Free tool
Home equity calculator
Work out a homeowner’s equity, loan-to-value and usable equity at the maximum LTV a lender might allow, with optional net proceeds if they sold. Every assumption is written on the sheet. Print or save it as a client handout. An estimate, not an appraisal or lending offer. Everything stays in your browser — nothing you type is sent or stored.
Like quick, simple tools? Kadapt turns listing photos into short video reels.
How the numbers are worked out
Equity is the home value minus the mortgage balance minus any other loans against the home. Combined loan-to-value (CLTV) is those debts divided by the value. Usable equity is the value times the assumed maximum combined LTV you choose, minus the debts already there: it is the room left under that cap, and it shows as zero if the cap is already used. If you enter selling costs, net proceeds are the value less those costs, less the debts.
Assumptions to say out loud
- Value: the figure you type, not an appraisal. A lender’s appraisal can come in lower.
- Assumed maximum combined LTV: 80% is the example default. Ask the lender for its actual limit; income, credit, appraisal and other requirements also affect eligibility.
- Selling costs: a flat percentage of the sale price. Taxes, repairs and concessions are not included.
- Not included: lender fees, interest on any new borrowing, and what the money would be used for.
Using it with clients
- Run it with a recent comparable-sales value, then again with a lower value to show a cautious case.
- Show the usable equity row as a ceiling, not a promise: the lender decides.
- Print the sheet and point out that net proceeds are what is left after selling costs and debts, before tax.
Related: the seller net sheet calculator, the refinance break-even calculator, the mortgage payment calculator and the rest of the free tools for real estate agents.
Related tools for buyers and investors: home affordability calculator, rent vs buy calculator and home buyer closing cost estimator.
Guide: How to explain home equity and refinance break-even to past clients.
Enter the outstanding drawn HELOC balance here, not an unused credit limit. Lenders may assess the full HELOC limit and property value differently when underwriting; this is a current-equity planning estimate. See Fannie Mae’s combined loan-to-value explanation (checked October 8, 2026).
Borrowing against equity? Compare a fixed-rate lump-sum payment with the home equity loan calculator, or a revolving line with the HELOC calculator.
Common questions
What is home equity?
Home equity is what the home is worth minus what is owed against it: the mortgage balance plus any second mortgage or home equity line. If a home is worth $450,000 and $280,000 is owed, equity is $170,000. It is an estimate: the value is whatever figure you enter, not an appraisal.
What is combined loan-to-value (CLTV)?
Combined loan-to-value is all debt secured against the home divided by its estimated value, including the mortgage and any second mortgage or HELOC. $280,000 total debt on a $450,000 home is 62.2% CLTV. LTV for a single loan uses only that loan balance.
What is usable equity?
Here usable equity means estimated room under the combined loan-to-value cap you enter: home value times that cap, minus all debt already secured against the home. It shows as zero if the cap is already used. The 80% default is an example assumption, not a lender limit or approval; confirm the actual cap and other eligibility requirements with a lender.
How are net sale proceeds estimated?
Value minus the selling costs percentage you enter (agent fees, transfer taxes and closing costs), minus the mortgage and any other liens. It does not include capital gains tax, repairs, concessions or moving costs. Clear the selling cost box to leave this section out.
Is this an appraisal or a lending offer?
No. It is an estimate from the numbers you type. A lender will order an appraisal and apply its own limits, credit checks and fees. Treat the figures as a starting point for a conversation, not an offer or a promise to lend.
Where does the home value come from?
From you. Use a recent comparable-sales analysis or a broker price opinion if you are an agent, or an appraisal if one exists. An online estimate can be far off, so try a lower value to test a cautious case.
Does the calculator save what I enter?
No. Values, names and contact details stay in your browser and are not sent to Kadapt, stored, or used in analytics. The only thing counted is that someone pressed the print, PNG or copy button, never what was on the sheet.