Enter Details
How to use this calculator
- Enter your credit line and estimated home value.
- Adjust fees to match lender and title quotes.
- Add credits, points, and any extra percent fees.
- Press Calculate to see totals and breakdown.
- Download CSV or PDF for your records.
Formulas used
Example data table
| Scenario | Line | Home | Estimated costs |
|---|---|---|---|
| Conservative | $50,000 | $250,000 | $1,150 |
| Typical | $75,000 | $325,000 | $1,750 |
| Higher fees | $100,000 | $450,000 | $2,850 |
Insights
Typical closing range
HELOC closing costs often include appraisal, recording, title work, and lender fees. For a $50,000 line, a 1.0% origination fee adds $500. If the appraisal is $550 and recording is $120, those two items alone total $670. Adding a $250 title search and $45 credit report pushes the running total to $965 before any credits.
Percent fees matter
Percent based charges scale quickly with the line amount. One point equals 1% of the line, so 0.50 points on $75,000 equals $375. An additional 0.25% program fee would add $187.50. When comparing offers, small differences in percent fees can outweigh a few fixed fees, especially for larger lines.
Title insurance assumptions
Some areas price title insurance from home value, while others use loan or line size. If your home value is $325,000 and a 0.35% estimate is used, the modeled premium is $1,137.50. Switching to a fixed quote, such as $650, can change your totals materially. Use the percent option for quick planning, then replace it with a final settlement quote.
Credits versus cash
Lender credits reduce total closing costs dollar for dollar. A $600 credit can offset most of an appraisal or title search. If you finance costs into the line, the available credit decreases by the financed total. For example, $1,800 in costs financed into a $75,000 line leaves $73,200 available for draws, even though out of pocket cash at closing may be near zero.
Planning for comparisons
Use a consistent baseline to compare lenders: same line amount, same home value, and the same fee assumptions. Then change only one variable, such as origination percent or points. Export the breakdown to CSV for side by side comparisons. A clear breakdown helps you spot whether savings come from lower percent fees, higher credits, or simply shifting costs to an annual fee. Keep notes on waived fees, timing, and required draws to avoid surprises later.
FAQs
What costs are most negotiable?
Origination fees, points, and lender credits are commonly negotiable. Third party fees like recording or flood certification are usually fixed, but appraisal and title charges may vary by vendor.
Should I finance closing costs into the line?
Financing can reduce cash needed at closing, but it lowers your available credit immediately. It can also increase interest expense if you draw and carry the balance for long periods.
Why does title insurance use home value here?
This calculator offers a home value based estimate because many regions price title products from property value. If your area prices differently, switch to the fixed option and enter your quote.
Do lender credits have a downside?
Credits may be paired with a higher rate, points, or an annual fee. Compare the total cost over your expected borrowing horizon, not just the closing day number.
Are annual fees part of closing costs?
Sometimes yes, sometimes no. If the fee is charged at opening, include it. If charged later, you can exclude it from closing and track it separately for annual budgeting.
How accurate are the example scenarios?
They are illustrative planning figures, not quotes. Replace the defaults with your lender’s loan estimate and your title company’s settlement quote to match real costs.