What is the maximum HELOC loan amount?
A home equity line of credit, or HELOC, allows homeowners to access cash by borrowing against the equity they have in their homes.
The maximum HELOC amount you can borrow will depend on the value of your home, what you own on your current mortgage, and what percentage of the home value your lender will let you cash out. Most lenders let you borrow up to 85% but some will go higher — up to 90% or even 100%.
Check your maximum HELOC amount. Start hereIn this article (Skip to...)
HELOC loan limits
Mortgage lenders determine the loan limit on a HELOC by offering a portion of your home’s value as your credit limit.
The maximum HELOC amount is shown as a percentage (usually 85%) which represents the amount you can borrow against your home in total — including your HELOC and anything you own on your existing home loan. This is known as your combined loan-to-value (CLTV).
Check your maximum HELOC amount. Start hereLender guidelines vary, but the average HELOC limit offered by most lenders is 80%-85%. That means your HELOC amount and your current mortgage balance, when combined, can’t exceed 80%-85% of the home’s appraised value. Some lenders allow up to 90%, and some even as high as 100%. The higher the LTV ratio, the higher your interest rate.
Typically, HELOCs that exceed 90% of the home’s value are only offered by lenders that issue memberships (i.e. credit unions).
Lenders can impose dollar limits on HELOCs as well as CLTV limits. Dollar limits vary by lender; $10,000 to $25,000 are “normal” lower limits often borrowed, while higher HELOC limits can range as high as $1,000,000.
How your maximum HELOC amount is determined
The maximum loan amount for a home equity line of credit varies by lender. The amount you can borrow also depends on:
- The amount of equity you have in your home
- Your credit scores
- Lender guidelines
If your house is worth $500,000 and you owe $350,000 on your existing mortgage, your loan-to-value ratio is 50% ($350,000 / $500,000 = .70 or 70%.) Many lenders offer HELOCs to a maximum of 85% loan-to-value.
Using the same scenario as above, here’s how a lender may determine how much you could borrow:
| Home Value | $500,000 |
| Current Mortgage Balance | $350,000 |
| Maximum LTV | 85% (0.85) |
| Maximum Total Balance (Mortgage + HELOC) | $425,000 ($500,000 x 0.85) |
| Maximum HELOC Amount (Total Balance - Mortgage) | $75,000 |
Numbers are for example purposes only. Your own loan amount will be different.
Factors that impact your max HELOC amount
Besides your home’s value, current mortgage balance, and lender guidelines, other factors may affect your maximum HELOC amount.
Verify your HELOC eligibility. Start hereYour credit score
The higher your credit score, the more likely you are to qualify for a low interest rate on your HELOC. A low rate helps increase your borrowing power. On the flip side, a poor credit score may hurt your chance of qualifying, or it could mean a higher interest rate and a lower loan amount if you do qualify. Most lenders require credit scores of 660 to 700 for a HELOC.
The interest rate
Interest rates on HELOCs vary depending on your credit, your financial situation, and what the economy is doing at the time. Rates for second mortgages (HELOCs and home equity loans) are usually slightly higher than the rate you’d pay on a primary mortgage.
Your debt-to-income ratio
Your debt-to-income ratio (DTI) will determine just how much you can afford to borrow when qualifying for a HELOC. Debts included in your DTI include your existing mortgage payment, credit card minimum payments, and payments on other installment loans like student or car loans. Child support and alimony payments are also included.
The less money you spend on other existing debts each month, the more you can borrow on a HELOC. The lender will require proof of employment and income in order to calculate your DTI. Typically, a HELOC requires a lower DTI than a traditional mortgage.
New home appraisal
When you apply for a HELOC, your lender may require a new home appraisal. Your home’s appraised value is important because it’s used to calculate the amount of equity in your home. The higher your home’s appraised value, the easier it will be to borrow money based on your home equity.
Verify your HELOC eligibility. Start here
Alternatives to a HELOC
Homeowners seeking cash aren’t confined to relying solely on a Home Equity Line of Credit (HELOC); they have a plethora of alternative options to explore for accessing funds.
Verify your HELOC eligibility. Start hereHome Equity Loan
Similar to a personal loan, a home equity loan utilizes your home equity as collateral, resulting in a potentially lower interest rate. Concurrently with your regular mortgage payments, you would make an additional payment for the home equity loan, distinct from a HELOC.
In contrast to a HELOC, a home equity loan gives you a lump sum at the start, and you make regular fixed monthly payments until you’ve paid back the entire loan amount.
These loans are ideal for home renovations or debt consolidation, offering flexibility in spending, whether it’s for purchasing a car or making a down payment on a vacation home.
Check your home equity loan options. Start hereCash-out refinance
A cash-out refinance involves replacing your existing mortgage with a new one that has a higher principal amount, allowing you to receive the difference in cash. This option is considered a good alternative to a Home Equity Line of Credit (HELOC) for several reasons.
Firstly, a cash-out refinance often provides lower interest rates compared to HELOCs, making it a cost-effective choice for accessing cash. Additionally, it consolidates your existing mortgage and the additional funds you need into a single loan, streamlining your financial obligations.
Furthermore, a cash-out refinance provides a lump sum of money upfront, similar to a home equity loan, but with the advantage of potentially securing a more favorable interest rate.
Check your cash-out refinance eligibility. Start here
HELOC loan limits FAQ
While many lenders cap their loan-to-value limits at 80%-85%, some lenders allow you to borrow up to 90% of your home’s value using a HELOC. Keep in mind that the maximum HELOC limit includes both your HELOC amount and any existing mortgage loan balance(s) on the home. Your current loan amount will be subtracted from your maximum borrowing limit to determine your HELOC amount.
Most lenders offer HELOCs up to 85%. Some credit unions offer high-LTV HELOCs up to 100% of your home’s value, but these are far less common.
The impact a HELOC can have on your credit score typically relies on the amount of credit actually utilized, not the unused portion. Further, an unused home equity line of credit can actually have a positive impact your credit score, as it increases your overall available credit and thus reduces credit utilization.
Although the minimum HELOC payment on your credit report represents the interest-only payment due, that payment does impact your DTI. This may impact your ability to borrow additional funds for other means.
Most lenders do not allow borrowers to increase a HELOC within 12 months of establishing the loan. To increase your line of credit, contact your lender and request to modify the terms of your current HELOC.
Yes. You can open a home equity line of credit and leave it unused. If your HELOC has a zero balance it may help improve your credit score, too.
Lenders often allow a loan-to-value ratio of up to 85% for a HELOC, meaning you can borrow up to 85% of the appraised value of your home minus any outstanding mortgage balance.
HELOCs typically have a draw period during which you can access funds, followed by a repayment period. During the draw period, you may only be required to make interest payments, but during the repayment period, you will need to make principal and interest payments.
he funds from a HELOC can be used for various purposes, such as home improvements, debt consolidation, education expenses, or other financial needs. The usage of the funds is not typically restricted.
It’s important to be aware that using a HELOC involves using your home as collateral. Failure to repay the loan could result in the loss of your home. Additionally, interest rates on HELOCs can be variable interest rates, meaning your payments could increase over time.
Your next steps
A home equity line of credit is a great way to leverage the value of your home and ensure you have funds available when you need them. And, the interest-only payment option means you have the option of making lower monthly payments if needed.
If you need money due to a layoff or furlough, to make home repairs or renovations, or simply to consolidate high-interest credit card debt, a HELOC can be an easy and inexpensive way to access cash. Many lenders offer HELOCs so be sure to shop around and compare HELOC rates, terms, and costs offered.
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