See how much equity you can access now. Include mortgages, liens, and estimated closing costs. Compare LTV limits and keep a prudent safety margin.
| Property Value | Mortgage | Other Liens | LTV Limit | Closing Costs | Buffer | Net Available (Est.) |
|---|---|---|---|---|---|---|
| $300,000 | $190,000 | $0 | 80% | $2,000 | $5,000 | $43,000 |
| $450,000 | $260,000 | $10,000 | 85% | $3,000 | $10,000 | $99,500 |
| $600,000 | $420,000 | $0 | 75% | $4,000 | $0 | $26,000 |
| $275,000 | $150,000 | $8,000 | 90% | $2,500 | $7,500 | $79,500 |
| $800,000 | $520,000 | $25,000 | 80% | $5,000 | $15,000 | $75,000 |
Equity starts with today’s market value minus all liens. In this calculator, total debt includes your primary mortgage, second mortgage, HELOC balance, and any other recorded liens. For example, a $400,000 property with $250,000 total liens has $150,000 gross equity before limits and fees. A payoff quote can differ due to daily interest.
Lenders commonly cap borrowing using a loan-to-value (LTV). The limit is calculated as Market Value × Max LTV%. If your value is $400,000 and the max LTV is 80%, the total allowable debt is $320,000. Subtract existing liens to estimate how much room is available for a cash-out refinance or new credit line. At 85% LTV, that cap becomes $340,000.
Available equity is not the same as cash in hand. Closing costs, appraisal, title, and origination charges reduce proceeds. Many borrowers also keep a safety buffer for repairs or emergencies. This tool subtracts your entered closing cost estimate and buffer from the borrowing room, producing a net available figure you can plan around. If costs are 2% of value, $400,000 implies about $8,000.
Small input changes can move results materially. A 5% LTV increase on $400,000 raises the cap by $20,000, while a $6,000 cost estimate reduces net proceeds dollar-for-dollar. Use the chart to compare multiple LTV levels and see how conservative versus aggressive targets affect the net number. If your liens total $250,000, net availability at 80% LTV and $8,000 costs is roughly $62,000 before any buffer.
Equity is one piece of affordability. Higher debt increases payments and can raise risk if home values soften. Consider your income stability, reserves, and expected holding period. If net available equity is near zero, focus on paying down balances or improving value before borrowing. When the net number is positive, verify lender guidelines and fees before committing, then re-run the calculator after receiving updated estimates.
It is the borrowing room created by your property value and a chosen LTV limit, minus existing liens, estimated closing costs, and any safety buffer you set.
Gross equity ignores lender LTV caps and transaction costs. If your current debt is already near the cap, or fees and buffer are large, the net amount you can access can shrink quickly.
Use a conservative target that matches your product guidelines and risk tolerance. Many cash-out products allow less than purchase loans. If unsure, start with 75–80% and compare scenarios in the chart.
Yes. Any outstanding HELOC balance reduces available equity because it is part of total liens. Enter the current drawn balance, not the credit limit, unless you plan to pay it off at closing.
Either works. If you only know a range, estimate 2–5% of property value, then adjust after you receive lender and title quotes. The calculator subtracts costs dollar-for-dollar from availability.
No. It is a planning estimate. Final availability depends on appraisal, payoff statements, underwriting rules, credit, income, and fees. Use this tool to prepare questions and sanity-check lender worksheets.
Important Note: All the Calculators listed in this site are for educational purpose only and we do not guarentee the accuracy of results. Please do consult with other sources as well.