One of the major advantages of owning a home is the ability to build equity – which represents the portion of your property that you truly own. Home equity can serve as a valuable financial resource, enabling you to purchase another property, fund home improvements that enhance its market value, or settle outstanding debts. So, how exactly do you determine the amount of home equity you've accumulated?

In this comprehensive Redfin guide, we will detail all the essential calculations you should understand, explore various methods to access your home equity, and provide crucial information if you're considering selling your property. Whether you own a single-family home in Sacramento, California, or a condominium in Baltimore, Maryland, here is your complete guide to calculating home equity accurately. 

Key takeaways

• Home equity represents the actual ownership stake you have in your property.

• You can access your home equity through financial products like a home equity loan or a home equity line of credit (HELOC).

• You can determine your home equity using this straightforward formula: current market value of your home – remaining mortgage balance

What is home equity?

Home equity refers to the percentage of your property that you genuinely own outright. Essentially, this represents the portion of your home that you've successfully paid off through your mortgage payments over time. 

How is home equity calculated?

Home equity is determined by subtracting the outstanding balance on your mortgage from your property's current market value. However, you'll need to gather some specific information first. Here are the detailed steps to follow:

Step 1: Find your home's current market value

The initial step in calculating your home equity involves determining your property's current market value. The original purchase price of your home may differ significantly from its current worth. To accurately calculate your home equity, you'll need the most recent and reliable estimate of your property's value. For instance, you can utilize online tools to determine your home's current market value. 

You can obtain this information by entering your home address into the search field on Redfin.com, then reviewing the detailed property page. An estimated value of your home, known as the Redfin Estimate, appears alongside the last recorded sale price. Alternatively, you can consult with a qualified real estate professional to discuss and determine your home's current market value.

Step 2: Find your mortgage balance

After establishing your home's current market value, you'll need to identify your current mortgage balance. This information should be clearly stated on your most recent mortgage statement. If your mortgage lender provides an online portal for payment management, you can typically find this balance information there as well.

Step 3: Subtract the two to determine your home equity

Once you have both your home's current market value and your remaining mortgage balance, you'll subtract the mortgage balance from the property value to calculate your home equity. For this illustrative example, let's assume your home is valued at $500,000 and you have $300,000 remaining on your mortgage. You would subtract $300,000 from $500,000 to determine your home equity:

$500,000 – $300,000 = $200,000

In this scenario, your home equity amounts to $200,000. 

Step 4: Calculate how much you can borrow

The subsequent step after determining your home equity is to calculate the maximum amount you can borrow against it. While you cannot borrow the full equity amount, most financial institutions permit borrowing up to 80% of your home's appraised value. Using the same example, with your home valued at $500,000, you would multiply this figure by 0.8 and then subtract your remaining mortgage balance to determine your borrowing capacity.

$500,000 x 0.8 = $400,000

$400,000 – $300,000 = $100,000

In this situation, you may be eligible to borrow up to $100,000 against your home equity. 

Step 5: Calculate your loan-to-value ratio (LTV)

A crucial calculation for understanding your home equity position is the loan-to-value ratio (LTV). LTV represents the relationship between your current mortgage balance and your home's appraised value. This percentage is calculated by dividing your current mortgage balance by the appraised value and multiplying the result by 100. Lenders utilize this percentage to assess the risk associated with providing you additional financing.

Using our previous example, your home is worth $500,000 and you have $300,000 remaining on your mortgage. 

$300,000 / $500,000 = 0.6 x 100 = 60% 

In this example, your LTV would be 60%. Your LTV will naturally change over time as you continue making mortgage payments and reduce your principal balance. 

Step 6: Calculate your combined loan-to-value ratio (CLTV)

The final important calculation for homeowners interested in accessing their home equity is the combined loan-to-value ratio (CLTV). The CLTV compares your home's total value against your existing mortgage balance plus any additional loans you're seeking to obtain. 

Using the same scenario as above, your home is valued at $500,000, you have $300,000 remaining on your mortgage, and you're considering a $60,000 home equity line of credit. 

$300,000 + $60,000 = $360,000

$360,000 / $500,000 = 0.72 x 100 = 72%

After performing this calculation, the CLTV would be 72%. Most lending institutions prefer to see a CLTV below 85% when approving lines of credit or additional loans.

How to access your home equity

If you wish to utilize your home equity, there are several established methods available. You can access your equity through home equity loans, home equity lines of credit (HELOC), and cash-out refinancing options. 

