Is a HELOC a good idea?

A HELOC can be a good idea if used for home improvement projects that increase the value of your home. Because a HELOC lets you take out what you need when you need it, it’s best for ongoing projects or expenses. A HELOC is not a good idea if you don't have a steady income or a financial plan to pay off the loan. Since you use your home as collateral, if you fail to make the payments in full and on time, you risk losing your home.

Are HELOC rates fixed?

Like credit cards, HELOCs typically have variable interest rates, meaning the rate you initially receive may rise or fall during your draw and repayment periods. However, some lenders have begun offering options to convert all or part of your variable-rate HELOC into a fixed-rate HELOC, sometimes for an additional fee.

Is a HELOC tax deductible?

Interest paid on a HELOC is tax deductible as long as it’s used to “buy, build or substantially improve the taxpayer’s home that secures the loan,” according to the IRS. Interest is capped at $750,000 on home loans (combined mortgage and HELOC or home equity loan). So if you had a $600,000 mortgage and a $300,000 HELOC for home improvements on a house worth $1.2 million, you could only deduct the interest on the first $750,000 of the $900,000 you borrowed. If you are using a HELOC for any purpose other than home improvement (such as starting a business or consolidating high-interest debt), you cannot deduct interest under the tax law. A good way to do this is by taking advantage of prequalification forms, which let you see your potential rates and eligibility with a lender without impacting your credit score.

Which is better: A HELOC or a home equity loan?

Choosing between a HELOC and a home equity loan comes down to your financial situation, needs and priorities. A HELOC usually has a longer repayment period and allows you to take only the money you need, when you need it, so it's best for people who have ongoing expenses or those who prefer to pay back debt at their own pace. A home equity loan, on the other hand, offers more predictability in terms of monthly payments, since you'll receive a large sum of money upfront and pay it back in monthly installments with a fixed interest rate. Home equity loans are usually best for people who need a lump sum right away and want a predictable monthly payment.

Will a HELOC hurt my credit score?

Due to the fact that HELOCs are revolving lines of credit, they can impact, and even hurt, your credit. When you apply, typically the lender will run a hard inquiry to assess your creditworthiness, and that can have a small impact on your credit score. While a hard inquiry may cause your credit score to drop a few points, you should be able to recover those points if you make timely payments on your HELOC balance. That said, a HELOC will more significantly hurt your credit score if you fail to make on-time payments or if you miss payments altogether. You also run the risk of losing your home, since a HELOC uses it as collateral. Minimum requirements generally include a credit score of 620 or higher, a maximum loan-to-value ratio of 80 percent or 85 percent and a documented source of income.

Are HELOC interest rates higher than home equity or personal loans?

HELOC interest rates tend to be lower than interest rates for home equity loans and personal loans. However, HELOC rates also tend to be variable, meaning that rates could increase depending on decisions from the Federal Reserve. As rates continue to rise, a HELOC with a variable interest rate might be a riskier proposition for some.

Can you pay off a HELOC early?

Depending on your lender, you can pay off a HELOC early without being penalized. If you’d like to prepay, try to do it within the interest-only period so you avoid paying more during the repayment time frame. However, some lenders do charge prepayment penalties that could cost up to a few hundred dollars.

Current home equity line of credit (HELOC) rates for July 2025

Written by

Linda Bell,

Edited by

Troy Segal,

Reviewed by

Mark Hamrick,

Expert verified

Updated on Jul 17, 2025

The national average HELOC interest rate is 8.27% as of July 16, 2025, according to Bankrate’s latest survey of the nation’s largest home equity lenders.

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What are the current HELOC interest rates?

LOAN TYPE	AVERAGE RATE	AVERAGE RATE RANGE
HELOC	8.27%	4.99% - 12.25%

Average home equity line of credit (HELOC) rate

Bankrate’s National Average survey incorporates rate information from the 10 largest banks and thrifts in 10 large U.S. markets. Rates are calculated using a loan or credit line amount of $30,000, with a FICO score of 700 and a combined loan-to-value ratio of 80 percent for primary single-family detached homes.

Learn more: Understanding Bankrate’s rate averages

National HELOC interest rate trends - July 16, 2025

HELOC rates unchanged for fifth consecutive week

Maybe they think it’s too hot to move. HELOC rates remained the same for the fifth week in a row, with the average $30,000 line of credit at 8.27 percent, according to Bankrate’s national survey of large lenders.

Home equity lines of credit (HELOCs) have variable interest rates that fluctuate based on the prime rate, which in turn is tied to changes in Federal Reserve monetary policy. At its latest meeting in June, the Fed voted to leave interest rates steady, as it weighs inflation risks and the impact of President Trump’s tariffs on the economy. The next Fed meeting is taking place at the end of this month, July 29-30.

If you’re looking to finance a renovation and have equity to tap, a line of credit could be less expensive than a home improvement loan. It’d also save you from a cash-out refinance, which could mean giving up a low rate on your mortgage in exchange for a new one.

