Dock David Treece is a former licensed investment advisor and member of the FINRA Small Firm Advisory Board. His focus is on breaking down complex financial topics so readers can make informed decisions. He has been featured by CNBC, Fox Business, Bl.
Dock David Treece ContributorDock David Treece is a former licensed investment advisor and member of the FINRA Small Firm Advisory Board. His focus is on breaking down complex financial topics so readers can make informed decisions. He has been featured by CNBC, Fox Business, Bl.
Written By Dock David Treece ContributorDock David Treece is a former licensed investment advisor and member of the FINRA Small Firm Advisory Board. His focus is on breaking down complex financial topics so readers can make informed decisions. He has been featured by CNBC, Fox Business, Bl.
Dock David Treece ContributorDock David Treece is a former licensed investment advisor and member of the FINRA Small Firm Advisory Board. His focus is on breaking down complex financial topics so readers can make informed decisions. He has been featured by CNBC, Fox Business, Bl.
Contributor Mike Cetera Editor in Chief, Forbes Marketplace U.S.Mike Cetera is the editor in chief for Forbes Marketplace U.S. Mike has written and edited articles about mortgages, savings accounts, CD rates and credit cards for more than a decade. Prior to joining Marketplace, his work appeared on Bankrate, The.
Mike Cetera Editor in Chief, Forbes Marketplace U.S.Mike Cetera is the editor in chief for Forbes Marketplace U.S. Mike has written and edited articles about mortgages, savings accounts, CD rates and credit cards for more than a decade. Prior to joining Marketplace, his work appeared on Bankrate, The.
Written By Mike Cetera Editor in Chief, Forbes Marketplace U.S.Mike Cetera is the editor in chief for Forbes Marketplace U.S. Mike has written and edited articles about mortgages, savings accounts, CD rates and credit cards for more than a decade. Prior to joining Marketplace, his work appeared on Bankrate, The.
Mike Cetera Editor in Chief, Forbes Marketplace U.S.Mike Cetera is the editor in chief for Forbes Marketplace U.S. Mike has written and edited articles about mortgages, savings accounts, CD rates and credit cards for more than a decade. Prior to joining Marketplace, his work appeared on Bankrate, The.
Editor in Chief, Forbes Marketplace U.S.Updated: May 3, 2024, 3:00pm
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A home equity line of credit (HELOC) is a loan that is backed by your house or other property and lets a borrower draw money as they need it, pay interest only on what they borrow and repay the balance as they can. Home equity loans are similar to HELOCs but require homeowners to take all of their funds at once and repay the balance with fixed monthly payments.
Which of these products is right for you depends on your circumstances, the intended use of funds and your income and ability to repay the loan, as these factors will determine the interest rates and terms available with each loan type.
FEATURED PARTNER OFFERMinimum credit score
620 with a 65% LTV
HELOC Loan Rates
Lower than the national average
Approval may be granted in five minutes but is ultimately subject to verification of income and employment, as well as verification that your property is in at least average condition with a property condition report. Five business day funding timeline assumes closing the loan with our remote online notary. Funding timelines may be longer for loans secured by properties located in counties that do not permit recording of e-signatures or that otherwise require an in-person closing.
On New American Funding's Website620 with a 65% LTV
Lower than the national average
Approval may be granted in five minutes but is ultimately subject to verification of income and employment, as well as verification that your property is in at least average condition with a property condition report. Five business day funding timeline assumes closing the loan with our remote online notary. Funding timelines may be longer for loans secured by properties located in counties that do not permit recording of e-signatures or that otherwise require an in-person closing.
Home equity is the portion of your home’s value that isn’t mortgaged. You own it free and clear. If you sold your house and paid off all of the debts secured by the property, home equity is the amount that would be left over.
To find the amount of equity you have in your home, you first need to determine the value of the home. You can do this through a home appraisal, which estimates the home’s value based on a number of things, including recent sales of similar properties in your area. Once you’ve determined the value of your home, you then subtract the total amount of debt secured by the property (your mortgage as well as any other loans or liens). The amount left represents your equity in your home.
