How much can I borrow with a home equity loan?

Most lenders cap your combined loan-to-value (CLTV), current mortgage plus the new loan, at 80-85% of your home's value. Available equity is roughly (home value x CLTV cap) minus what you still owe. Enter your numbers below for your estimated available equity and a fixed monthly payment at your chosen rate and term.

Last updated July 20, 2026

Calculate your available equity and payment

Home value ($) Current estimated market value.

Current mortgage balance ($) Payoff amount on your existing first mortgage.

Lender CLTV cap (%) Max combined loan-to-value most lenders allow. Confirm the exact figure with a lender, this varies.

Interest rate (%, APR) Fixed rate you're comparing.

Loan term (years)

Amount you want to borrow ($) Defaults to your full available equity, edit to test a smaller loan.

Current equity —

Available to borrow —

Estimated fixed payment —

Chart unavailable — see the figures above.

Typical combined loan-to-value (CLTV) limits by loan type
Home equity loan / HELOC, primary residence	80% to 85% CLTV, typical range
Home equity loan / HELOC, second home	70% to 75% CLTV, typical range
Home equity loan / HELOC, investment property	65% to 70% CLTV, typical range
Cash-out refinance (conventional)	Up to 80% LTV, typical

Every lender sets its own limit, and it can vary by credit score, property type, and loan amount. Confirm the exact figure with a specific lender before relying on it.

What counts as "available equity" versus "retained equity"?

Your current equity is simply your home's value minus what you still owe on your mortgage. Lenders will not let you borrow against all of it. They cap your combined loan-to-value (CLTV), your existing mortgage plus the new loan, at some percentage of your home's value.

Available equity is the portion of your current equity you can actually borrow: (home value × CLTV cap) minus your mortgage balance. Retained equity is the rest, the slice the lender requires you to keep as a cushion. The chart above shows all three as one bar equal to your full home value.

How is the fixed monthly payment calculated?

The calculator uses the standard fixed-rate amortization formula on the amount you enter as "amount you want to borrow" (which defaults to your full available equity):

payment = P × [r(1+r)^n] / [(1+r)^n − 1]

where P is the loan amount, r is your monthly rate (annual rate divided by 12), and n is the number of monthly payments (term in years × 12). This is the same formula used for a fixed-rate mortgage payment, applied to a fixed-rate home equity loan.

What this calculator is not

This tool gives a quick estimate for planning purposes. It does not check your credit, income, or debt-to-income ratio, does not include closing costs, appraisal fees, or origination fees, and does not reflect any specific lender's actual underwriting rules or rate. Real CLTV limits, rates, and payments vary by lender and by borrower.

Disclosure: FreeRateUpdate operates a network of licensed lenders and brokers and may be compensated if you are connected with one through our site. That relationship does not change the math this calculator performs, and this page does not recommend any specific lender or product.

This is general information, not advice about your specific situation.