A home equity line of credit (HELOC) lets you borrow against the equity you have built in your home. It functions like a credit card — you have a credit limit, you can draw funds as needed, and you only pay interest on what you borrow. Unlike a home equity loan, you get flexible access to funds rather than one lump sum.
How Does a HELOC Work?
A HELOC has two phases:
- Draw period: Typically 5–10 years. You can borrow up to your credit limit, repay, and borrow again. Minimum payments are usually interest-only during this phase.
- Repayment period: Typically 10–20 years. You can no longer draw funds and must repay the outstanding balance. Monthly payments increase because you are now paying principal plus interest.
How Much Can You Borrow?
Lenders typically allow you to borrow up to 80–90% of your home’s value, minus what you owe on your mortgage. This is called the combined loan-to-value (CLTV) ratio.
Example:
- Home value: $400,000
- Mortgage balance: $200,000
- At 85% CLTV: $400,000 × 0.85 = $340,000 − $200,000 = $140,000 available credit line
HELOC Interest Rates
Most HELOCs have variable interest rates tied to the prime rate. When the Federal Reserve raises rates, HELOC rates go up. When the Fed cuts rates, HELOC rates fall. Some lenders offer fixed-rate HELOCs or allow you to lock in a fixed rate on a portion of your balance.
As of 2026, HELOC rates vary significantly by lender and credit profile. Borrowers with strong credit (720+) and significant equity will qualify for the best rates.
HELOC vs. Home Equity Loan
| Feature | HELOC | Home Equity Loan |
|---|---|---|
| Funds | Revolving credit line | Lump sum |
| Interest rate | Usually variable | Usually fixed |
| Monthly payment | Varies based on balance | Fixed |
| Best for | Ongoing or uncertain expenses | One-time large expense |
| Interest-only option | Yes (during draw period) | No |
Best Uses for a HELOC
- Home renovations: Draw funds as project costs arise rather than taking a lump sum upfront
- Emergency fund backup: A HELOC you never use still provides a financial safety net
- Debt consolidation: Paying off high-interest credit cards with a lower-rate HELOC (requires discipline not to run up card balances again)
- Education expenses: Spreading tuition payments over time
Risks to Understand
- Your home is collateral. If you cannot make payments, you could lose your home through foreclosure.
- Variable rates create payment uncertainty. A rate spike can make payments significantly more expensive.
- Payment shock at repayment phase. Interest-only payments during the draw period can make the jump to principal-plus-interest payments a shock to your budget.
- Temptation to overborrow. Easy access to credit can lead to borrowing more than you can comfortably repay.
How to Qualify for a HELOC
Lenders typically require:
- A credit score of at least 620 (720+ for the best rates)
- A debt-to-income (DTI) ratio below 43%
- At least 15–20% equity in your home
- Proof of income and employment
HELOC Tax Deductibility
Interest paid on a HELOC may be tax-deductible if the funds are used to buy, build, or substantially improve your home. Using HELOC funds for other purposes (vacations, cars, general debt consolidation) generally does not qualify for the deduction. Consult a tax advisor to confirm your specific situation.
Bottom Line
A HELOC is a powerful tool for homeowners with significant equity who need flexible access to funds. It works best for home improvement projects or as a financial backup. The biggest risk is treating your home equity like a piggy bank — borrow thoughtfully and have a clear repayment plan before drawing funds.
Related: Personal Loan Rates 2026