A home equity line of credit is a loan that uses your house as collateral. When a lender approves a HELOC, the homeowner is allowed to borrow up to a certain amount against the value of their home, with borrowers able to draw money as they need it and repay it as they can.
Lines of credit are split into two different parts—the draw period and the repayment period. In total, these lines can last up to 20 years, with the first 10 serving as the draw period. Once borrowers draw money against their line of credit, they make monthly payments equal to the amount of interest owed for the month. However, they only pay interest on the amount that they’ve drawn against their line. Rates typically start at 2%, plus an underlying index like the prime rate.
In addition to their regular monthly interest payments, a borrower who has drawn money against their line of credit also is able to make payments against their outstanding balance as they’re able. And, as they pay down their outstanding balance, they are able to use their available credit again, just like with a credit card.
At the end of the draw period, HELOCs enter the repayment period, during which loans are repaid over time. In some cases, homeowners also may have the option of converting their outstanding balance to a fixed-rate loan in order to set level monthly payments. However, funds may not be drawn against a line after the draw period ends.
HELOCs offer homeowners who need access to cash a lot of flexibility. They’re great for people with fluid or uncertain financing needs or those who may not be able to repay their loans right away.
A home equity loan is similar to a HELOC, but with a more rigid structure—more like a conventional mortgage. A home equity loan is a second mortgage, issued separately from a first mortgage, with separate fees and payments.
As with a typical mortgage, you’ll receive your full home equity loan funding at closing. The borrower then repays the loan with set monthly principal and interest payments throughout the life of the loan.
Home equity loans offer much less flexibility than HELOCs, but the structure also can be beneficial for people who need a lump sum of money for a specific purpose. These loans also are better for borrowers who prefer more certainty in their financing structure—they want to know exactly how much they’ll pay each month and when their loan will be fully repaid.
Choosing between a home equity loan and a HELOC depends on a borrower’s needs. For example, if you want a structured loan that will let you know exactly what your monthly payment will be and when your loan will be paid back, then a home equity loan is a great choice. If you prefer a more flexible financing option, or if you aren’t sure how much funding you’ll need or how you’ll use the money, a HELOC offers homeowners much more flexibility.
In addition to loan disbursement and repayment schedules, interest rates are another big item for homeowners to consider when deciding between a HELOC and a home equity loan. Home equity loan rates are usually fixed, with rates often starting between 3.5% and 5.5%. Home equity lines of credit, on the other hand, are variable-rate loans, and typically start around prime plus 2% (approximately 5.25%), though these loans may be converted to a fixed-rate during the repayment period.
The amount of equity that homeowners can borrow using a home equity loan or HELOC varies depending on the lender and the type of loan that you choose. When you buy a home, most lenders will finance up to 80% of the home’s value, assuming your income and credit score support the issuing of a loan that size. If you purchase mortgage insurance, lenders will usually let you finance up to 97% of a home’s value.
When a homeowner takes out a home equity loan or HELOC, lenders usually let them borrow up to 85% of the home’s value, minus the current balance of any existing mortgages.
Let’s say you bought a home five years ago for $200,000, borrowing 80% of the purchase price ($160,000) and making a down payment of $40,000 (20%). Five years later, through a combination of regular monthly payments and additional payments, you’ve paid the balance of your mortgage down to $100,000.
You’ve decided to do some home renovations, and you want to access the equity you have in your house. You go to a lender and they hire an appraiser, who sets the value of your home at $220,000. The lender may let you borrow up to $187,000 against the house, minus the $100,000 that you already owe on your first mortgage.
You have two choices:
Choosing between a HELOC and a home equity loan depends on your financing needs. If you are looking to fund a single project and you know the cost, a home equity loan may be a better fit, particularly if you prefer the predictability of a fixed-interest rate. If you think you may have ongoing funding needs and prefer being able to gain access to your money at any time, a home equity line of credit may be right for you.
