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TruePITI
Live Rates
30-Year Fixed6.710%+0.050|15-Year Fixed6.040%+0.060|30-Year FHA6.460%+0.050|30-Year VA6.210%+0.040|5/1 ARM6.210%+0.040|7/1 ARM6.340%+0.050|30-Year Jumbo7.210%+0.050|15-Year Jumbo6.710%+0.060|CA Avg6.650%-0.080|TX Avg6.700%+0.050|FL Avg6.700%-0.030|NY Avg6.680%-0.100|PA Avg6.690%-0.050|IL Avg6.730%+0.020|OH Avg6.750%-0.070|GA Avg6.680%0.000|NC Avg6.670%-0.040|MI Avg6.740%-0.060|AZ Avg6.700%+0.030|WA Avg6.640%-0.090|30-Year Fixed6.710%+0.050|15-Year Fixed6.040%+0.060|30-Year FHA6.460%+0.050|30-Year VA6.210%+0.040|5/1 ARM6.210%+0.040|7/1 ARM6.340%+0.050|30-Year Jumbo7.210%+0.050|15-Year Jumbo6.710%+0.060|CA Avg6.650%-0.080|TX Avg6.700%+0.050|FL Avg6.700%-0.030|NY Avg6.680%-0.100|PA Avg6.690%-0.050|IL Avg6.730%+0.020|OH Avg6.750%-0.070|GA Avg6.680%0.000|NC Avg6.670%-0.040|MI Avg6.740%-0.060|AZ Avg6.700%+0.030|WA Avg6.640%-0.090|
Home/Home Equity

Home Equity 2026: HELOC vs Home Equity Loan vs Cash-Out Refinance

Updated: September 16, 2026 | By James Chen | Editorially reviewed against primary government and agency sources

American homeowners are sitting on record equity β€” the average mortgaged home has about $300K of it. The question is how to spend it without wrecking your monthly budget. Here are the three ways, priced at August 2026 rates.

ProductRateMax CLTVStructureBest for
🏠 Home Equity Loan7.5-9% fixed80-85%Lump sum, fixed paymentOne-time expense, want predictable payments
πŸ’³ HELOC8-9% variable85-90%Credit line, draw as neededOngoing costs, flexible draws
πŸ”„ Cash-Out Refinance6.625-7.5% fixed80% maxNew first mortgage, larger balanceLow current rate + big equity need

Rates: 2026-08 market ranges (home equity loans 7.5-9% fixed, HELOCs 8-9% variable, cash-out refi near the PMMS 6.625% 30Y average). Your quote depends on credit, CLTV, and lender. Monthly examples are amortized at the stated rates.

🏠 Home Equity Loan

On $50K over 15y @ 8.25%: $485/mo

Deductible if used for home improvements

πŸ’³ HELOC

On $50K drawn @ 8.5%: $394/mo interest-only

Deductible if used for home improvements

πŸ”„ Cash-Out Refinance

On $350K @ 6.625% 30y: $2,241/mo

Deductible on the whole mortgage if improved

Dig deeper

Frequently Asked Questions

What is the difference between a home equity loan and a HELOC?+
A home equity loan is a lump sum at a fixed rate, repaid in equal payments over 10-20 years. A HELOC is a variable-rate line of credit you draw from as needed, typically a 10-year draw period with interest-only minimums. Pick the loan for one-time costs, the HELOC for ongoing or uncertain spending.
What is the maximum LTV for tapping home equity?+
Most lenders cap combined loan-to-value (CLTV) at 80-85% for home equity loans and 85-90% for HELOCs. Cash-out refinances max at 80% CLTV on a primary residence (75% on investment property). On a $400,000 home with a $200,000 first mortgage, that leaves roughly $120-160K of usable equity depending on the product.
Is home equity interest tax deductible?+
Only if the loan is secured by your home and the money is used to buy, build, or substantially improve that home β€” within the $750,000 aggregate mortgage debt cap. Interest on equity spent on other things (debt consolidation, cars, vacations) is not deductible under current law.
Second mortgage vs cash-out refinance: which is better?+
If your first-mortgage rate is below today's 6.625%, keep it β€” a second mortgage (equity loan or HELOC) prices only the new money at 7.5-9%. If your first rate is 7%+, a cash-out refi at 6.625% may lower your overall payment while pulling equity. Run both through the calculators before deciding.
How much home equity can I borrow against at 2026 rates?+
On a $500,000 home with a $300,000 mortgage (40% equity), lenders typically allow borrowing to 80-85% CLTV β€” up to $100-125K for a home equity loan. At 8.25% over 15 years, $100K costs about $969/mo. Your rate depends on credit score, LTV, and lender.