Quick Answer
HECM for Purchase closing costs typically run 3% to 6% of the purchase price. The largest items are the FHA initial mortgage insurance premium (2% of the price, up to the lending limit) and the origination fee (capped by FHA at $6,000). Because the loan amount is fixed by your age and the price, financing these costs increases the cash you bring to closing rather than reducing your loan.
Why Closing Costs Work Differently on a Purchase
On a reverse mortgage refinance, most borrowers roll the closing costs into the loan and bring nothing to the table. A HECM for Purchase flips that math. The loan amount is set by the age of the youngest borrower, current rates, and the purchase price — it doesn't grow to absorb fees. So when closing costs are financed into the loan, they reduce the amount the loan contributes toward the purchase, and your down payment goes up by the same amount. That's why the honest way to think about H4P closing costs is as part of your total cash to close, not as a separate afterthought.
The FHA Initial Mortgage Insurance Premium (Usually the Biggest Line)
Every HECM carries FHA insurance, and on a purchase the upfront premium (IMIP) is 2% of the purchase price, up to the FHA lending limit. On a $600,000 home, that's $12,000. It's not a junk fee — this insurance is what makes the loan non-recourse (neither you nor your heirs can ever owe more than the home is worth) and guarantees your funds even if the lender fails. There's also an ongoing annual premium of 0.5% of the loan balance that accrues over time.
The Origination Fee — Capped by FHA
FHA caps the origination fee at 2% of the first $200,000 of your home's value plus 1% of the amount above that, with a floor of $2,500 and a hard cap of $6,000. On most Southern California purchase prices, the formula hits the $6,000 cap. This fee compensates the lender and broker for putting the loan together, and it's one of the few fees where quotes can differ — always ask for it in writing.
Third-Party Costs: The Same Cast as Any California Purchase
These fees go to independent companies, not to the lender or broker:
- FHA appraisal — typically $600–$800; confirms the home meets FHA property standards.
- Title insurance and escrow — the largest third-party group, scaled to the purchase price.
- Recording and notary fees — county recording, notary signing, usually a few hundred dollars.
- Credit report, flood certification, and courier fees — small individually, usually under $200 combined.
In a California purchase, who pays which escrow and title fees is also a point of negotiation with the seller — your purchase contract matters here.
HUD Counseling — Paid Before You Apply
The required HUD counseling session ($125–$250, paid directly to the independent counseling agency) happens before your application, so it's a pre-closing cost rather than a closing cost. By law, agencies must offer fee waivers for applicants who can't afford it. One session covers you for 180 days — enough time to shop for a home and close.
A Worked Example: $600,000 Purchase in Los Angeles County
Say a 70-year-old buyer purchases a $600,000 single-story home. Depending on rates, the HECM might contribute roughly 40%–55% of the price, with the buyer bringing the rest as the down payment. The closing costs stack up like this: IMIP $12,000, origination fee $6,000 (the FHA cap), and third-party costs (appraisal, title, escrow, recording) roughly $4,000–$7,000 on a price like this. Total: about $22,000–$25,000. If those costs are financed, the buyer's cash to close rises by that amount; if paid in cash, the down payment stays put and the costs are paid separately. Either way, the money is the buyer's — the difference is only which bucket it comes from. These are sample figures for illustration, not a quote; your numbers depend on your age, rates, and the specific home.
Buying New Construction with a HECM for Purchase
Yes, you can use an H4P on new construction — a popular route for buyers moving into 55+ communities. The key FHA rule: the home must have its Certificate of Occupancy before your loan application can be taken. That means you can go into contract with the builder, complete counseling, and get fully prepared, but the clock on the loan itself starts once the home is finished. Builders' in-house lenders rarely offer HECMs, so having your own broker lined up keeps the timeline smooth.
Which Costs You Can Shop — and Which You Can't
The IMIP is set by FHA — identical everywhere. The origination fee is capped but varies by lender and broker. Title and escrow can be shopped in California, and on a purchase some of these are negotiated with the seller in the contract. As an independent broker, Miguel quotes from several approved wholesale lenders, so you see how the same purchase prices out across different programs before you commit.
