How to use this calculator
- Enter your home’s estimated value. A recent appraisal is best; an online estimate or recent sale prices of similar homes nearby also work. Be conservative.
- Enter what you owe on your first mortgage and any existing second mortgage or HELOC.
- Pick the lender’s CLTV limit. 80%–85% is typical; check the lender’s requirements.
- Enter a HELOC rate to estimate the interest-only payment if you borrowed the full amount.
Home equity vs. what you can borrow
Your home equity is the part of your home you own outright: its current value minus every loan secured by it. But lenders won’t let you borrow all of it. They require you to keep a cushion of equity — typically 15% to 20% of the home’s value — to protect against falling prices and selling costs.
CLTV limits by loan type
| Loan type | Typical maximum |
|---|---|
| HELOC (primary residence) | 80%–85% CLTV; some lenders 90% |
| Home equity loan (fixed-rate) | 80%–85% CLTV; some lenders 90% |
| Conventional cash-out refinance | 80% LTV (primary residence) |
| FHA cash-out refinance | 80% LTV |
| VA cash-out refinance | Up to 90%–100% LTV, depending on the lender |
| Investment property HELOC | Often 70%–75% CLTV, and fewer lenders offer them |
How much can I borrow? Examples by home value
With a $200,000 mortgage balance, the most you could borrow at each combined loan-to-value limit is:
| Home value | At 80% CLTV | At 85% CLTV | At 90% CLTV |
|---|---|---|---|
| $300,000 | $40,000 | $55,000 | $70,000 |
| $400,000 | $120,000 | $140,000 | $160,000 |
| $500,000 | $200,000 | $225,000 | $250,000 |
| $600,000 | $280,000 | $310,000 | $340,000 |
| $750,000 | $400,000 | $437,500 | $475,000 |
What it costs each month depends on the loan. Interest-only HELOC payments at 8% and a 15-year home equity loan at 8.5%:
| Amount | HELOC, interest only at 8% | Home equity loan, 15 years at 8.5% |
|---|---|---|
| $25,000 | $167/mo | $246/mo |
| $50,000 | $333/mo | $492/mo |
| $75,000 | $500/mo | $739/mo |
| $100,000 | $667/mo | $985/mo |
Compare the two side by side for your amount with the HELOC vs home equity loan calculator.
Worked example
Taylor’s home is worth $450,000 and the mortgage balance is $280,000.
- Total equity: $450,000 − $280,000 = $170,000 (about 38% of the home’s value).
- At an 85% CLTV limit: $450,000 × 85% = $382,500 of total debt allowed, so Taylor could borrow up to $102,500.
- At 80%: $360,000 − $280,000 = $80,000. At 90%: $125,000.
- Drawing the full $102,500 on a HELOC at 8.25% would mean an interest-only payment of about $705 a month.
What else lenders check
- Credit score: many HELOC lenders want 680+, and offer better pricing at 740+.
- Debt-to-income ratio: including the new payment, usually under 43%–50%. Use the DTI calculator.
- Income and employment: documented, stable income to support the payment.
- Property type and occupancy: primary residences get the highest limits and lower rates than second homes or rentals.
For typical credit score, DTI and documentation requirements, read HELOC requirements.
Ways to tap your equity
- HELOC: a revolving line with a variable rate and interest-only draw period — flexible for ongoing projects. Estimate payments with the HELOC payment calculator.
- Home equity loan: a lump sum at a fixed rate with fixed payments — predictable for one-time costs.
- Cash-out refinance: replaces your mortgage with a larger one. Often costly if your current rate is low — compare with the cash-out refinance vs HELOC calculator.
- Reverse mortgage (HECM): for homeowners 62+, converts equity into payments without monthly mortgage payments; the loan is repaid when you move or sell.
HELOC requirements
A home equity line of credit (HELOC) lets you borrow against your home’s value as you need the money, usually at a lower rate than a personal loan or credit card. But lenders don’t approve everyone, and the size of the line and its rate depend on a handful of numbers.
This section covers what lenders typically require, how they calculate how much you can borrow, and what you can do before applying to get a bigger line or a better rate. Requirements vary by lender, so treat the figures below as typical ranges rather than fixed rules.
HELOC requirements at a glance
| Requirement | Typical minimum | For the best terms |
|---|---|---|
| Equity | At least 15%–20% of your home’s value | 30% or more |
| Combined loan-to-value (CLTV) | Up to 80%–85% (some lenders go to 90%) | 70%–80% or lower |
| Credit score | Often 680; some lenders accept 620–660 | 740 or higher |
| Debt-to-income ratio (DTI) | Commonly 43%; some allow up to 50% | Under 36% |
| Income | Steady, documented income | Two or more years in the same line of work |
| Property | Owner-occupied home | Single-family primary residence |
1. Equity: how much you can borrow
Lenders cap the total of all loans against your home as a percentage of its value. That cap is the combined loan-to-value ratio (CLTV).
