How Big of a HELOC Can I Get? Maximum Funding Limits Explained

A home equity line of credit (HELOC) lets you tap into your home’s equity when you need extra cash. But how big of a HELOC can you actually get?

Most lenders allow you to borrow up to 85% of your home’s value, minus your remaining mortgage balance. But your actual limit depends on other factors too. Here’s how to calculate your borrowing power, compare lender limits, and increase your chances of qualifying for a larger HELOC.

Table of Contents

1. What determines your maximum HELOC amount?
2. How to calculate your maximum HELOC amount
3. HELOC limits by lender: How much can you borrow?
4. Why you might get less than the maximum HELOC amount
5. How to get a bigger HELOC
6. How to increase your current HELOC’s limit
7. What to do if your HELOC limit isn’t big enough
8. FAQ

What determines your maximum HELOC amount?

Your HELOC limit depends on how much equity you have, your financial profile, and lender policies. Here’s what affects how much you can borrow:

• Loan-to-value ratio (LTV). Lenders typically let you borrow up to 85% of your home’s value after subtracting your mortgage. Some lenders have higher or lower limits.
• Credit score. Many lenders require a FICO score of at least 620 to qualify, but you may need a score of 700 or higher to qualify for the maximum HELOC amount.
• Debt-to-income ratio (DTI). Your DTI measures how much of your income goes toward debt payments. Most lenders prefer a DTI below 43%. Stricter lenders may require a lower ratio for higher loan amounts.
• Lender policies. Some banks set hard caps on HELOC amounts, regardless of how much equity you have. Common limits range from $250,000 to $500,000, but some lenders go up to $1 million or more.
• Property type and location. Lenders may set lower HELOC limits for investment properties, condos, and second homes.

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Home Equity Loan and Line of Credit Requirements

How to calculate your maximum HELOC amount

You can estimate your HELOC limit using a simple formula:

(Home value × Max LTV) − Current mortgage balance = Potential HELOC amount

Here’s an example:

• Home value: $400,000
• Max LTV: 85% (varies by lender)
• Current mortgage balance: $200,000

(85% × $400,000) − $200,000 = $140,000 available HELOC

So you could qualify for a HELOC of up to $140,000, depending on the lender’s policies and your financial profile.

Some lenders have HELOC calculators on their websites to help estimate your borrowing limit. You can also check out our HELOC calculator to run your own numbers and see how much you might qualify for:

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HELOC Calculator: How Much Can You Borrow?

HELOC limits by lender: How much can you borrow?

Many lenders cap their LTV ratios at 80% or 85%. However, some go higher or lower depending on risk tolerance.

Here is a comparison of HELOC limits from major lenders:

HELOC lender	Max. LTV	Max. HELOC amount	Min. credit score
Figure	95%	$400,000	640
Aven	89%	$250,000	620
FourLeaf Federal Credit Union	75% (for intro rate)	$500,000 (for intro rate)	720 (for intro rate)
Bank of America	85%	$1 million	Not disclosed
U.S. Bank	60% (for best rate)	$750,000 (Up to $1 million in California)	660

Ready to borrow? Compare our list of the best HELOC lenders to find one that fits your needs.

Why you might get less than the maximum HELOC amount

Even if you have the LTV needed for a HELOC, lenders may approve you for less than the maximum amount. Here’s why:

Property type restrictions

Lenders often limit HELOC amounts on investment properties, vacation homes, and condos due to higher risk.

👉 Example: At Bank of America, the maximum LTV for primary residences is 85%, while second homes max out at 80% LTV.

Local market trends

If home values in your area are declining, lenders may lower their LTV limits to reduce risk. Likewise, if interest rates rise, you might qualify for a smaller loan amount because your monthly payments will increase. 

Lender-specific risk policies

Some lenders have hard caps on borrowing limits regardless of your financial profile. Others offer their best HELOC rates only to borrowers with strict credit and LTV requirements.

