HELOC Calculator
No saved estimate was found in this tab
Return to step 1 to enter the property and secured-debt figures. Missing or expired figures are never replaced with invented values.
Return to setupProperty value
Use a realistic current market value, not the original purchase price. A lender may require its own appraisal.
A home equity line of credit lets you borrow repeatedly against home equity during its draw period. Enter a realistic home value, the current first-mortgage payoff, every other debt already secured by the property and a planning CLTV limit. The result is gross line capacity before appraisal, fees, credit review, income checks, product minimums and lender-specific property rules, not an approval or loan offer.
How to estimate HELOC room
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1
Enter a current home value
Use a recent appraisal, broker price opinion or market estimate rather than the original purchase price.
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2
Add every existing secured balance
Use the first-mortgage payoff plus any home-equity loan, existing HELOC balance or other lien secured by the property.
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3
Set a planning CLTV limit
Use a lender-specific limit when available. The 80%, 85% and 90% presets are scenarios, not universal approval standards.
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4
Review the gross capacity estimate
Compare the estimate and sample draw sizes with an actual lender disclosure; this calculator does not quote payments, rates or fees.
How HELOC room works in numbers
The Consumer Financial Protection Bureau describes a HELOC as an open-end line that lets you borrow repeatedly against home equity during a draw period. Falling behind can put the home at risk. This calculator estimates only the possible gross line ceiling; it does not decide whether you qualify.
Line amount math
Estimated gross line capacity = (Home value × planning CLTV) − First mortgage payoff − Other secured liens
Example: a home worth $500,000 with a $280,000 first mortgage, $20,000 of other debt secured by the home and an 85% planning CLTV:
Estimated capacity = (500,000 × 0.85) − 280,000 − 20,000 = 425,000 − 300,000 = $125,000
That $125,000 is gross capacity, not available cash or an approval. A lower appraisal, different CLTV policy, minimum or maximum line size, credit and income review, existing liens, or fees can reduce the offered amount. If existing secured debt already exceeds the selected limit, the calculator shows zero capacity instead of presenting negative credit.
Draw vs repayment phases
| Phase | Example timing | What may happen |
|---|---|---|
| Draw | Often several years | You can borrow up to the approved line; minimum payments may cover only interest or may also reduce principal |
| Repayment | Often 10 or 20 years | New draws stop and payments can rise as principal is repaid; some plans may require the balance at once |
Those terms vary by contract. The CFPB warns that payments are often significantly higher after the draw period and that some plans can require the whole balance when repayment begins. Use the separate HELOC payment calculator only for a planning scenario, then compare it with the lender disclosure.
Variable rate exposure
HELOCs usually have variable rates, so payments can change even without another draw. A lender may also freeze or reduce access if the home value falls significantly or the borrower’s financial position changes. Stress-test a fully drawn balance and a higher rate, not just today’s initial payment.
Fees and traps to watch
- Up-front costs: appraisal, application, title, legal, filing or closing charges may apply.
- Ongoing or closure fees: ask about annual, transaction, inactivity and early-closure charges.
- Draw rules: a plan may require an initial draw, a minimum amount per draw or a minimum outstanding balance.
- Payment transition: confirm whether the balance amortizes after the draw period or can become due at once.
Frequently Asked Questions
Many plans base the minimum payment on the amount actually drawn, not the full approved line, and some allow interest-only payments. Terms differ: other plans require some principal during the draw. Once repayment begins, principal payments can make the monthly amount rise sharply.
LTV compares one loan with the home value. CLTV adds every debt secured by the property, including the first mortgage, any home-equity loan, an existing HELOC balance and other liens. Omitting one overstates the estimated capacity. Lenders can still apply a lower product or borrower-specific limit.
For US taxpayers, current IRS guidance says interest may be deductible only when the borrowed funds are used to buy, build or substantially improve the home securing the debt, subject to debt limits, itemization and other rules. Personal uses such as paying credit-card debt do not qualify under that guidance. Tax treatment varies by year, country and circumstances, so check current official guidance and a qualified tax professional.
You convert unsecured debt, such as credit cards, into debt secured by your home. Missed payments can put the home at risk, and using the line can also make that interest ineligible for the US home-mortgage interest deduction. Compare total fees and variable-rate risk, not just the initial rate, and keep a realistic payoff plan.
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