Maximum HELOC = home value × maximum CLTV − current mortgage balance
For a $400,000 home with a $220,000 mortgage:
- At an 85% CLTV limit: $400,000 × 0.85 − $220,000 = $120,000
- At an 80% CLTV limit: $400,000 × 0.80 − $220,000 = $100,000
The value that counts is the lender’s, not yours. For smaller lines, many lenders use an automated valuation model or a drive-by appraisal, and larger lines usually need a full appraisal. If the value comes in lower than you expect, the line shrinks. Try different values and limits in our home equity calculator.
2. Credit score
Your score affects both approval and price. HELOC rates are usually variable: the prime rate plus a margin that the lender sets from your credit score, CLTV and line size. The margin usually stays the same for the life of the line, so a better score saves money every month you carry a balance.
For example, with prime at 7.00%:
- A borrower with a strong score and a low CLTV might get prime + 0.50% = 7.50%.
- A borrower with fair credit might get prime + 2.00% = 9.00%.
On a $50,000 balance, interest-only payments would be $312.50 versus $375 a month, a difference of $750 a year.
Before applying, check your credit reports for free at AnnualCreditReport.com and dispute any errors. Paying card balances down can lift your score quickly. See paying your card before the statement date.
3. Debt-to-income ratio
Lenders compare your monthly debt payments, including the new HELOC, with your gross monthly income. How lenders calculate DTI explains the details.
The catch: many lenders count a payment on the full line, even if you plan to borrow only part of it.
Say you earn $8,000 a month before tax and pay $2,500 a month toward your mortgage, car loan and card minimums, a DTI of 31%. You apply for a $100,000 line at 8.5%:
- If the lender counts an interest-only payment on the full line ($708), your DTI becomes 40.1%.
- If it counts a 20-year repayment payment ($868), your DTI becomes 42.1%.
Both clear a 43% limit, but not by much. If you’re close to the limit, ask for a smaller line or pay off a small debt first. Check your numbers with our DTI calculator.
4. Income and documents
Expect to provide:
- recent pay stubs and two years of W-2s, or two years of tax returns if you’re self-employed;
- your latest mortgage statement;
- your homeowners insurance declarations page, plus flood insurance if your home is in a flood zone;
- photo ID;
- for condos, information about the homeowners association.
5. The property
Owner-occupied homes are the easiest to borrow against. Fewer lenders offer HELOCs on second homes and investment properties, and those that do usually set lower CLTV limits and higher rates. Existing liens, unpaid property taxes or title problems must be cleared first.
Costs to ask about
HELOCs often have low closing costs, and some lenders pay them for you. Ask about:
- appraisal or valuation fees;
- annual or membership fees;
- early closure fees, often charged if you close the line within the first two or three years, sometimes to recover closing costs the lender paid;
- minimum draw requirements and inactivity fees;
- the rate cap. A variable-rate HELOC must state the maximum rate it can ever charge. Ask what it is.
What happens after you apply?
Approval commonly takes two to six weeks. After closing on a line secured by your main home, you have three business days to cancel without penalty, under the federal right of rescission. That’s why funds usually become available a few days after closing.
A lender can also freeze or reduce your line in some situations, such as a significant drop in your home’s value or a material change in your finances. Don’t count on an untapped line as your only emergency fund.
How to qualify for more, or pay less
- Pay down card balances before applying. It helps both your score and your DTI.
- Avoid opening new credit in the months before you apply.
- Shop around, including credit unions. Compare margins, fees and rate caps, not just introductory rates.
- Ask for the line you need, not the maximum, if your DTI is tight.
- Consider a co-borrower whose income can count, if they’re on the home’s title.
What if you don’t qualify?
- A home equity loan gives you a lump sum at a fixed rate. Lenders typically use similar CLTV limits.
- A cash-out refinance may work if your current mortgage rate isn’t much lower than today’s rates. Compare them in HELOC vs. cash-out refinance.
- A personal loan needs no equity but usually costs more.
- Wait and rebuild. Paying down debt while your home’s value grows can change the answer within a year.
Once you have an offer, use the HELOC payment calculator to see your payments during the draw period and the jump when repayment starts.
Sources:
- CFPB, Mortgages: consumer tools (home equity loans and lines of credit)
- CFPB, Regulation Z §1026.40 (home equity plans, including when a line can be frozen or reduced)
- CFPB, Regulation Z §1026.30 (maximum rate on variable-rate dwelling loans)
- CFPB, Regulation Z §1026.15 (right of rescission)
- Federal Reserve, H.15 Selected Interest Rates (bank prime loan rate)
Frequently asked questions
How much equity can I borrow from my house?
What is CLTV?
How do lenders determine my home’s value?
Do I need 20% equity to get a HELOC?
Does borrowing against my home affect my DTI?
Sources
- Mortgages — consumer tools (home equity loans and lines of credit) — Consumer Financial Protection Bureau
- Selling Guide B2-1.1-01: Occupancy, LTV and CLTV ratios — Fannie Mae
- Regulation Z §1026.40 — requirements for home equity plans — Consumer Financial Protection Bureau