👉 Example: U.S. Bank offers the lowest HELOC rates for borrowers with a 60% LTV or lower, a FICO score of 730 or higher, and a personal U.S. Bank checking account. If you don’t meet these requirements, your approved HELOC limit may be lower, or your interest rate may be higher.

Appraisal issues

Your HELOC approval depends on your home’s appraised value. If an appraisal comes in lower than expected, your available equity decreases, which means you’ll qualify for a smaller HELOC.

👉 Example: At Figure, home values are determined using independent data sources and automated valuation models. If their valuation differs from what you expect, it could affect your approved HELOC amount.

Debt-to-income ratio (DTI)

Even if you have strong home equity, a high DTI could limit how much lenders are willing to offer.

👉 Example: To qualify for an introductory HELOC rate at FourLeaf Federal Credit Union, borrowers must have:

• A DTI low enough to meet program requirements
• A minimum VantageScore of 720
• A maximum CLTV of 75%

If your DTI is too high, the lender may reduce your HELOC limit or deny the application altogether.

In my experience, clients with a strong financial profile and substantial home equity are more likely to qualify for a high HELOC limit. They maintain a reliable income, live within their means, uphold an excellent credit score, and keep their debt-to-income ratio (DTI) below 40%. They often have significant emergency funds, retirement savings, and other investments.

To improve the chances of securing a large HELOC payout, make extra mortgage payments when possible, avoid excessive refinancing that reduces equity, build a solid credit history while minimizing new credit applications, and reduce or eliminate other debt obligations before applying.

How to get a bigger HELOC

If your HELOC offer is lower than expected, you may be able to increase your borrowing power by improving your credit profile, home equity, or lender choice. Here’s how to boost your approval odds:

1. Boost your credit score

A higher credit score can help you qualify for better LTVs and a larger credit line. Although many lenders require a minimum score of 620, those with 700 or higher may get higher limits and lower interest rates.

👉 Example: At U.S. Bank, borrowers with a VantageScore of 730 or higher are more likely to qualify for the best rates and higher HELOC limits.

How to improve:

• Pay down debt to lower your credit utilization.
• Make on-time payments to boost your score over time.
• Avoid opening new credit accounts before applying for a HELOC.

2. Lower your debt-to-income ratio (DTI)

Lenders prefer a DTI below 43% for HELOCs, but stricter lenders may require lower ratios for larger HELOCs.

How to improve:

• Pay down credit card balances.
• Increase income.
• Refinance high-interest debt before applying.

3. Increase your home’s appraised value

Since HELOCs are based on home equity, a higher appraised value can mean a bigger credit line.

How to increase your home’s value before an appraisal:

• Upgrade high-impact areas like kitchens and bathrooms.
• Improve curb appeal with fresh paint and landscaping.
• Fix any visible issues that could lower your appraisal value.

4. Choose a lender with higher LTV limits

If one lender offers a lower HELOC than expected, another may approve you for a higher amount.

👉 Example: Figure allows up to 95% LTV, while Bank of America’s is 85% for most primary residences. That can result in a major difference in borrowing potential.

5. Wait and build more equity

If you don’t need a HELOC immediately, making extra mortgage payments or waiting for home values to rise could increase your borrowing limit.

Ways to build equity:

• Make extra mortgage payments to reduce your loan balance.
• Wait for home values to rise in your area.
• Avoid borrowing against your equity too often.

How to increase your current HELOC’s limit

If you want to raise your HELOC limit, start by contacting your current lender to ask if they allow credit line increases. If they do, you’ll likely need to submit a formal request and undergo a financial review, including a credit check, updated income documentation, and a new home appraisal.

Your lender will reassess your equity, debt-to-income ratio, and creditworthiness before approving a higher limit.

Keep in mind that some lenders charge appraisal or processing fees for these processes. If your request is denied, consider refinancing your HELOC or switching to a lender with higher LTV allowances.

