Compare Home Equity Loan Offers
You can tap equity with a fixed-rate home equity loan with a stable monthly payment for the term you choose.
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LendingTree is compensated by companies on this site and this compensation may impact how and where offers appears on this site (such as the order). LendingTree does not include all lenders, savings products, or loan options available in the marketplace.
You’ll find home equity loan rates are often higher than interest rates on traditional mortgages. The more home equity you borrow, the higher your rate will typically be. Your credit score also has an impact on the rate you’re offered.
Check out current home equity loan rates in the table below.
5.29 | 110 |
3.45 | 144 |
2.24 | 382 |
2.24 | 573 |
What do people think about LendingTree?
Shereen Cantu
Super quick and easy. I signed up and applied for a loan Friday and money was in my account Tuesday morning. Probably would’ve been sooner if not for the weekend. This will help me so much in consolidating a few bills while being a lower payment per month. 😊
Gary Morris
I was very apprehensive at first going online to search for a loan. But with LendingTree everything went smoothly and all the paperwork was very simple to fill out. Thank you very much for helping us out!
Jean Conroy
This was the most enjoyable loan application and finalization I have ever been exposed to. Great company. I was in a bind and they came thru with flying colors and extremely quickly. Website was easy to follow as were the instructions and emails.
Vince Hawkins
I was able to close the deal at home on my cellphone. I felt comfortable and my shopping was guided for me. So easy. Thanks
Lavone Dickson
It was quick and easy. The loan person was clear and very informative. Everything went exactly the way she said it would. THANK YOU!
How to get home equity loan offers
- Click on your home type above
- Answer a few questions about your home’s value and current mortgage(s)
- Tell us your purpose for using the home equity loan and how much you want to borrow
- Provide basic information about your credit scores
- Get your personalized home equity loan rate quotes
What is a home equity loan?
A home equity loan is a type of mortgage that allows you to borrow money against your home’s equity. It may also be called a second mortgage, since it’s usually attached to a home already secured by a first mortgage.
What is home equity?
Home equity is the difference between your home’s market value and the amount you owe on your mortgage. For example, if your home is worth $400,000 and your first mortgage balance is $300,000, you have $100,000 worth of home equity.
How does a home equity loan work?
In many ways, a home equity loan works like a regular, fixed-rate first mortgage.
- The lender will qualify you based on your income, debt and credit scores
- You’ll get a home appraisal to verify your home’s value
- You’ll typically get a fixed interest rate and pay closing costs
- You’ll receive your funds in a lump sum
Terms usually range between five and 30 years, and most lenders set loan-to-value (LTV) ratio limits on how much you can borrow. Your LTV ratio measures how much of your home’s value you borrow, and the maximum LTV ratio for a home equity loan is often 85%.
How much can I borrow on a home equity loan?
Although most home equity lenders let you tap up to 85% of your home’s value, some
lenders may offer high-LTV home equity loans that allow you to borrow more. Use our home equity loan calculator to estimate how much home equity borrowing power you have.
How is my home equity loan amount calculated?
If you’re a numbers person, here are the steps you’d take to calculate the home equity loan amount with a maximum 85% LTV ratio on a $400,000 home with a $300,000 mortgage balance.
- Multiply your home’s value by 85% (0.85): $400,000 x 85% = $340,000
- Subtract your loan balance from the result: $340,000 – $300,000 = $40,000
- The result is your maximum home equity loan amount: $40,000
How much does it cost to get a home equity loan?
You’ll typically spend between 2% and 5% of your home equity loan amount on closing costs. Your local banks or credit unions may offer special discounts if you open a checking or savings account and have your payment debited directly from your account.
When should you get a home equity loan?
A home equity loan makes sense if:
- You’re happy with your current first mortgage rate and want to leave the balance alone
- You want a fixed-rate loan with a stable monthly payment
- You have specific renovations you want to make and a set timeline for completing them
- You’re paying off high-interest-rate revolving debt
- You’re covering higher education costs
- You’re buying a rental property
- You’re expanding or starting a business
- You’re avoiding mortgage insurance with a piggyback loan
Home equity loan requirements
Guidelines for home equity loans are usually more stringent than first mortgage cash-out refinance loans. Although the rules will vary from lender to lender, you’ll typically need to meet the following general requirements to qualify:
43% maximum DTI ratio. Lenders divide your total debt by your pretax income to calculate your debt-to-income (DTI) ratio. The standard home equity guideline maximum DTI ratio is 43%.