Ultimately, your decision on how to tap your home equity hinges upon your overall financial situation and what you're planning to use the money for, says Ted Rossman, senior industry analyst at Bankrate. “For example, if you really need to finance a new roof, a home equity loan or line of credit could be a viable option. If it's something more discretionary, maybe it makes sense to hold off until you can make that purchase without taking on debt.”

Ask the Experts

Is now the right time to get a HELOC?

Chris Carter

Sales Manager, Univest Home Loans

Now is an excellent time to secure a home equity line of credit. American homeowners possess record equity in their homes and most have the luxury of a low-rate primary mortgage they would like to remain intact. The HELOC allows for homeowners to leverage this equity for home improvement, debt consolidation, student loan financing, or other financial considerations without disturbing their existing mortgage. HELOCs are generally quick to secure and are typically far less expensive than their primary mortgage counterparts. - July 2

Wendy Morrell

Head of Relationship Retail, U.S. Bank

"The market is carrying record levels of tappable home equity, yet each homeowner’s situation is unique. A HELOC can offer flexibility for homeowners to manage overall finances, especially if there is a major life event or expense. If a homeowner is weighing home improvements versus moving, needs to consolidate debt or has a major life expenditure, a HELOC can be a productive solution, especially if a homeowner needs a limited or smaller amount of funds upfront." - July 2

Michael Brennan

President at Nationwide Mortgage Bankers

"It’s still a good time for prospective borrowers to consider a HELOC. We’re still not certain when or if interest rates will come down, depending on the Fed’s actions. Rather than waiting around for that to happen, I encourage people to explore and know their options. Utilizing a HELOC in a strategic way can help you reach your long-term financial goals by paying off debt, making home improvements to increase the value of your home and acting as a buffer in case of emergency." - July 2

Factors that determine your HELOC rate

Both your personal financial profile and economic/financing trends play a role in the HELOC rate you will ultimately receive. Factors include:

Federal Reserve policy: HELOC rates are usually based on the prime rate, which in turn reflects the Federal Reserve’s monetary policy moves. When the Fed raises or lowers interest rates, the prime rate follows, and your HELOC rate reflects the change.
Credit score: The higher your score, the better your rate. If your credit history shows on-time payments and low debt, lenders may offer you a lower interest rate.
Loan-to-value ratio: This is the amount you wish to borrow on your home versus your home’s worth, expressed as a percentage. The lower your LTV, the less risky the lender perceives you.
Loan type, amount & property: Bigger loans or longer repayment periods can come with higher rates, simply because they present more risk for the lender over time. Pulling equity from a second home or investment property is also considered riskier than borrowing against your primary residence, so expect to pay more if you’re doing so.
The lender you choose: Lender rates and terms can vary greatly. Many offer discounts to borrowers who already bank with them. Some lenders offer teaser rates on HELOCs–an especially low interest rate for a set time period.

How to get the best HELOC rate

If you’re interested in a HELOC, it pays to do your homework and to shop around. Rates and terms can vary more than you’d think, and a little prep can go a long way.

Check if you qualify: Before you start looking, make sure you meet lenders’ basic requirements for HELOCs. That usually means a good credit score, a solid and steady income, and sufficient home equity (at least a 15-to-20 percent stake).
Polish your finances: Boost your credit score by paying down credit cards, and paying off other big debts, like auto loans, if you’re close to the end of them anyway. Making extra mortgage payments allocated to your principal can also help build equity.
Compare at least three lenders: And don’t just look at the HELOC interest rate. Scrutinize all the closing costs and fees, whether upfront or ongoing. Then you’ll have a sense of your annual percentage rate (APR), the true cost of your loan.
Read the fine print: Not all HELOCs are created equal. Watch for hidden fees, prepayment penalties, and confusing terms. Be sure to check what the floor and ceiling are on the interest rate (the lowest and highest it can go). Note under what circumstances, if any, the lender can freeze or lower your credit line.

Best home equity line of credit (HELOC) rates in July 2025

LOAN TYPE	CREDIT LINE AMOUNT	TERM PERIOD	CURRENT APR
FourLeaf Federal Credit Union	Up to $1 million	10-year draw, 20-year repay	6.49% (for 12 months)
Rate	$25,000–$400,000	Up to 30 years	6.60%
Third Federal Savings	$10,000–$300,000	10-year draw, 30-year total repay period	6.99%
TD Bank	Starting at $25,000	10-year draw, 20-year repay	7.34%
BMO	$25,000-$150,000	10-year draw/ 20-year repay for variable-rate HELOC; 5–20-year repay for fixed-rate HELOC	7.67% (fixed) / 7.88% (variable)
Bank of America	$15,000–$1 million	10-year draw, 20-year repay	8.05% (6.49% - 6-month intro rate)
Connexus Credit Union	Starting at $5,000	15-year draw, 15-year repay	8.17% standard HELOC / 8.67% interest-only HELOC
Comerica Bank	$10,000–$500,000	30 years	8.25%

Note: The above APRs are current as of July 9, 2025. The exact APR you might qualify for depends on your credit score and other factors, such as whether you're an existing customer or enroll in auto-payments.

