What does a reverse mortgage cost in Marble Falls? On a government-insured HECM, for owners age 62 and up, the biggest cost is the upfront FHA mortgage insurance, figured at 2 percent of the home value the loan counts, on top of the origination fee, appraisal, title, and recording. On a typical $339K Marble Falls home in Burnet County, most of that can be financed into the loan, and a proprietary reverse mortgage with no FHA premium is sometimes cheaper, so I price both.
A typical Marble Falls home is worth around $339K, 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 Marble Falls compares on my Texas aging-in-place overview.
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On this page
- Local reverse mortgage broker in Marble Falls
- Aging in place in Marble Falls
- What is my Marble Falls 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 Marble Falls
- How much a reverse mortgage costs in Marble Falls
- Condos and HOA
- Reverse mortgage FAQs
Reverse Mortgage Specialist in Marble Falls, TX
Who is a local reverse mortgage broker in Marble Falls, TX? Christopher Gibson (NMLS #1910430) is an independent broker with C2 Financial Corporation (NMLS #135622). He helps Marble Falls 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 Marble Falls, 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 Marble Falls homeowners 62+ attempting to age in place
Marble Falls anchors the Highland Lakes chain in the Hill Country. A house bought here years ago is now worth around $339K, 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.
Marble Falls sits at the heart of the Highland Lakes, a stretch of Hill Country that has quietly become a haven for retirees drawn to lakeside living and the granite hills. Home values here climbed steadily for years before easing a bit in 2026, so residents who bought or built well before the recent boom hold meaningful equity. For longtime owners on fixed incomes, that equity is a real cushion for staying rooted near Lake Marble Falls.
Marble Falls reverse mortgage facts and figures
Marble Falls 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 Marble Falls 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 Marble Falls 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 Marble Falls with a reverse mortgage: what it really costs
Marble Falls and Horseshoe Bay sit ten miles apart on the same chain of lakes, and their senior property tax treatment runs in exactly the opposite direction from their wealth. Marble Falls, the more modest town, grants a $50,000 city senior exemption and freezes your bill. Horseshoe Bay, where the median home is 62% more expensive, grants nothing at the city level. If you are choosing between them, that is worth knowing before the view does the deciding.
The city gives you the most generous exemption in the Highland Lakes
At 65 you shelter $200,000 of appraised value from school tax after the November 2025 state amendments, and Marble Falls ISD adds a further $3,000 local option on top, so $63,000 rather than $60,000 on the senior portion. Then the City of Marble Falls grants $50,000 against its 0.5350 rate, with the tax ceiling that freezes your city bill in the year you qualify.
Burnet County is the weaker link. It grants no general homestead exemption and no senior dollar exemption against its 0.2863 general fund rate, though it has adopted the freeze, so your county bill stops growing even though it never shrank. The city carries the load here, and it carries it well.
One thing to check before you buy: some parcels near town sit inside a municipal utility district, and the two nearby districts levy 1.00 and 1.20 per $100, roughly double the city rate. A MUD levy appears on your tax bill, counts as a property charge your reverse mortgage has to underwrite, and cannot adopt the senior freeze. Ask which districts a property is in.
Burnet Central Appraisal District
The older housing on this lake is here, not in the resort town
This surprised me and it contradicts what you would guess. Marble Falls has the historic stock: 21.2% of homes predate 1980 and 7.2% predate 1950. Horseshoe Bay, the wealthier town, is newer, with a median build year of 1995 and almost nothing before 1950. Marble Falls has an actual old downtown; Horseshoe Bay was a resort subdivision platted in 1971.
For a reverse mortgage that flips the usual assumption. FHA minimum property requirements and a repair set-aside at closing are more likely here than on the expensive side of the lake. Roof age, electrical, plumbing and the condition items an appraiser has to call out show up more often in pre-1950 housing. That is not a reason to avoid the loan, just a reason to expect the appraisal to have opinions and to build the timeline around them.
This is a working town, not a retirement colony
The median age in Marble Falls is 35.5 and 17.0% of residents are 65 or older, against 48.2% in Horseshoe Bay. Only 41.4% of homes here are owner-occupied, so Marble Falls is a majority-renter town serving the lake economy around it.
That matters for how you should read your own position. If you are a long-tenured owner here, you are in a minority, your Save Our Homes-style assessment protection has been running for years, and your equity has been built by a lake economy that other people rent into. A reverse mortgage lets you convert some of that without selling into a market where you would have to become one of the renters.
A constant-level lake, which is not the same as no flood risk
Worth understanding if you are on the water. In the Highland Lakes, Buchanan and Travis are the water-supply reservoirs and take the big swings. Lake Marble Falls and Lake LBJ are pass-through lakes held in a narrow band, roughly 736.2 to 737.0 feet here, under a foot of normal variation against the forty-plus feet Lake Travis can move. Locals call them constant-level lakes, and for a waterfront homeowner that is a real advantage: your dock and your view do not disappear in a drought.
