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HELOC Calculator by State | LTV Limits Guide

A Home Equity Line of Credit (HELOC) lets you borrow against your home's equity, but the maximum loan-to-value (LTV) ratio varies by state and lender. Most states allow combined LTV (first mortgage + HELOC) up to 80-85%, but some states like Texas have stricter limits due to homestead protection laws.

Texas is unique: the Texas Constitution caps HELOCs at 80% combined LTV for primary residences (homesteads), one of the strictest limits in the nation. California and Florida typically allow 80-85% combined LTV. Some states also limit fees, require specific disclosures, or restrict who can originate HELOCs.

Use the calculator below to estimate your HELOC borrowing capacity. Enter your home value and current mortgage balance to see how much equity you can access based on typical state LTV limits.

Loan Details

?The purchase price of the home you're considering buying.
?The amount you plan to pay upfront when purchasing the home.
?The annual interest rate on your mortgage loan.
?The length of your mortgage in years. Common terms are 15 or 30 years.
?The annual property tax rate as a percentage of home value.
?Annual homeowners insurance premium.
?Monthly homeowners association (HOA) fees, if applicable.
End of inputs

Results

Monthly Payment
$2,505.96

Total / month

Loan Amount
$320,000.00

After down payment

Total Interest
$408,140.64

Over 30 years

Monthly Payment Breakdown
Amortization Schedule
Payment Schedule
MonthPrincipalInterestBalance

360 months · Showing 0 rows

Key Insights
Over the life of this loan you'll pay $408,140.64 in interest — more than the principal itself. A shorter loan term or biweekly payments could dramatically reduce this cost.
Making one extra payment per year (about $168.55/month) could save approximately $92,703.42 in interest and pay off your loan 5.8 years earlier.
Your interest rate of 6.50% is in line with recent market averages. Shopping around with at least three lenders could still save you thousands over the life of the loan.
Your down payment of 20% or more means you avoid Private Mortgage Insurance (PMI) entirely — a saving of hundreds of dollars per month.
Your down payment of 20.00% is strong, giving you immediate equity in your home and helping you secure better loan terms.

Frequently Asked Questions

What is the maximum HELOC LTV in Texas?

Texas limits HELOCs to 80% combined loan-to-value (CLTV) on homestead properties under the Texas Constitution (Article XVI, Section 50). This means your first mortgage plus HELOC cannot exceed 80% of your home's appraised value. On a $400,000 home with a $200,000 first mortgage, the maximum HELOC is $120,000 (80% of $400K = $320K; $320K - $200K = $120K). Texas also limits fees to 3% of the HELOC amount and requires a 12-day cooling-off period.

What is the typical HELOC LTV in California and Florida?

California and Florida typically allow combined LTV up to 80-85%, depending on the lender. Some lenders offer 90% CLTV for borrowers with excellent credit (740+). On a $500,000 California home with a $300,000 first mortgage, an 85% CLTV allows a HELOC of up to $125,000 (85% × $500K = $425K; $425K - $300K = $125K). Lenders also consider credit score, debt-to-income ratio, and employment history.

Are HELOC interest rates the same in every state?

HELOC rates are typically variable and tied to the Prime Rate (currently ~8.5%), plus or minus a margin based on creditworthiness. Rates are generally similar across states since they're set by national lenders, but local credit unions and community banks may offer better rates. Some states (like Texas) restrict rate adjustments and fee structures, which can indirectly affect pricing. Compare offers from at least 3 lenders including credit unions.

Can I get a HELOC on an investment property?

Yes, but LTV limits are lower (typically 70-75%) and rates are 1-2% higher than on primary residences. Some states have additional restrictions. Texas does not allow HELOCs on investment properties (only on homesteads). In most other states, investment property HELOCs are available but require strong credit (700+), low DTI (under 43%), and significant equity. Consider a cash-out refinance as an alternative.

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