Home equity loans and home equity lines of credit each give homeowners access to the value built up in their property, whether through consistent mortgage payments or a cash purchase. Since these loans are backed by real estate, borrowers can often enjoy lower interest rates than they would with unsecured financing.
Their core difference lies in fund delivery—home equity loans arrive as a single upfront payment, while HELOCs act as an ongoing, reusable credit line. To see whether now’s a good time to borrow against your home, we’ve rounded up current national rate averages from the Mortgage Research Center.
Fortune reviewed the latest data available from MRC as of July 31, 2026. These rates are national averages based on an owner-occupied, single-family home with an 80% loan-to-value ratio, a $350,000 loan ($850,000 for non-conforming loans), and a 30- to 60-day rate lock. They assume FICO scores of 620 or higher.
Your unique rate will depend on factors such as your credit profile, the amount of equity you have in your home, your debt-to-income ratio, the loan amount and term you choose, and the type of property you’re borrowing against. Also, if your home is worth less than what you owe, or if you’re borrowing against a second home or investment property, expect your rate to run higher than these averages.
How home equity loans work
A home equity loan is, in practical terms, a secured form of borrowing.
Steady mortgage payments over time, along with any upgrades made to your property, have helped you build equity. A home equity loan taps into a share of that value.
The lender wires the entire loan amount into your account all at once, leaving you to decide how it gets used—whether that’s paying off pricier credit card debt, installing a pool, or purchasing another property. You’ll repay it via fixed monthly payments spread out over a term that can reach 30 years.
How HELOCs work
Operating on similar principles to a home equity loan, a HELOC also borrows against your property’s built-up value, but it’s delivered as a revolving credit line rather than a single deposit.
HELOCs function much like a credit card. You’ll draw only what you need while the rest remains available, and you’ll only pay interest on the portion actually borrowed.
There are generally two phases that make up a HELOC:
- The “draw” period – This stage starts right after loan approval and, depending on the lender, may extend for as long as a decade. You can borrow and repay against your credit line freely during this time.
- The “repayment” period – Once that period wraps up, borrowing stops, and you’ll need to pay off whatever balance remains—either as a lump sum or via fixed monthly payments.
What is the advantage of borrowing from your home equity?
Several factors make borrowing against home equity appealing in certain situations.
First off, home equity loans tend to offer lower rates than unsecured personal loans since secured borrowing is priced more favorably. Choosing this route over a personal loan could save you meaningfully on interest.
There’s also greater borrowing capacity. While personal loans are often limited to roughly $100,000, home equity loans and HELOCs can be approved for much larger amounts based on the equity you’ve built up.
What are the risks associated with borrowing from your home equity?
All these upsides don’t guarantee it’s the right choice for your situation. This type of financing carries real risk, since failing to repay could ultimately cost you your home.
Borrowing against equity means putting your house up as collateral. If payments lapse long enough, the lender may sell your property to recoup its loss, potentially leaving you homeless and still owing money if proceeds fall short. Your credit would also take a long-term hit, making future mortgages harder to secure.
There are upfront costs to factor in, too. Setup fees, credit checks, appraisals, and paperwork processing usually bring closing costs to 2% to 5% of the total amount borrowed.
The takeaway
For homeowners chasing affordable financing, particularly to grow net worth or eliminate high-interest debt, tapping equity can be a smart choice. Keeping tabs on home equity loan and HELOC rates helps you identify the right window to apply.
Just don’t lose sight of the risks tied to falling behind: Your home could ultimately be lost if you can’t repay what you owe, and a remaining balance could even be owed after foreclosure if the sale price comes up short.
As long as you’ve realistically assessed your finances and mapped out a workable repayment plan, a home equity loan or HELOC can be a genuinely valuable financial tool.
Frequently asked questions
How soon can I tap my home equity?
You can typically tap your home equity as soon as you’ve built at least 15% to 20% equity (depending on the lender). Most banks want you to keep at least this much equity in your home at all times.
How do you qualify for a home equity loan or HELOC?
To qualify for a home equity loan or HELOC, you generally must have a solid credit score, a manageable debt-to-income ratio (DTI), and steady, predictable income. You must also have built more than 15% to 20% equity.
How do I calculate my home equity?
To calculate your home equity, simply subtract the amount you still owe on your mortgage from the current estimated value of your home. For example, if your home is worth $350,0000 and you still owe $200,000 on your mortgage, you have $150,000 in equity.
