🏠 Professional HELOC Calculator

Accurate calculations based on 2025 market rates & TILA compliance

🏠 Calculator 📋 Detailed Analysis 🏦 Compare Banks
Property Information
Enter your property's current appraised value
Amount you still owe on your primary mortgage
Mortgage balance cannot exceed home value
Loan Amount
$50,000
⚠️ Exceeds Maximum Borrowing Limit
Your combined loan-to-value (CLTV) ratio exceeds 85%. Most lenders require CLTV ≤ 85%.
$15,000 Max: $140,000
Your Home Equity
$200,000
Combined LTV Ratio
62.5%
Credit Profile
Excellent
740+
9.25%
Good
670-739
10.75%
Fair
580-669
12.50%
Poor
<580
14.75%
Your Estimated Interest Rate
9.25%
Based on current market conditions (2025)
📊 Your HELOC Payment Breakdown
APR (with fees)
9.45%
Annual Percentage Rate
Draw Period
10 Yrs
Interest-only payments
Repayment Period
20 Yrs
Principal + Interest
Draw Period
Years 1-10
$385
Interest-only monthly payment
⚠️ Payment Shock
Repayment Period
Years 11-30
$699
Principal + Interest monthly payment
💰 Total Cost Analysis
Loan Amount $50,000
Interest Paid (Years 1-10) $46,250
Interest Paid (Years 11-30) $67,760
Estimated Closing Costs $2,500
Annual Fees (30 years) $2,250
Total Cost of HELOC $118,760
Important Legal Disclosures & Disclaimer

For Educational & Estimation Purposes Only: This calculator provides estimates based on the inputs you provide and current market assumptions. Actual rates, fees, and terms will vary based on your specific financial situation, property location, lender requirements, and market conditions.

TILA Compliance Notice: Under the Truth in Lending Act (TILA), lenders must provide you with:

  • Annual Percentage Rate (APR) disclosure
  • Finance charges and fees
  • Payment schedule and amounts
  • Total amount you will pay over the loan term

Important Considerations:

  • Variable Rates: Most HELOCs have variable interest rates that can change monthly based on the Prime Rate. Your actual payments may fluctuate.
  • Payment Shock: Be aware that payments can increase significantly when the draw period ends and you enter the repayment period.
  • Loan-to-Value Limits: Most lenders limit combined LTV to 80-85%. Some may allow up to 90% with higher rates.
  • Closing Costs: Typically range from $0-$5,000. Some lenders waive fees but charge higher rates.
  • Annual Fees: Typically $0-$100 per year. Some lenders charge inactivity fees.
  • Prepayment: Some lenders charge early closure fees if you close the HELOC within 2-3 years.
  • Tax Deductibility: HELOC interest may be tax-deductible if funds are used for home improvements. Consult a tax advisor.

Risk Disclosure: Your home is used as collateral. Failure to repay the HELOC could result in foreclosure. Only borrow what you can afford to repay.

Professional Advice: This tool does not constitute financial, legal, or tax advice. Please consult with qualified professionals before making borrowing decisions.

Data Sources & Assumptions: Interest rates based on 2025 market averages. Prime Rate assumed at 8.50%. Calculations use standard amortization formulas. Closing costs estimated at 2.5-5% of loan amount or $2,500 minimum. Annual fee assumed at $75/year.