Homeowners can access the value they’ve built in their property, whether through steady mortgage payments or an all-cash purchase, by taking out either a home equity loan or a home equity line of credit (HELOC). Since your house backs the debt, these loans often come with more favorable interest rates than unsecured borrowing. So what differentiates the two?
A home equity loan gives you a single upfront payout, while a HELOC functions as an ongoing credit line you can tap repeatedly. To gauge whether now makes sense for accessing your equity, we’ve compiled national average rates sourced from the Mortgage Research Center.
Fortune reviewed the latest data available from MRC as of August 4, 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, at its core, a secured borrowing arrangement.
Whether it’s steady mortgage paydown or upgrades you’ve made over time, you’ve accumulated equity in your property—and a home equity loan lets you tap a piece of it.
The lender deposits the full loan amount into your account in one shot, and how you use it is entirely up to you, with some common examples including settling expensive credit card balances, building a backyard pool, or putting money toward a separate property purchase. Repayment happens through equal monthly payments over a term that can extend to three decades.
How HELOCs work
A HELOC draws on your home’s equity in much the same way a home equity loan does, but rather than one deposit, you’re given a revolving credit line to use as needed.
It operates a lot like a credit card: Borrow only what’s necessary while the remainder sits available on your line. Interest applies exclusively to the balance you’ve drawn at any given time.
HELOCs are structured around two separate phases:
- The “draw” period – It begins right when the loan is finalized and can extend up to 10 years, depending on your lender. During this stretch, borrowing and repaying against your credit line is largely unrestricted.
- The “repayment” period – Once this phase ends, further borrowing isn’t allowed, and you must begin paying off whatever balance is left (either as a lump sum or through consistent monthly payments).
What is the advantage of borrowing from your home equity?
There’s a handful of reasons pulling from your home’s equity might make financial sense.
For one, home equity loans typically beat unsecured personal loans on interest rates, since collateral-backed debt is priced more favorably than debt without it. Going this route instead of an unsecured personal loan could translate into real savings on interest.
Additionally, the borrowing ceiling tends to be much higher. Personal loans usually max out near $100,000, whereas a home equity loan or HELOC could get you approved for a considerably larger sum, depending on your amount of equity.
What are the risks associated with borrowing from your home equity?
Still, the advantages don’t automatically make this the right choice for everyone. Home equity borrowing ranks among the riskier financing paths, since defaulting can ultimately mean losing your property.
Your home serves as collateral the moment you borrow against its equity. Fall too far behind, and your lender can force a sale to recover what’s owed. That leaves you potentially without a home and still in debt if the proceeds fall short. A prolonged credit hit would also follow, hampering future mortgage prospects.
Opening one of these loans isn’t free, either. Origination fees, credit pulls, appraisals, and paperwork typically add up to 2% to 5% of your total borrowed amount in closing costs.
The takeaway
If you want budget-friendly financing, particularly to grow your net worth or knock down costly debt, leaning on your home’s equity could be a wise move. Tracking home equity loan and HELOC rates regularly helps you time your application well.
Don’t overlook the substantial risk attached to falling behind, though: Losing your home is possible, and you might still owe a balance after foreclosure if the sale doesn’t fully cover it.
With an honest evaluation of your finances and a workable repayment strategy in place, a home equity loan or HELOC can function as a 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.