Home equity loans

A home equity loan provides you with a single lump sum payment that you repay over a predetermined period, typically ranging from 5 to 15 years. These loans generally feature fixed interest rates, and you'll pay interest on the entire borrowed amount. Your monthly payments will vary based on the total amount borrowed. A home equity loan can be an excellent choice if you require a specific, predetermined amount of funding.

Home equity line of credit (HELOC)

Commonly referred to as a HELOC, a home equity line of credit allows you to withdraw funds as needed during a specified time frame (known as the draw period). Draw periods typically extend from 5 to 25 years, with the repayment phase commencing immediately afterward. This arrangement means you only repay the amount you actually borrow, plus interest on that specific sum. 

HELOCs offer the advantage of flexible borrowing schedules, but interest rates can fluctuate monthly, and funds may be frozen without advance notice if your home's value declines significantly. This type of financing works best when you need varying loan amounts for multiple projects or when you're uncertain about the exact amount you need to borrow. 

Cash-out refinance

A cash-out refinance operates differently, as it involves replacing your current mortgage with a new, larger mortgage loan. You receive a lump sum representing the difference between the two loan amounts. Interest rates for cash-out refinances are typically lower than those for home equity loans or HELOCs. However, if your existing mortgage has a favorable interest rate and your new mortgage carries a significantly higher rate, you could end up paying more over the loan's lifetime. 

Common reasons to tap into your home equity

Homeowners typically access their home equity for several common purposes, whether through loans or HELOCs. These are among the most frequent reasons:

• Finance home renovation projects to enhance your property's market value

• Utilize the funds to invest in other investment opportunities

• Cover educational expenses for college or advanced degrees, particularly when interest rates are lower than student loan rates

• Settle other outstanding debts, such as automobile payments, credit card balances, or student loans

• Establish or supplement an emergency savings fund

How much equity do I need to sell my home?

If you're contemplating selling your property, it's wise to understand how much equity you possess. Ideally, you should have sufficient equity to cover real estate commissions, any existing liens, and standard closing costs. If your equity falls short of covering these expenses, you'll need to provide additional funds from other sources to complete the transaction. 

If you have negative equity in your home due to missed mortgage payments, you might face foreclosure proceedings. Foreclosure can significantly damage your credit rating, so you may want to consider a short sale if this situation applies to you. However, your mortgage lender must approve a short sale arrangement, so it's advisable to communicate with them as soon as possible. 

What happens to your home equity when you sell?

When you decide to sell your property, any accumulated equity will be distributed to you in cash form. However, the proceeds from your home sale must first cover the following expenses:

• Outstanding mortgage balance and any additional property liens

• Transaction-related fees including real estate commissions, property and transfer taxes, and homeowners association fees

• Any additional fees you agreed to cover as part of seller concessions

Once these financial obligations are satisfied, you'll receive the remaining profits, which you can allocate toward any other purposes you choose.

FAQs about home equity

Can you have negative equity?

Yes, negative equity is possible. With conventional mortgage loans, your home equity typically increases over time. However, with negative-amortizing loans – where monthly payments are lower than the accruing interest – your equity can decrease over time as your outstanding balance grows. Home equity also fluctuates according to current market conditions, such as when your property's value declines.

Can you increase your home equity?

Yes, you can actively work to enhance your home equity by performing maintenance and implementing modern upgrades. There are numerous effective strategies to increase your home's value, whether you're planning major renovations or minor cosmetic improvements. 

How soon after buying a home can I access home equity?

Generally, lenders prefer that you accumulate at least 20% equity in your home before applying for a home equity loan or HELOC. Your ability to access home equity depends on factors such as your initial down payment, local property values, and any value-enhancing improvements you've made to your property.

Do home prices affect your home equity?

Yes, home prices significantly influence your home equity in both positive and negative ways. For instance, if property values are rising in your neighborhood or you've made valuable enhancements to your home, your property's value can increase accordingly. When your home's value increases, it naturally boosts your accumulated home equity.

Conversely, if property values in your area decrease, your home equity can also diminish. Factors contributing to declining home values include unfavorable market conditions, excessive or poorly executed construction projects, increased foreclosure rates, and natural disasters, among other considerations. Certain home improvement projects or overspending on renovations may also reduce your home's value – particularly if they don't add substantial value to the property. 

What happens if I have PMI?

If you have a conventional mortgage and made a down payment of less than 20%, you're probably paying private mortgage insurance (PMI). If you've reached the point where PMI payments are no longer required, typically at 20% equity, it won't affect your eligibility for a home equity loan or HELOC. Generally, lenders automatically cancel PMI when your LTV reaches 78%, or you can request cancellation at 80% LTV.