To determine this best HELOC rates list, we surveyed over 30 lenders offering home equity lines of credit. The top HELOC rates displayed here may be special introductory rates, and represent the lowest advertised APR (annual percentage rate) based on a borrower with a credit score of 700 or higher and a combined loan-to-value (CLTV) ratio of 80 percent obtaining a 30-year, $30,000 home equity line of credit.

Note that the lenders listed here are based solely on their offering the lowest APR, and are not necessarily the best overall HELOC lenders Bankrate has scored. Learn more about Bankrate’s lender review methodology.

Pros and cons of HELOCs

HELOCs combine relatively low interest rates with the flexibility to borrow what you need when you need it. If you need money over an unpredictable period of time, a line of credit is ideal. However, there are always risks when you take out a loan, especially one that's secured by your home. Here are some of the pros and cons of a HELOC.

PROS

Lets you tap home equity without disturbing the primary mortgage (nice if you’ve locked in a low rate).
Typically lower upfront costs than home equity loans.
Lower interest rates than with credit cards.
Usually low or no closing costs.
Interest charged only on the amount of money you use.

CONS

Lenders may require minimum draws.
Interest rates can adjust upward or downward.
Lenders may charge a variety of fees, including annual fees, application fees, cancellation fees or early closure fees.
Late or missed payments can damage your credit and put your home at risk.

Alternatives to a HELOC

A HELOC is not the right choice for every borrower. Depending on what you need the money for, one of these alternative options may be a better fit:

Home equity loan: Functions like a second mortgage. You get a lump sum upfront and repay it at a fixed interest rate over time. Best if you prefer predictable payments.
Cash-out refinance: Replaces your existing mortgage with a bigger one, giving you the difference in a cash payout.
Reverse mortgage: Designed for older homeowners, this lets you tap your home equity, either in installments or a lump sum, without monthly repayments. You repay the loan only when you move out, sell the home, or pass away.
Personal loan: Like a home equity loan, has a fixed interest rate and disburses money in a lump sum. Tends to have shorter terms and higher interest rates than home equity financing.

Next steps to getting a HELOC

Before you start applying for a HELOC, here are some home equity resources to prepare you for the process:

What is home equity?

Discover what home equity means and how you can tap it to pay for home renovations or pay off debts, and how to get the best rates.

How to calculate your home equity

Follow these steps to calculate how much equity you have in your home and how to tap into it via a home equity loan or line of credit (HELOC).

HELOC and home equity loan requirements

Everything you need to know about HELOC and home equity loan requirements: credit scores, DTI ratios and more.

How to shop for a HELOC: 10 ways to get the best HELOC rate

Tips that'll help you save money in the long-term by scoring the best possible rate on your home equity line of credit (HELOC).

FAQs about home equity lines of credit

A HELOC, or home equity line of credit, works like a big credit card. You get a revolving line of credit you can borrow from as needed, usually with a variable interest rate, for a set time period. After that, you repay the withdrawn funds, plus interest, over several more years. Your home serves as collateral for the HELOC, and you risk losing it if you miss payments.
When you’re shopping for a lender, you should consider a variety of factors. Does the lender’s requirements around loan-to-value and credit score fit your financial profile? Do you prefer doing business with a brick-and-mortar lender or an online company? What are the policies concerning prepayment, refinancing and adjusting the credit line limit? You also should research the company’s geographic availability and consumer reviews.

Read our Reviews: Home Equity Lender Reviews
Like credit cards, HELOCs typically have variable interest rates, meaning the rate you initially receive may rise or fall during your draw and repayment periods. However, some lenders have begun offering options to convert all or part of your variable-rate HELOC into a fixed-rate HELOC, sometimes for an additional fee.
Interest paid on a HELOC is tax deductible as long as it’s used to “buy, build or substantially improve the taxpayer’s home that secures the loan,” according to the IRS. Interest is capped at $750,000 on home loans (combined mortgage and HELOC or home equity loan). So if you had a $600,000 mortgage and a $300,000 HELOC for home improvements on a house worth $1.2 million, you could only deduct the interest on the first $750,000 of the $900,000 you borrowed.

If you are using a HELOC for any purpose other than home improvement (such as starting a business or consolidating high-interest debt), you cannot deduct interest under the tax law.

Meet our Bankrate experts

Written by: Linda Bell, Senior Writer, Home Lending

For more than two decades, I have covered the housing market, including in depth coverage of the 2008 housing market collapse. To increase my knowledge of home equity and HELOCs, I earned a Certified HELOC Specialist designation from the National Association of Mortgage Underwriters (NAMU). Throughout my career, I have won more than two dozen awards, most notably from the National Association of Real Estate Editors (NAREE) and the New York Association of Black Journalists (NYABJ) for an investigative series I produced on minorities and the housing industry.