A HELOC (Home Equity Line of Credit) is a revolving line of credit secured by your home. It works like a credit card where you only pay interest on what you use.

How much equity can I borrow?

Most lenders allow you to borrow up to 80-85% of your home's value, including your existing mortgage balance.

Does home equity increase over time?

Yes, equity increases as you pay down your mortgage principal and as the market value of your home appreciates.

What is "negative equity"?

Negative equity, or being "underwater," occurs when you owe more on your mortgage than the home is currently worth.

Is home equity interest tax-deductible?

Under current IRS rules, interest on home equity debt is only deductible if the funds are used to buy, build, or substantially improve the home that secures the loan.

What is a Home Equity Loan?

A home equity loan is a second mortgage that provides a one-time lump sum of cash with a fixed interest rate and a set repayment term.

How do I build equity faster?

You can build equity faster by making extra principal payments on your mortgage or by making smart home improvements that increase the property's value.

What is the "Combined Loan-to-Value" (CLTV) ratio?

CLTV is the sum of all loans on a property divided by its current market value. Lenders use this to determine how much equity you can access.

Do I need an appraisal to get a home equity loan?

Yes, most lenders require a professional appraisal to verify the current market value of your home before approving an equity-based loan.

What happens to my equity if I sell my house?

When you sell, the proceeds are first used to pay off any remaining mortgage balances and closing costs. The amount left over is your "realized" equity, which you keep as cash.

Home Equity Calculator - Free Professional Tool | HomeCalc Pro

Introduction to Home Equity Calculator

Plan your project with precision using our 2026 standardized calculator.

How to Use the Home Equity Calculator

Enter Home Value: Input the estimated current market value of your home based on recent comparable sales.
Enter Mortgage Balance: Input the total remaining balance of all loans currently secured by the home.
Calculate Equity: Click calculate to see your total equity and Loan-to-Value (LTV) ratio.

Understanding Home Equity

Home equity is the difference between what your home is worth and what you owe on your mortgage. It grows in two ways: as you pay down your loan principal and as the market value of your home increases. For many homeowners, equity is a primary source of wealth that can be accessed through a Home Equity Loan (a lump sum) or a HELOC (a revolving line of credit). Understanding your equity position is the first step toward leveraging your home's value for other financial goals, but it requires a realistic assessment of your home's current market worth.

Lenders typically allow you to borrow up to 80% or 85% of your home's total value. This is known as the Combined Loan-to-Value (CLTV) ratio. For example, if your home is worth $400,000, an 80% CLTV limit means your total debt (existing mortgage + new equity loan) cannot exceed $320,000. If you already owe $250,000 on your first mortgage, you could potentially access up to $70,000 in equity. Our calculator helps you find this "borrowable" amount quickly, ensuring you don't apply for a loan amount that exceeds lender guidelines.

Finally, consider the Risks of Tapping Equity. When you take out a home equity loan or HELOC, you are using your home as collateral. If you are unable to make the payments, the lender can foreclose on your property. For this reason, home equity should generally be used for investments that increase in value (like home improvements) rather than for depreciating assets (like cars or vacations). Additionally, remember that while equity grows during "up" markets, a market downturn can lead to Negative Equity, where you owe more than the home is worth. Maintaining a healthy equity cushion is a vital part of financial stability.

Formula & Calculation Method

The calculation for home equity is straightforward, while the borrowable amount factors in the lender's maximum LTV limit.

Equity = Market Value – Mortgage Balance

Example Calculation:

If your home is worth $500,000 and you owe $300,000, you have $200,000 in equity. At an 80% LTV, you could potentially borrow up to $100,000 ($400,000 limit - $300,000 balance).

Tips for Accurate Results

1Use professional appraisal or local "comps" for an accurate home value estimate.
2Remember that accessing equity involves closing costs, similar to a primary mortgage.
3Avoid using home equity for depreciating assets like cars or vacations; prioritize high-ROI home improvements.
4Check if your mortgage has any restrictions on taking out a second lien.
5Consider the interest rate type; Home Equity Loans are usually fixed, while HELOCs are usually variable.
6Ensure you have a solid plan for repayment, as your home is the collateral for the loan.
7Monitor local real estate trends to see if your equity is growing due to market appreciation.
8If you have more than 20% equity, ask your lender about removing Private Mortgage Insurance (PMI) to save on monthly costs.
9Consider a "Cash-Out Refinance" as an alternative to a second mortgage if current interest rates are lower than your existing rate.
10Keep documentation of all home improvements; these receipts can help prove a higher home value during an appraisal.

Explore these other HomeCalcPro tools to better manage your home equity and debt:

Mortgage Payment Calculator Mortgage Payoff Calculator Home Affordability Calculator Savings Growth Calculator

Key Facts About Home Equity

•Home equity is often a homeowner's largest financial asset.
•LTV (Loan-to-Value) ratio is a key metric used by lenders to assess risk.
•Market downturns can lead to "negative equity" if your home value drops below your loan balance.
•Using home equity for improvements can further increase your home's value.
•The "Draw Period" of a HELOC typically lasts 10 years, followed by a 20-year repayment period.
•Defaulting on a home equity loan can result in foreclosure, just like a primary mortgage.
•Approximately 1 in 4 US homeowners are "equity rich," meaning they have over 50% equity in their homes.
•Home equity loans are generally easier to qualify for than personal loans because they are secured by the property.
•The interest rates on equity-based loans are typically much lower than credit card or personal loan rates.
•Equity can serve as a vital "emergency reservoir" for homeowners during periods of financial hardship.
•A lender will rarely allow you to borrow 100% of your equity; maintaining a 15-20% equity stake is almost always required.
•Taking out a home equity loan creates a second lien on your property, which can complicate the process if you decide to refinance your primary mortgage.

Home Equity Calculator