A home equity loan and a home equity line of credit both let homeowners borrow against the equity they’ve built up. Because the debt is secured (backed by your house), lenders typically offer lower rates than you’d get with an unsecured loan.
The key distinction between a home equity loan and a HELOC is this: A home equity loan hands you one lump sum upfront, while a HELOC gives you a reusable credit line that you can draw from repeatedly. To help you decide if now is the right moment to tap your equity, we’ve gathered nationwide average rates from the Mortgage Research Center.
Fortune reviewed the latest data available from MRC as of August 3, 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
In short, a home equity loan is a form of secured debt.
Years of mortgage payments—and possibly renovations you’ve made—have built up equity in your property. A home equity loan allows you to borrow against a slice of that accumulated value.
Once approved, your lender wires a single lump sum straight into your bank account. From wiping out costly credit card debt to adding a pool to your yard to putting a down payment on another property, you’re free to spend it however you see fit. You’ll then repay it through fixed monthly installments which can stretch out as long as 30 years.
How HELOCs work
A HELOC works much like a traditional home equity loan in that it taps the value you’ve built in your home, but rather than a single deposit, you get access to a reusable line of credit.
Think of it sort of like a credit card: You draw only what you need, leaving the remainder untouched on your line, and interest accrues solely on the portion you’ve actually borrowed.
A HELOC typically breaks down into two distinct stages:
- The “draw” period – This begins the moment your loan is approved and can run as long as a decade, depending on your lender’s terms. Throughout this stretch, you’re free to withdraw funds and pay them back repeatedly.
- The “repayment” period – Once this window closes, you lose the ability to draw more funds and must start paying down whatever balance remains, whether in a single payment or through fixed monthly installments.
What is the advantage of borrowing from your home equity?
There are several reasons that borrowing your home equity can work in your favor.
For starters, home equity loans generally carry lower rates than an unsecured personal loan would. That’s because the loan is secured, and secured debt almost always beats unsecured debt on pricing. Choosing your home’s equity over a personal loan could mean meaningfully lower interest costs over time.
Beyond that, you can typically access far more money through home equity borrowing than a personal loan would allow. While personal loans are frequently capped at around $100,000, a home equity loan or HELOC could let you borrow several times that amount, depending on how much equity you’ve built.
What are the risks associated with borrowing from your home equity?
The upside of spending your equity doesn’t mean tapping your home’s value is automatically the right call. It ranks among the riskier borrowing options out there, since failing to repay what you owe could ultimately cost you your house.
Borrowing against your home essentially puts your house up as collateral. Miss enough payments, and the lender has the right to sell your home to recoup its money—meaning you could lose your residence entirely, and possibly still owe money if the sale doesn’t cover your full balance. Your credit score would also take a lasting hit, complicating any future mortgage applications.
There’s also an upfront cost to consider. Between loan origination, credit checks, appraisals, and paperwork processing, closing costs typically run 2% to 5% of your total loan amount.
The takeaway
For homeowners seeking an affordable way to borrow, especially to fund endeavors that will boost their net worth or pay down expensive debt, tapping home equity can be a sound strategy. Watching home equity loan and HELOC rates closely helps you spot the right moment to apply.
Just keep in mind the serious downside of falling behind: you risk losing your home outright, and could still owe money post-foreclosure if the sale price doesn’t cover your balance.
Provided you’ve honestly taken stock of your finances and built a realistic repayment plan, a home equity loan or HELOC can serve as a genuinely useful financial resource.
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.