Two corrections though. It does not mean no flood risk, because these are flood-managed pass-through lakes in the part of Texas people call Flash Flood Alley, and a release upstream moves through here. And on cost, I want to correct something I see repeated: the river authority charges no permit fee for a residential dock up to 1,500 square feet. Do not let anyone tell you dock permits are a recurring property charge on your loan. They are not.
Level IV trauma, and Austin about an hour out
Baylor Scott and White Marble Falls is designated Level IV, or Basic: resuscitate, stabilize and transfer, without the round-the-clock in-house trauma surgery a higher designation requires. Every hospital in this trauma service area is Level IV. The nearest Level I is Dell Seton Medical Center at UT in Austin, roughly 48 road miles east. Designations get renewed on a cycle, so confirm the current status if it is decisive. For a town this size, having a hospital at all is the point; for major trauma, plan on Austin.
Getting around, and one thing this town has that the resort does not
Marble Falls scores around 63 on Walk Score, “somewhat walkable,” which is genuinely unusual for a Texas town of this size and reflects a real downtown with a grid. Horseshoe Bay scores 22. If the year you stop driving is on your mind, that difference is worth more than the view.
For everything else, CARTS Country Bus runs curb-to-curb demand response across Burnet County with zone fares of $2, $4 and $6, and riders 60 and older travel free, with an attendant if needed. Free is not a discount, it is free, and it is the best senior transit deal I have found in Texas.
A mayor in 1917, three years before women could vote
Marble Falls elected Ophelia Crosby Harwood mayor in 1917, a woman elected to lead a Texas city three years before the Nineteenth Amendment gave women the vote nationally. Horseshoe Bay would not exist for another fifty-four years. It is the kind of thing that tells you this is an actual town with an actual history, rather than a development that grew a city council.
And Texas takes nothing off the top
No state income tax, prohibited outright by the constitution since 2019, and no estate or inheritance tax. 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. For the rules that make a Texas reverse mortgage unlike one in any other state, the 12-day notice, the spousal counseling attestation, the court order required before foreclosure, and why an over-65 tax deferral will block the loan, see my Texas reverse mortgage rules page.
Longevity, weather and what living here costs
At 76.9 years against a national 77.1, the county runs short. An uncomfortable number to publish, and it belongs in an honest plan. No federal cost of living figure exists for a place this small, and the statewide rural average is not specific enough to print. 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, with 301 days a year seeing no measurable precipitation. Underneath all of it: a paid-off house still costs a median $757 a month to hold, 18% of typical income at 65 and over.
Sources: U.S. Census ACS 2020-2024 5-Year (B01001, B01002, B25003, B25034, B25035, B25077, B25103) and S0101, Marble Falls city and Burnet County; Burnet Central Appraisal District 2025 adopted tax rates and exemptions; Tex. Tax Code §§11.13, 11.26, 11.261; Tex. Water Code §54.601; Tex. Const. art. VIII §1-b(c) as amended November 4, 2025; 24 CFR §206.205; Lower Colorado River Authority dams and lakes operating information and residential dock permitting; Texas DSHS designated trauma facilities list (the retrieved list carries older expiration dates, so confirm current designation); Capital Area Rural Transportation System fares; Texas State Historical Association on Ophelia Crosby Harwood; Walk Score (centroid-level, not an official city score). Tax rates are 2025 adopted and refresh each autumn. Figures are educational, verify your own before relying on them.
Quick guide: is a reverse mortgage right for me?
First, answer four short questions, and the guide will point you toward the resource that fits your situation. Of course, it is general guidance for learning, not an approval or a quote, and nothing you tap is stored.
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 Marble Falls: 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 Marble Falls 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 Burnet 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 Marble Falls
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 Marble Falls home at $339K that is about $6,800 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 Marble Falls’s $339K 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 Marble Falls 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 Burnet 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 Marble Falls homeowners
What does a reverse mortgage cost in Marble Falls?
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 Marble Falls 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 Marble Falls?
It depends on the youngest borrower's age, current rates, and your home value. Most Marble Falls 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 Marble Falls?
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 Burnet County, so scheduling never has to slow you down.
Do I still pay property tax with a reverse mortgage in Marble Falls?
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 Marble Falls? Call or text me at 720-449-6622. No pressure, just straight answers.
Marble Falls neighborhoods and nearby areas I serve
I work with homeowners across the city and greater Burnet County. That includes Meadowlakes, Gregg Ranch, Woodland Park, Blue Lake Estates, La Ventana, and Hidden Falls Ranch. Core ZIP codes include 78654, 78657, 78639, 78611.
In addition, I also help owners in nearby communities such as Horseshoe Bay, Kingsland, Burnet, Granite Shoals, Spicewood, Cottonwood Shores, Fredericksburg, Lago Vista, Lakeway, and Georgetown, and across Burnet, and Llano counties. 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 Area Agency on Aging of the Capital Area (CAPCOG), and Marble Falls Senior Activity Center can help you plan, and my free Aging-in-Place Home Scorecard lets you score any Marble Falls 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 Marble Falls 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).