If your home is worth $200,000, how much equity you can tap depends mostly on how much you still owe and your lender cap. The first table assumes a common 85% combined loan-to-value (CLTV) cap and shows the borrowing room at different mortgage balances.
| Mortgage balance | Equity you hold | Est. you could borrow |
|---|---|---|
| $80,000 (40% of value) | $120,000 | $90,000 |
| $100,000 (50% of value) | $100,000 | $70,000 |
| $120,000 (60% of value) | $80,000 | $50,000 |
| $140,000 (70% of value) | $60,000 | $30,000 |
For example, on a $200,000 home with a mortgage at 60% of value you would hold $80,000 of equity and could borrow roughly $50,000 with a HELOC or home equity loan — before credit, income and lender rules are applied.
Borrowing power by lender cap (owing $120,000)
Lenders differ on how high they let your combined loan-to-value go. On a $200,000 home with $120,000 owed:
| CLTV cap | Max total debt allowed | New borrowing |
|---|---|---|
| 80% | $160,000 | $40,000 |
| 85% | $170,000 | $50,000 |
| 90% | $180,000 | $60,000 |
Frequently asked questions
How much equity can I borrow on a $200,000 home?
Up to your lender CLTV cap (often 80 to 90% of value) minus your mortgage balance. The tables above show the room at each level.
Do I need to owe less to borrow more?
Yes — the less you owe, the more of the cap is free to borrow. A higher home value or a higher cap also help.
Get your exact number
Plug your real balance and lender cap into the home equity calculator, check your loan-to-value ratio, or see the borrowing-power study.
Related
Other home values: $250,000 · $300,000 · $350,000 · $400,000 · $500,000 · $600,000 · $750,000 · $1,000,000