trauma, and San Antonio an hour away
Peterson Regional Medical Center is a Level IV, or Basic, trauma facility. That means resuscitate, stabilize and transfer, without the 24-hour in-house trauma surgery a higher designation requires. The nearest Level I centers are University Hospital and Brooke Army Medical Center in San Antonio, about 65 miles away. A bad fall with complications realistically means a transfer. Designations do get renewed and re-verified, so confirm the current status if it is decisive for you.
Water, and a district in severe drought
The Headwaters Groundwater Conservation District covers Kerr County and was, when I checked, in Stage 3 Severe Drought with a 30% reduction target, limiting landscape irrigation to two days a week between 8 in the evening and 10 in the morning. Drought stages move, so check the current one rather than trusting a page. If you are on a permitted well rather than city water, the district’s rules are the ones that govern you, and a well that fails is a five-figure surprise.
Getting around
Kerrville scores 28 on Walk Score, which is car-dependent and about what you would expect. What is better than expected is the transit. Alamo Regional Transit runs advance-reservation service across the county at $2 to $12 depending on distance, plus a Senior Transportation Program for medical trips and meals that is often free, and Kerrville is one of only two towns in the region with PRONTO same-day microtransit, at $4 each way, running evenings and weekends. For the year you stop driving, that combination is a real argument for staying put.
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, which funds nearly all of local government here and runs around 1.4% to 1.5% of value statewide, among the highest rates in the country. Reverse mortgage proceeds are loan advances rather than income, so they are not taxed and they do not affect the taxability of your Social Security. Texas also writes into its constitution that those advances are loan proceeds and not income, and undisbursed funds are home equity, which protects eligibility for needs-based benefits in a way most states leave to regulation.
What the numbers say about aging in place here
On the weather, snow is essentially a non-issue, and 81 days reach 90F or hotter, which is the heat-and-utilities side of the same budget, with 276 days a year seeing no measurable precipitation. The federal price parity index does not reach towns this size, so I will not quote a cost of living number I cannot stand behind. County life expectancy is 76.5 years, under the 77.1 national figure. I would rather print that than leave it out. It argues for taking value from the house sooner than banking on decades of credit-line growth. And the figure that ties it together: keeping a paid-off home here runs a median $622 a month, or 14% of what the typical household aged 65 and over brings in.
Sources: U.S. Census ACS 2020-2024 5-Year (B01001, B25034, B25035, B25077, B25103), Kerrville city and Kerr County; Kerr Central Appraisal District 2025 tax rate sheet; Tex. Tax Code §§11.13, 11.26, 11.261, 32.05, 33.06; 24 CFR §206.27(b)(3); Tex. Const. art. VIII §1-b(c) as amended November 4, 2025, and art. XVI §50(k); FEMA OpenFEMA disaster declarations and individual assistance data for DR-4879-TX, refreshed August 2026, and NFIP policy data as of spring 2026; contemporaneous and one-year retrospective reporting on the July 4, 2025 Guadalupe River flood (the Kerr County toll was reported as 107 at the time and 119 a year later; the regional total is higher and is not a Kerr County figure); reporting on the July 16 to 18, 2026 Kerrville flood; Texas DSHS designated trauma facilities list; U.S. Department of Veterans Affairs facility directory; Headwaters Groundwater Conservation District drought status; Alamo Area Council of Governments; Walk Score. Drought stage, trauma designation and flood data are all as of the date on this page. Figures are educational, verify your own before relying on them.
Quick guide: is a reverse mortgage right for me?
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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.
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Reverse mortgage options in Kerrville: 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 Kerrville 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 Kerr 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 Kerrville
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 Kerrville home at $303K that is about $6,100 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 Kerrville’s $303K 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 Kerrville 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 Kerr 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 Kerrville homeowners
Can I get a reverse mortgage on a Kerrville 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 Kerrville?
It depends on the youngest borrower's age, current rates, and your home value. Most Kerrville homes fall within the standard FHA HECM limit, while higher-value homes may also fit a jumbo program that exceeds it. Here is how the principal limit is figured.
Is HUD counseling required in Kerrville?
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 Kerr County, so scheduling never has to slow you down.
Do I still pay property tax with a reverse mortgage in Kerrville?
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 Kerrville? Call or text me at 720-449-6622. No pressure, just straight answers.
Kerrville neighborhoods and nearby areas I serve
I work with homeowners across the city and greater Kerr County. That includes Comanche Trace, Riverhill, Tierra Linda Ranch, Cypress Springs Estates, Downtown Historic District, and Riverside. Core ZIP codes include 78028, 78029, 78025, 78024.
In addition, I also help owners in nearby communities such as Ingram, Hunt, Center Point, Comfort, Mountain Home, Bandera, Boerne, Fair Oaks Ranch, and Fredericksburg, and across Kerr 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 Dietert Center can help you plan, and my free Aging-in-Place Home Scorecard lets you score any Kerrville 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 Kerrville 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).