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HELOC Payment Calculator

For a 20 year draw period, this calculator helps determine both your interest-only payments and the impact of choosing to make additional principal payments. Lenders typically loan up to 80% LTV, though lenders vary how much they are willing to loan based on broader market conditions, the credit score of the borrower, and their existing relationship with a customer.

For your convenience we publish current HELOC & home equity loan rates and mortgage rates below.

Current Mortgage Rates

The following table shows current 30-year mortgage rates. You can use the menus to select other loan durations, alter the loan amount, change your down payment, or change your location. More features are available in the advanced drop down

Homeowners: Leverage Your Home Equity Today

Our rate table lists current home equity offers in your area, which you can use to find a local lender or compare against other loan options. From the [loan type] select box you can choose between HELOCs and home equity loans of a 5, 10, 15, 20 or 30 year duration.

Rising Home Equity

After the Great Recession many United States homeowners were in negative equity, with 26% of mortgaged properties having negative equity in the third quarter of 2009. As of the end of the second quarter of 2018 only 2.2 million homes, or 4.3% of mortgaged properties remained in negative equity. CoreLogic estimated that in the second quarter of 2018 U.S. homeowners saw an average increase of equity of $16,200 for the past 12 months, while key states like California increased by as much as $48,000.

Through the middle of 2018 homeowners saw an average equity increase of 12.3%, for a total increase of $980.9 billion. This means the 63% of homes across the United States with active mortgages at the time had around $8.956 trillion in equity.

Rising Rates Before the COVID-19 Crisis

In the wake of the Great Recession on December 16, 2008 the Federal Reserve lowered the Federal Funds rate down to between 0.00% to 0.25%. Rates remained pinned to the floor until they were gradually lifted from December 2015 until present day. As the Federal Reserve increased the Federal Funds rate it has also lifted rates across the duration curve. The conventional 30-year home mortgage is priced slightly above the rate of the 10-year Treasury bond. As mortgage rates have risen, homeowners have shifted preference away from doing a cash-out refinance toward obtaining a home equity loan or home equity line of credit. Mortgage refinancing has high upfront cost & reprices the entire mortgage amount, whereas obtaining a HELOC or home equity loan keeps the existing mortgage in place at its low rate, while the homeowner borrows a smaller amount on a second mortgage at a higher rate. HELOCs & home equity lines also typically have much lower upfront costs & close faster than cash out refinancing.

The Impact of the COVID-19 Crisis

In Q2 of 2020 the United States economy collapsed at an annualized rate of 31.7%. In response to the crisis the Federal Reserve quickly expanded their balance sheet by over 3 trillion Dollars. In Q3 the economy boomed, expanding at an annualized rate of 33.1%. The Federal Reserve has remained accomodative, suggesting they are unlikely to lift interest rates through 2023. This has caused mortgage rates to drift down throughout the year.

Tax Implications of Second Mortgages

Prior to the passage of the 2017 Tax Cuts and Jobs Act homeowners could deduct from their income taxes the interest paid on up to $1,000,000 of first mortgage debt and up to $100,000 of second mortgage debt. The law changed the maximum deductible limit to the interest on up to $750,000 of total mortgage debt for married couples filing jointly & $375,000 for people who are single or maried filing separate returns.

The big change for second mortgages is what debt is considered qualifying. Prior to the 2017 TCJA virtually all second mortgages qualified. Now the tax code takes into consideration the usage of the funds. If a loan is used to build or substantially improve a dwelling it qualifies, whereas if the money is used to buy a car, pay for a vacation, or pay off other debts then it does not qualify.

Home Equity Payments.

Cash Out Refinance Boom After Covid

When rates are rising people tend to choose to get a second mortgage (HELOC or home equity loan) instead of refinancing their mortgage, but if rates fall significantly homeowers can save money by lcoking in new lower rates.

In October of 2020 Fannie Mae predicted 2020 would be a record year for mortgage volume with $4.1 trillion in loans and about 2/3 of the total market volume being refinances.

After lockdowns, social unrest and the work from home movement made working in small cramped city homes many wealthy people bought second homes away from major cities, putting a bid under rural and suburban housing.

Collapsing global interest rates in response to central bank intervention and record economic decline in Q2 of 2020 caused mortgage rates to fall throughout the year on through the 2020 presidential election, which caused a large refinance boom. Many large nonbank lenders which have been private for a decade or more chose to list their companies on the stock market in 2020 due to the record loan demand boom.

Decline in Refinance Activity

Easy money policies caused a signficant increase in home prices and homeowner equity. Inflation was believed to be transitory, though eventually it was deemed otherwise and the Federal Reserve raised rates at the fastest pace in history throughout 2022 and 2023. The rapid rise in interest rates caused the real estate market to freeze up as few people who purchased or refinanced at 3% or 4% could justify selling to buy again at a 7% mortgage rate.

Fall in Refinance Volume

"On the refinance side, only 407,956 mortgages were rolled over into new ones – the smallest amount this century. That was down 18 percent quarterly, 73 percent annually and 85 percent from the first quarter of 2021. The value of refinance packages was down 21 percent from the prior quarter and 74 percent annually, to $127 billion." - ATTOM Data

Increasing mortgage rates makes it more likely for homeowners to consider a HELOC versus refinancing their entire mortgage, since using a HELOC would allow them to retain the 3% or 4% APR they had on their first mortgage, while only paying a higher interest rate on the second mortgage.

Home Buyers May Qualify For Low Downpayment Home Loan Options

Explore conventional mortgages, FHA loans, USDA loans, and VA loans to find out which option is right for you.

Find Out What Loan You Qualify For & Get Pre-Approved Today

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