620 minimum credit score. Although lenders may set the bottom score limit at 620, others may set higher minimums between 660 and 680. If you’re looking for a home equity loan with bad credit, expect a higher rate and more limits on your maximum DTI or LTV ratio.
85% maximum LTV ratio. You’ll usually need at least 15% equity to get a home equity loan. However, some specialty home equity loan lenders will set LTV ratios at 90% or higher.
Owner occupancy. Some home equity lenders allow you to borrow on a second home or investment property, but at much lower LTV limits than a primary residence. You’ll get the best rates and highest LTV ratios if the home equity loan is secured by a home you’re living in.
Pros and cons of home equity loans
Home equity loans vs. HELOCs
Consumers sometimes confuse home equity loans with home equity lines of credit, or HELOCs for short, but they work very differently. A HELOC works more like a credit card with the flexibility to pay off the balance and charge it again during a set time called a draw period, which usually lasts 10 years. Once the draw period ends, the remaining balance is paid in fixed installments. Here are some other important HELOC features:
- The interest rate is usually variable. This could make the payment unaffordable if interest rates are on the rise.
- The payment may be interest-only at first. During the draw period, many HELOC programs allow you to make interest-only payments each month, which means you don’t pay down your loan balance.
- The payments are only based on what you use. Because a HELOC is a credit line, you only make payments on the balance you charge, plus interest.
Getting a home equity loan with bad credit
Although it’s possible to get a home equity loan with bad credit, you may not qualify for as much as you need or want. Lenders may reduce your maximum LTV ratio and will probably charge you a significantly higher interest rate. If your scores are below 620, consider a government-backed cash-out refinance program. Here are a few worth noting:
- FHA cash-out refinance. The Federal Housing Administration (FHA) insures loans for borrowers with credit scores as low as 500 on an FHA cash-out refinance. A couple of caveats: You’ll pay expensive FHA mortgage insurance and won’t be able to borrow more than 80% of your home’s value.
- VA cash-out refinance. Eligible military borrowers may be able to tap up to 90% of their home’s value with a loan guaranteed by the U.S. Department of Veterans Affairs (VA). VA cash-out refinance guidelines don’t set a minimum credit score, but many lenders set theirs at 620.
Alternatives to home equity loans
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Cash-out refinance
With this type of refinance, your current first mortgage is replaced with a larger first mortgage and you pocket the difference in cash. Most cash-out refinance programs cap your LTV ratio at 80%, but the lending requirements are more lenient than home equity loans.
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Reverse mortgage
Homeowners ages 62 years or older may be able to convert their home equity to cash, monthly income or a line of credit through a reverse mortgage. Rather than having to make a payment on the amount borrowed, the interest is added to the loan each month.
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Personal loan
If you prefer to leave your home’s equity alone, you may qualify for a personal loan. The rates are often higher than home equity products, but you won’t have to worry about the lender foreclosing on your home if you default.
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Fixer-upper loans
If you’re borrowing equity for home renovations, an FHA 203(k) or Fannie Mae HomeStyle® Renovation loan may be a better choice than a home equity loan or cash-out refinance. The big advantage: Lenders use your home’s estimated value after improvements to calculate your maximum loan amount, instead of basing it on the home’s current condition.
Frequently asked questions
Home equity loan interest rates change with financial markets but are typically lower than rates on unsecured personal loans or credit cards.
It may take two to four weeks to close on a home equity loan. You’ll usually receive your funds after a three-business-day waiting period after your closing.
You’ll have an extra three-day right of rescission period to decide if you want to finish the process. You can cancel the entire transaction as long as you notify the lender in writing before midnight on the third business day after you sign your closing paperwork.
Like any type of loan, making late payments on a home equity loan could damage your credit score. Since your home is the collateral that secures the loan, you could lose your home if you default on a home equity loan.
Yes, if the funds from the home equity loan are used for home improvement, you can deduct the interest from your taxable income.
Your local bank or credit union may offer competitive home equity loan rates, especially if you also have other products with them like checking, savings and credit card accounts. Mortgage brokers and banks may also offer home equity products.
Yes. Make sure you compare loan estimates from at least three home equity lenders to make sure you’re getting the best terms.
A home equity loan is a smaller, second loan against a portion of your home’s equity, while a cash-out refinance is a large, single-loan secured by your home.