What to do if your HELOC limit isn’t big enough

If your HELOC offer falls short of your needs, you still have options. You can combine a HELOC with other financing or explore alternatives that offer a larger loan amount.

Option 1: Combine a HELOC with other financing

Sometimes, pairing a HELOC with another financing option can help you access the full amount you need.

• Use a personal loan. A personal loan can fill the gap if your HELOC doesn’t cover everything. These are unsecured, so they don’t require home equity but may have higher interest rates.
• Leverage a 0% rate credit card. For smaller expenses, a credit card with a 0% promotional rate could help, especially if you can pay it off before the promo expires.

Option 2: Look into HELOC alternatives

If a HELOC doesn’t provide enough borrowing power, these alternatives might be a better fit:

• Home equity loan. A home equity loan is a lump-sum alternative to a HELOC, with fixed rates and set monthly payments. This is great if you need a specific amount upfront.
• Cash-out refinance. If you have significant equity, refinancing your mortgage could give you access to more cash at a lower rate than a HELOC.
• Reverse mortgage. For homeowners aged 62 and older, a reverse mortgage allows access to home equity without monthly payments.

FAQ

What is the maximum you can borrow on a HELOC?

The maximum you can borrow on a HELOC depends on your home’s appraised value, your equity amount, and your creditworthiness. Lenders might allow you to borrow up to 95% of your home’s value minus any outstanding mortgage balance, but 80% to 85% is more common. 

Some lenders set HELOC maximum limits. Our research indicates that the highest limit available is $1 million, with many lenders having lower maximums of $400,000 or $500,000.

Can I get a $500,000 HELOC?

Yes, it’s possible if your home’s value is high enough and you’ve built sufficient equity. Generally, to qualify for a HELOC with such a high limit, you’d need a home valued well above $500,000, a strong credit profile, and a low DTI.

How is a $50,000 home equity loan different from a $50,000 home equity line of credit?

A $50,000 home equity loan provides a lump sum at a fixed interest rate and repayment terms, making your monthly payments predictable. This option can be ideal if you need a one-time infusion of cash for a specific expense because it gives you a clear repayment schedule and budgeting certainty.

In contrast, a $50,000 HELOC functions more like a credit card, offering a revolving line of credit you can draw from as needed during the draw period. Interest is usually variable and is charged only on the amount you use. HELOCs offer more flexibility for ongoing or variable expenses, but the variable rates can mean your payments might change over time.

Can you increase the amount of an existing HELOC?

Yes, you can sometimes increase the amount of your HELOC if your home’s value has risen or if you have built more equity since you opened the account. To request an increase, you’ll typically need to reapply with your lender, which may involve a new appraisal and a review of your current financial situation.

Can a bank lower your HELOC limit?

Yes, a bank can lower your HELOC limit under certain circumstances. If the value of your home declines or if your financial situation changes—for example, if your credit score or income drops—the lender may decide to reduce your credit line to manage risk. Banks periodically review HELOC accounts and may adjust limits based on updated market conditions and your financial profile.

Some HELOC agreements also include clauses that allow lenders to modify the credit limit if specific conditions are met. It’s important to understand your loan agreement and maintain a strong financial profile to help protect against unexpected reductions.

Can you get a HELOC with less than 20% equity?

Many lenders require at least 20% equity in your home to qualify for a HELOC, but several might approve you for a HELOC with less equity.

The table below shows several lenders’ minimum equity requirements. Our team’s best overall HELOC lender, Figure, allows a max LTV of 85%—meaning you might be able to borrow with 15% equity or more.

Lender	Equity required	Our rating
Figure	15%	4.9/5
Aven	11%	4.8/5
FourLeaf Federal Credit Union	15%	4.7/5
Spring EQ	10%	4.1/5
Navy Federal Credit Union	0%	3.9/5
Lower	5%	3.7/5
Prosper	5%	3.6/5