Home equity loan vs. HELOC: Which is best for borrowing against your equity?
Americans with mortgages hold a record $16.9 trillion in home equity, according to recent ICE Mortgage Monitor data. If you’re among homeowners who’ve seen your home value soar, tapping into your home equity offers a way to borrow money at lower rates than you’d find with personal loans or high-interest credit cards.
Among your options are a home equity loan or a home equity line of credit — or HELOC — that you can use to pay for significant or unforeseen expenses. Here’s how they compare, including benefits and drawbacks, to find the best for your needs, budget and creditworthiness.
What is home equity?
Home equity is how much of your home you own compared to what you owe — or what’s left — on your mortgage. You can calculate your home equity by taking your home’s current value and subtracting what you owe on your mortgage. The final number is your home equity.
[home’s value] ➖ [mortgage balance] ???? [home equity]
You build your home equity every month when you make your mortgage payments. With every home payment you make, you own more of your home.
Home loans range from 10 to 30 years, with recent mortgages stretching up to 40 years. But if you want to use some of the money you’ve paid into your home right now, you can tap into your home equity through a home equity loan or home equity line of credit — more commonly called a HELOC.
Dig deeper: 4 ways to get equity out of your home while rates are high
What is a home equity loan?
A home equity loan is a type of loan that allows you to borrow against your equity without refinancing. With a home equity loan, you can typically borrow up to 80% of the home’s value, minus what you currently owe. Term rates can be as long as traditional mortgages, as long as 30 years.
With a home equity loan, you receive your money in one lump sum, and you repay what you borrow with a fixed interest rate that doesn’t change for the life of the loan. Because of this, home equity loans often come with lower interest rates than unsecured borrowing options like personal loans or credit cards.
Yet home equity loans are secured loans that use your home as collateral, which means that if you can’t repay your loan, your lender could decide to foreclose on your home.
Benefits of a home equity loan
Fixed interest rates offer predictable monthly payments over the life of your loan
You can find lower interest rates than personal loans and other ways to borrow
Can be used to consolidate debt, renovate your home or pay for other expenses
Interest payments may be tax-deductible if you use your loan for eligible home improvements
Drawbacks of a home equity loan
You’ll need to know how much to borrow when you apply
You’ll pay interest on the total borrowed amount, even if you don’t use it all at once
You may pay closing costs and other fees
If you don’t repay your loan, you could lose your home
Dig deeper: Fixed vs. variable interest rates: Which is best for borrowing and saving?
What is a HELOC?
A home equity line of credit — more commonly called a HELOC — is a revolving line of credit that’s similar to a credit card. You can borrow on your line of credit when you need it and make payments on your balance to build back up to your limit, which is usually 85% of the value of your home minus what you currently owe.
You can borrow as much or as little as needed up to your limit through your draw period — the first phase of a HELOC, in which you can withdraw money. Draw periods can last up to 10 years, depending on the HELOC.
When your draw period ends, your repayment period begins. Repayment periods typically last about 20 years after your draw period. You won’t be able to withdraw from your HELOC anymore, but you’ll continue to make payments on your line of credit until it’s paid in full.
HELOCs come with a variable interest rate. While it fluctuates based on an index, it’s still usually much lower than other types of lines of credit, like a credit card. HELOCs are a secured line of credit, so you could face foreclosure if you don’t make payments on it.
Benefits of a HELOC
Borrow what you need when you need it for years without additional approval
Pay interest only on the money you borrow
Interest rates can be lower than unsecured loans
Drawbacks of a HELOC
Possible property appraisal, application fee and closing costs
Missing payments and falling behind could result in losing your home
Requirements for a home equity loan and HELOC
Every lender has slightly different qualifications for home equity loans and HELOCs, but you can expect general requirements around your credit score, debt-to-income ratio and level of home equity you’ve built in your home:
Credit score of 680 or higher. Generally, the higher the score, the lower your interest rate will be.
Debt-to-income ratio of up to 43%. Your DTI is how much debt you have compared to how much you earn. Most lenders want to see a DTI of 43% or less, although some might go as high as 50%.
Home equity of at least 15%. You’ll typically need at least 15% to 20% equity in your home to qualify. Remember, it’s not what you paid for your home but rather your home’s worth, so you might already hit the minimum equity requirements.
Some lenders specialize in borrowers who don’t check all of the boxes, so shop around to multiple providers to learn what you’re eligible for.
???? How to calculate your debt-to-income ratio
To find your DTI, first add up all of your monthly debt — your housing expenses, credit card repayments and loan repayments among them. Divide your total debt by your gross monthly income, and then multiply that number by 100. This figure is your DTI.
[monthly expenses] ✖️ [gross monthly income] ✖️ 100 ???? DTI%
Which is better: A home equity loan or a HELOC?
Home equity loans and HELOCs are good options for homeowners who need to borrow money but would rather borrow against what they’ve already paid into their homes. These loans are among the most cost-effective ways to borrow money, offering some of the lowest interest rates around compared to unsecured loans.
You might want a home equity loan if:
You know how much you need to borrow
You want a fixed interest rate with predictable payments
You can afford monthly payments
You may want a HELOC if:
You don’t want a lump-sum amount
You want the option to withdraw funds when you need them
You don’t mind a variable interest rate
Alternatives to home equity loans and HELOCs
While home equity loans and HELOCs are one way to get some of your home’s equity back into your pocket, they aren’t the only way. Look to these alternatives for funding your next project or paying down high-interest debt:
Cash-out refinance. This type of secured loan replaces your current mortgage with a new, bigger loan with new terms and a new interest rate. You’ll pocket the difference between the two loans as cash, repaying the new loan over terms as long as 30 years. A cash-out refinance can be expensive, requiring appraisal and closing costs.
Reverse mortgage. A home equity conversion mortgage is a special type of loan for homeowners ages 62 and older who own their homes outright or are close to paying them off. More commonly called a reverse mortgage, it pays you either a lump sum, monthly payments or a combination of the two from your home equity, and the loan is paid back with interest and fees after you die or no longer live in the home.
Personal line of credit. This type of loan is like a HELOC, only it’s not secured by your home — which means you won’t face foreclosure if you fall behind on repayments. Personal lines of credit tend to have higher interest rates but with no restrictions on how you can use them.
Personal loan. A personal loan is a fixed-interest loan that pays out a lump sum you can use for any purpose. You repay what you borrow with interest and fees, with loan amounts, rates and terms that depend on factors like your creditworthiness or DTI, and not the value of a personal asset, like a home. Rates can be higher than home equity loans, and they aren’t ideal for projects with unpredictable costs.
0% APR credit cards. If you have good to excellent credit you might qualify for a credit card offering a no-interest period of 18 to 21 months, giving you time to purchase what you need and repay what you borrow without interest charges. When shopping around, confirm the intro offer applies to purchases — and make sure to pay off your card in full before the offer expires to avoid hefty interest on any remaining balance.
Dig deeper: Personal loan vs. home equity loan: Which is the best fit for your financing?
Sources
Mortgage Monitor report: June 2024 [PDF], Intercontinental Exchange. Accessed July 19, 2024.
About the writer
Dori Zinn is a personal finance journalist with more than a decade of experience covering credit, debt, investing, real estate, student loans, college affordability and personal loans. Her work has been featured in the New York Times, the Wall Street Journal, Yahoo, Forbes and CBS News, among other top publications. She loves helping people learn about money.
Article edited by Kelly Suzan Waggoner