#heloc-calculator-pro {
font-family: -apple-system, BlinkMacSystemFont, "Segoe UI", Roboto, Oxygen-Sans, Ubuntu, Cantarell, "Helvetica Neue", sans-serif;
max-width: 800px;
margin: 20px auto;
color: #333;
line-height: 1.6;
border: 1px solid #e1e1e1;
border-radius: 8px;
background-color: #ffffff;
overflow: hidden;
}
.heloc-header {
background-color: #004a99;
color: #ffffff;
padding: 25px;
text-align: center;
}
.heloc-header h2 {
margin: 0;
color: #ffffff;
font-size: 24px;
}
.heloc-container {
padding: 30px;
}
.input-grid {
display: grid;
grid-template-columns: 1fr 1fr;
gap: 20px;
margin-bottom: 25px;
}
@media (max-width: 600px) {
.input-grid { grid-template-columns: 1fr; }
}
.input-group {
display: flex;
flex-direction: column;
}
.input-group label {
font-weight: 600;
margin-bottom: 8px;
font-size: 14px;
}
.input-group input {
padding: 12px;
border: 1px solid #ccc;
border-radius: 4px;
font-size: 16px;
}
.calc-button {
background-color: #28a745;
color: white;
border: none;
padding: 15px 30px;
font-size: 18px;
font-weight: bold;
border-radius: 4px;
cursor: pointer;
width: 100%;
transition: background 0.3s;
}
.calc-button:hover {
background-color: #218838;
}
.result-box {
margin-top: 30px;
padding: 20px;
background-color: #f8f9fa;
border-radius: 8px;
border-left: 5px solid #004a99;
display: none;
}
.result-item {
display: flex;
justify-content: space-between;
margin-bottom: 10px;
padding-bottom: 10px;
border-bottom: 1px style #eee;
}
.result-item:last-child { border-bottom: none; }
.result-label { font-weight: 500; color: #555; }
.result-value { font-weight: 700; color: #004a99; font-size: 1.1em; }
.heloc-article {
padding: 30px;
border-top: 1px solid #eee;
background-color: #fff;
}
.heloc-article h3 { color: #004a99; margin-top: 25px; }
.heloc-article ul { padding-left: 20px; }
.heloc-article li { margin-bottom: 10px; }
.highlight { color: #d9534f; font-weight: bold; }
function calculateHELOC() {
var homeValue = parseFloat(document.getElementById('homeValue').value);
var mortgageBalance = parseFloat(document.getElementById('mortgageBalance').value);
var ltvLimit = parseFloat(document.getElementById('ltvLimit').value);
var creditScore = parseInt(document.getElementById('creditScore').value);
var resultDiv = document.getElementById('helocResult');
if (isNaN(homeValue) || isNaN(mortgageBalance) || isNaN(ltvLimit) || homeValue <= 0) {
alert("Please enter valid positive numbers for home value, mortgage, and LTV limit.");
return;
}
// Calculations
var totalEquity = homeValue – mortgageBalance;
var ltvDecimal = ltvLimit / 100;
var cltvLimitAmount = homeValue * ltvDecimal;
var maxHelocAmount = cltvLimitAmount – mortgageBalance;
// Handle negative results
if (maxHelocAmount < 0) {
maxHelocAmount = 0;
}
// Formatting currency
var formatter = new Intl.NumberFormat('en-US', {
style: 'currency',
currency: 'USD',
minimumFractionDigits: 0,
maximumFractionDigits: 0,
});
// Update UI
document.getElementById('totalEquity').innerText = formatter.format(totalEquity);
document.getElementById('cltvAmount').innerText = formatter.format(cltvLimitAmount);
document.getElementById('maxHeloc').innerText = formatter.format(maxHelocAmount);
// Message logic
var message = "";
if (creditScore 90) {
message = "Note: Very few lenders offer LTV limits above 90%. Expect higher interest rates for high LTV lines.";
} else if (maxHelocAmount === 0) {
message = "Your current mortgage balance is higher than the allowed LTV limit. You may not currently qualify for a HELOC.";
} else {
message = "This estimate is based on the data provided. Actual terms depend on appraisals and full credit underwriting.";
}
document.getElementById('helocMessage').innerText = message;
// Show Results
resultDiv.style.display = 'block';
resultDiv.scrollIntoView({ behavior: 'smooth', block: 'nearest' });
}
HELOC (Home Equity Line of Credit) Calculator
Estimate your borrowing power based on your home's equity
Total Home Equity:
$0
Max Combined Loan-to-Value (CLTV):
$0
Estimated HELOC Limit:
$0
Understanding Your HELOC Borrowing Power
A Home Equity Line of Credit (HELOC) is a flexible revolving credit line that uses your home as collateral. Unlike a standard home equity loan, which provides a lump sum, a HELOC allows you to withdraw funds as needed, much like a credit card with a lower interest rate.
How the HELOC Limit is Calculated
Lenders typically use a specific formula to determine how much you can borrow. The primary factor is the Combined Loan-to-Value (CLTV) ratio. Here is the breakdown:
- Step 1: Determine your home's current market value.
- Step 2: Multiply that value by the lender's maximum LTV percentage (usually 80% to 85%).
- Step 3: Subtract your existing mortgage balance from that number.
- The Result: The remaining amount is your potential HELOC limit.
Example Calculation
Imagine your home is worth $500,000 and you still owe $300,000 on your primary mortgage. If a lender allows an 80% CLTV:
- $500,000 x 0.80 = $400,000 (Maximum total debt allowed)
- $400,000 – $300,000 = $100,000 Available HELOC
Key Factors Affecting Approval
While equity is the most important factor, lenders also consider:
- Credit Score: Higher scores (720+) usually unlock higher LTV limits and lower interest rates.
- Debt-to-Income (DTI) Ratio: Lenders prefer your total monthly debt payments to be under 43% of your gross monthly income.
- Income Stability: Proof of steady employment or consistent revenue is required.
Pros and Cons of a HELOC
Pros: You only pay interest on what you actually use. It offers lower rates than personal loans or credit cards. It is excellent for ongoing projects like home renovations.
Cons: Since it is a variable-rate loan, your monthly payment can increase if interest rates rise. Most importantly, your home serves as collateral; failure to pay could lead to foreclosure.