Terri Nettles

Reverse Mortgage Specialist

NMLS#180295

En Español →

AZ, FL, ID, MT, TX

English Only

Where do you stand right now?

Pick the situation that fits and I’ll point you in the right direction.

🏡

Age 55+ exploring reverse

"I want to understand how a reverse mortgage actually works before I decide."

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💰

Tap home equity in retirement

"I have equity built up. I want to use it without selling my home."

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✋

Eliminate my mortgage payment

"My monthly mortgage payment is stretching my retirement income."

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🔑

Buying a home in retirement

"I want to right-size into a new home using a HECM for Purchase."

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👪

Helping aging parents

"My parents need options. I want to know what's possible for them."

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Don’t see your situation above? No problem. I’ve worked with just about every scenario, including refinances. Just give me a call:

(602) 743-1617

Here's Where I Specialize

“Reverse mortgages are my passion. 27 years of teaching, coaching, and helping seniors make decisions with confidence.”

Reverse Mortgages (HECM)

The Home Equity Conversion Mortgage is one of the most misunderstood tools in retirement planning. For homeowners age 55 and above, it can eliminate a monthly payment, provide a line of credit, or supplement income. I take the time to teach you how it really works.

Learn about Reverse Mortgages →

FHA Loans

A practical path for first-time buyers and clients building credit. Lower down payment, easier qualifying, and credit scores as low as 580. I walk you through every requirement in plain language.

Learn about FHA loans →

Conventional Loans

The flexible workhorse for buyers with solid credit. Lower mortgage insurance, more property types, and a smooth path for well-qualified borrowers. I shop multiple lenders for the best fit.

Learn about Conventional loans →

Reverse is my specialty, but I work with the full range of loan programs available →

Here's How It Works

Education first. No pressure. This is what working with me actually looks like.

1

We meet and learn

"We sit down face to face or by phone. I teach you how reverse mortgages really work. You ask every question on your mind."

2

We review your options

"I walk you through the numbers, the structure, and the trade-offs. You see what a reverse can and cannot do for you."

3

You decide on your time

"There is no rush. This is a decision for your future. I want you fully informed and fully comfortable before you move forward."

4

We close and stay in touch

"I am with you from start to closing. And after closing, I am still here. You can call me any time with a question."

No commitment required. Just a conversation.

Run the Numbers Yourself

Use these free tools right here. No login, no forms, no sales calls.

Mortgage Payment Estimator

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Home Price ($)

Down Payment ($)

Down payment cannot exceed the home price.

Loan Amount ($)

Loan amount cannot exceed the home price.

Interest Rate (%)

Loan Term

Monthly Tax + Insurance (optional)

Estimated Monthly Payment

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This is an estimate only. Your actual payment may vary based on your loan type, credit profile, and lender. Contact Steve for an accurate quote.

Use the full mortgage calculators and tools →

How Much Can I Buy?

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Household Income — Pre-Tax

Include all borrowers who will be on the loan. Enter your combined pre-tax income.

Monthly Debt Payments ($)

Include car payments, student loans, credit card minimums, and any other monthly loan payments. Do not include household bills such as rent, utilities, phone, or insurance.

Down Payment ($)

Based on what you've entered, you may qualify for a home up to

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This is an estimate based on standard debt-to-income guidelines. Your actual buying power depends on your credit score, loan type, and lender. Talk to Steve for a real number.

Talk to Steve for a real number — (480) 329-3346 →

FROM TERRI'S REVERSE MORTGAGE GUIDE

You still own your home

The biggest myth about reverse mortgages, cleared up in plain language.

A line of credit that grows over time

One of the most powerful features of a HECM, and the one most people do not know about.

HECM for Purchase: buy a home in retirement

You can use a reverse mortgage to buy a new home, not just refinance one you already own.

“I put together education materials for every senior I work with. The more you know, the better your decision.”

— Terri Nettles

Free education resources. No obligation.

Wondering What Rate You'd Qualify For?

Your rate depends on your credit score, loan type, and financial profile, not a national average. Let me show you what you actually qualify for.

Why I Do This Work

“I love educating seniors on a financial tool that can be life-changing.”

I am a licensed loan officer specializing in Reverse Mortgages, also known as the Home Equity Conversion Mortgage, or HECM. I have spent 27 years in the mortgage business and I have built my career around one belief: when seniors are educated about their options, they make better decisions.

I am an ardent advocate for the reverse mortgage. It is one of the most misunderstood tools in retirement planning. Used the right way, a reverse can eliminate a monthly mortgage payment, open a growing line of credit, or supplement retirement income. My job is to help you see the advantages and the trade-offs clearly.

I work with homeowners age 55 and above. Some are looking at retirement income planning. Some want to right-size into a new home using a HECM for Purchase. Some are helping aging parents understand their options. Every situation is different, and every conversation starts with education.

What sets my approach apart is the time I take. I meet with clients face to face from the first conversation all the way through closing. I do not rush you. After closing, I am still here. You can call me any time with a question. That is the long-term relationship I build with every client.

