How much can I borrow with a HELOC?
The short answer
Usually up to about 80% of your home's value, minus what you still owe on your mortgage. On a $600,000 home with $300,000 owed, that's up to about $180,000. Your credit, income, and the specific program set the final number. The Mortgage Advisory can give you a quick estimate on the homepage slider and a real number after a short review.
What's the quick math?
Home value × 80% − mortgage balance = estimated HELOC amount
- $600,000 × 80% = $480,000
- $480,000 − $300,000 owed = about $180,000
Try your own numbers on the equity slider, or see how we estimate.
What changes the real number?
- Appraised value: the home's value as it is today, often from a digital valuation.
- Credit score: stronger credit can unlock a higher combined limit on some programs.
- Debt-to-income: the new payment has to fit your budget. See HELOC credit and DTI requirements.
- Property type: second homes and rentals usually get lower limits than your primary home.
- Program minimums and maximums: every program has a smallest and largest line.
Should I borrow the maximum?
Usually not. Borrow what you need plus a sensible cushion. A smaller line means a smaller payment and leaves equity as a buffer if home values dip.
Example scenario (illustrative)
A homeowner in Tampa's home is worth $450,000 with $250,000 owed. The 80% math gives up to $110,000. She needs $50,000 for a pool and a car payoff, so she borrows $55,000 to leave a cushion, keeping her payment comfortable.
Our take
The slider gives you a good ballpark in seconds. For a real number, I'll check your value, credit, and income and give you your options in writing, usually the same day.
Ace Ausar, Mortgage Banker · NMLS #1143018
The Mortgage Advisory, Inc. · NMLS #1549739
Reviewed by Ace Ausar, NMLS #1143018 · Updated
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