HELOC and home equity calculator.

Enter what your home is worth and what you owe. You will see your equity and how much of it a lender could let you borrow at the limits lenders commonly use.

Your home

A lender will use its own appraisal or valuation.

Your mortgage plus any home equity loan or line. Enter 0 if the home is paid off.

The lender's limit
Combined loan-to-value limit

80% is a very common limit; some lenders go to 85% or 90% with strong credit. In Texas, the state constitution caps all home equity borrowing at 80%.

How much you could borrow

Up to, at the 80% limit

$75,000

Your equity

$160,000

  • What you owe now$265,000
  • You could borrow$75,000
  • Equity that stays in the home$85,000
Your loan-to-value today62.4%
Could borrow at an 80% limit$75,000
Could borrow at an 85% limit$96,250
Could borrow at a 90% limit$117,500

At the 80% limit, all loans on a $425,000 home can total $340,000. Subtract the $265,000 you owe and you could borrow up to $75,000, about 47% of your equity.

Interest only on $75,000 at 8.00% (the prime rate as of Oct 20, 2026, 7.00%, plus a 1.00% margin) is about $500 a month. See the payment once repayment starts

These figures are estimates for planning only and are not an offer. Each lender sets its own limit and reviews your credit, income and the property before setting a line. See our disclosures.

How this is calculated

Lenders do not lend a percentage of your equity directly. They cap the total of every loan on the home at a percentage of its value, then subtract what you already owe.

  • Your equity

    home value − what you owe

    $425,000 − $265,000 = $160,000.

  • What you could borrow

    home value × limit − what you owe

    $425,000 × 80% = $340,000 that all loans can total, minus $265,000 owed = $75,000. If you owe more than the limit allows, the answer is $0.

  • Loan-to-value today

    what you owe ÷ home value

    $265,000 ÷ $425,000 = 62.4%.

Which limit you get depends on the lender, your credit and the property, and it can move the answer by tens of thousands of dollars. For the full formula, the share of equity each limit allows and Texas's 80% rule, read how much equity you can borrow.

Sources

  • CFPB, “What you should know about home equity lines of credit” (HELOC booklet).
  • Fannie Mae Selling Guide, B2-1.2-02 Combined Loan-to-Value (CLTV) Ratios and B2-1.2-03 Home Equity Combined Loan-to-Value (HCLTV) Ratios.
  • Texas Constitution, Article XVI, Section 50(a)(6)(B); 7 Texas Administrative Code 153.86 (accessed October 21, 2026).
  • Federal Reserve, H.15 Selected Interest Rates: bank prime loan rate 7.00%, as of October 20, 2026.

Last reviewed October 22, 2026.

Questions about borrowing against your home

How much equity do I have in my home?

Your equity is your home's current value minus everything you owe on it. A $425,000 home with a $265,000 mortgage has $160,000 in equity. The value a lender uses comes from its own appraisal or valuation, which may differ from an online estimate.

Can I borrow all of my home equity?

Usually not with a HELOC or home equity loan. Lenders cap the total of all loans on the home at a percentage of its value, commonly 80% to 85%, so part of your equity stays in the home. If your home is paid off and the cap is 80%, you can borrow up to 80% of its value.

What is combined loan-to-value (CLTV)?

It compares every loan on the home to the home's value. Fannie Mae's Selling Guide defines it as the first mortgage plus any HELOC balance plus any other second mortgages, divided by the property's value. When a lender says its limit is 80% CLTV, your current mortgage plus the new line cannot exceed 80% of the value.

Does the whole HELOC limit count, or only what I draw?

For setting your limit, plan on the full line counting. Fannie Mae's HCLTV ratio counts the full HELOC amount whether or not you have drawn it, and Texas applies its 80% cap to the full credit limit when the line opens.

How much can I borrow in Texas?

The Texas Constitution, Article XVI, Section 50(a)(6)(B), limits a home equity loan plus all other debt on the homestead to 80% of the home's fair market value. So in Texas, use the 80% row, whatever a lender's usual limit is elsewhere.

Keep reading

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