Throughout my education and my career, I have been drawn to the mature population and the issues that come with aging. I have worked and taught in a variety of community settings. I host seminars and classes because the more our community knows, the better choices we all make.

I am passionate about being a part of life-changing events for my clients. Helping a senior gain peace of mind for the rest of their life is the most rewarding work I have done in 27 years. If you are exploring a reverse mortgage, or just want to understand how it works, let’s talk.

Licensed in 5 States

NMLS#180295

27 Years in Mortgages

English Only

HECM Specialist

Senior Educator

Questions I Hear Most

Straight answers, no sales pitch. Browse the mortgage glossary for more definitions.

Reverse Mortgage Basics

What is a reverse mortgage, exactly?

A reverse mortgage is a loan available to homeowners age 55 and above (in some states) or 62 and above (most common). It lets you convert part of the equity in your home into cash, a line of credit, or monthly income. The biggest difference from a regular mortgage is that you do not make a monthly mortgage payment. The loan is repaid when you sell the home, move out, or pass away. You still own your home.

Do I still own my home with a reverse mortgage?

Yes. This is the biggest myth I have to clear up. You own your home. The bank does not. You keep the title in your name. You are responsible for property taxes, homeowners insurance, and home maintenance, just like any other homeowner. As long as you meet those requirements, the home is yours.

Will my heirs lose the home?

No. When you pass away or move out, your heirs have options. They can sell the home and keep any equity above the loan balance. They can refinance the loan into a traditional mortgage and keep the home. Or they can hand the home back to the lender with no other obligation. A reverse mortgage is a non-recourse loan, which means your heirs are protected.

Getting Started

What is the first step?

A real conversation. I sit down with you, in person or by phone, and walk you through how reverse mortgages actually work. No pressure. No commitment. Most people leave that first meeting with a much clearer picture and a list of good questions for next time.

Is there a counseling requirement?

Yes. Every reverse mortgage borrower is required to complete HUD-approved counseling before the application can move forward. The counseling is independent, low-cost, and protects you. I will guide you to approved counselors and walk you through what to expect.

How long does the full process take?

A reverse mortgage typically closes in 30 to 45 days from start to finish, including counseling, appraisal, and underwriting. Some files move faster. I keep you informed at every step. There is no rush and no surprise timeline.

Eligibility and Qualification

Do I qualify for a reverse mortgage?

For a federally-insured HECM, you must be at least 62 years old (some proprietary programs start at 55), live in the home as your primary residence, have enough equity, and complete HUD-approved counseling. There are also financial assessment requirements to make sure you can keep up with property taxes and insurance. I review your full picture and tell you exactly where you stand.

How much can I borrow?

The amount depends on three things: your age, your home's appraised value, and current interest rates. Older borrowers and higher home values generally qualify for more. The maximum loan amount changes each year. I will run real numbers for your home and your age and show you what you actually qualify for.

Does my income or credit score matter?

Less than a traditional mortgage, but they are part of the financial assessment. We need to confirm you can afford to keep up with property taxes, insurance, and basic home maintenance. There is no minimum credit score for a HECM, but credit history is reviewed. I walk you through the financial assessment up front so there are no surprises.

HECM Strategies and Uses

Can I use a reverse mortgage to buy a home?

Yes. The HECM for Purchase lets you use a reverse mortgage to buy a new primary residence. You bring a down payment (usually 50 to 60 percent depending on age) and the reverse covers the rest. You move into the new home with no monthly mortgage payment. It is a powerful tool for right-sizing in retirement.

How does the growing line of credit work?

This is one of the most powerful features of a HECM, and the one most people do not know about. If you set up your reverse as a line of credit, the unused portion of the credit line grows over time at the same rate as the loan. The line gets bigger the longer you wait to use it. This makes the HECM line of credit one of the strongest retirement planning tools available.

Can I eliminate my current mortgage payment?

Yes, for many borrowers this is the primary reason for a reverse. If you currently have a traditional mortgage, the reverse pays it off at closing. You keep the home and stop making the monthly mortgage payment. You still pay property taxes, insurance, and maintenance.

Working with Terri Nettles

How often will we be in touch?

As often as you need. I meet with my clients face to face whenever possible, from the first call through closing. After closing, I am still your resource. You can call me any time with a question, even years later. That ongoing relationship is part of how I work.

Do you teach seminars and classes?

Yes. I host educational sessions for seniors, family members, financial advisors, and community groups. The more our community understands reverse mortgages, the better decisions everyone makes. Reach out if you would like to attend or host a session.

What states are you licensed in?

Arizona, Florida, Idaho, Montana, and Texas. If you are in any of those states, we can work together. Verify my license at any time at nmlsconsumeraccess.org under NMLS #180295.

Licensing

Terri Nettles
NMLS#180295.

Verify licensing at www.nmlsconsumeraccess.org.

State Mortgage Loan Originator Licenses

AZ LO-0917345

FL LO120996

ID MLO-2080180295

MT NMLS #180295

TX NMLS #180295