Your home equity is one of the most powerful financial tools you have. Whether you need funds for a major renovation, debt consolidation, or large expense, we evaluated over 30 lenders offering home equity loans (HELs) and home equity lines of credit (HELOCs) to identify the best options for homeowners at every stage.
Zogby is an independent, advertising-supported comparison service. We may receive compensation from the companies whose products appear on this site. This compensation may impact how, where, and in what order products appear. Zogby does not include every financial company or every product available in the marketplace.
Key Takeaways
- 1 Home equity loan rates currently range from 7.50-13.00% APR, while HELOC rates start around 7.25%—both significantly lower than personal loans or credit cards.
- 2 Most lenders allow a combined loan-to-value (CLTV) ratio of up to 80-90%, meaning you can borrow 80-90% of your home's value minus what you still owe on your mortgage.
- 3 A home equity loan provides a lump sum with a fixed rate and payment, ideal for one-time expenses. A HELOC provides a revolving credit line with a variable rate, ideal for ongoing or unpredictable costs.
- 4 Interest on home equity loans and HELOCs may be tax-deductible if the funds are used for home improvements, up to the IRS limit of $750,000 in total mortgage debt.
- 5 An appraisal is typically required and costs $300-$600, though some lenders now offer appraisal-free options or cover the cost for qualifying borrowers.
Our Top Picks for Home Equity Loans & HELOCs
1. Bethpage FCU
Funding Speed
2-4 weeks
APR Range
7.25-18.00%
Loan Amounts
$10K-$1M
Bethpage Federal Credit Union, headquartered on Long Island, New York, with over $12 billion in assets and 400,000+ members, consistently offers some of the most competitive HELOC rates in the nation. Membership is open to anyone who joins the Bethpage membership program (free to join). Their HELOC product features a 10-year draw period followed by a 20-year repayment period, with credit limits from $10,000 to $1,000,000. Bethpage charges no application fee, no annual fee, and no closing costs on HELOCs under $500,000. They allow a combined loan-to-value ratio of up to 89.99%. Optional fixed-rate lock feature lets you convert portions of your variable-rate HELOC balance to a fixed rate.
Pros
- Among the lowest HELOC rates available from any lender nationally
- No application fees, no annual fee, no closing costs under $500K
- Optional fixed-rate lock converts variable portions to predictable payments
Cons
- Best rates and highest limits may require strong credit (720+)
- Physical branches limited to New York; all other states serviced online only
2. U.S. Bank
Funding Speed
2-5 weeks
APR Range
7.65-13.00%
Loan Amounts
$15K-$750K
U.S. Bank is the fifth-largest commercial bank in the United States with $675 billion in assets and 2,200+ branches across 26 states. Their home equity loan product offers fixed-rate financing from $15,000 to $750,000 with terms of 5, 10, 15, 20, or 30 years. U.S. Bank offers a 0.50% rate discount for existing personal checking customers and an additional 0.25% discount for autopay enrollment, meaning loyal customers can reduce their rate by 0.75% combined. They allow a combined LTV of up to 90% and do not charge application fees or closing costs on loans up to $200,000.
Pros
- Up to 0.75% rate discount for existing customers with autopay
- No closing costs on home equity loans up to $200,000
- Wide range of terms from 5-30 years for payment flexibility
Cons
- Minimum loan amount of $15,000 excludes smaller borrowing needs
- Physical branches in 26 states only; limited in-person access in some regions
3. Figure
Funding Speed
5-10 days
APR Range
7.60-15.20%
Loan Amounts
$15K-$400K
Figure has revolutionized the home equity lending space by using blockchain technology and AI-powered automated appraisals to dramatically reduce the time from application to funding. Founded in 2018 by the co-founder of SoFi, Figure offers HELOCs from $15,000 to $400,000 with a fully online application that takes about 5 minutes. Most applicants receive an approval decision in minutes and can access funds in as few as 5 business days. Figure uses an automated valuation model (AVM) instead of a traditional in-home appraisal. Their HELOC features a fixed rate during the initial draw period (up to 5 years). Allows up to 95% CLTV for qualifying borrowers. Origination fee of 0-4.99%.
Pros
- Approval in minutes and funding in as few as 5 business days
- No in-home appraisal needed—AI valuation model saves time and money
- Fixed initial rate provides predictability unlike traditional variable HELOCs
Cons
- Origination fee of 0-4.99% depending on state and credit profile
- Draw period of up to 5 years is shorter than traditional 10-year HELOC draws
4. Chase
Funding Speed
3-6 weeks
APR Range
7.80-12.50%
Loan Amounts
$25K-$500K
Chase, the consumer and commercial banking subsidiary of JPMorgan Chase & Co. (the largest bank in the United States with $3.7 trillion in assets), offers home equity lines of credit up to $500,000. Chase re-entered the HELOC market in 2024 after pausing during the pandemic, and their revamped product features competitive rates, an all-digital application experience, and the full support of Chase's 4,800+ branch network. Existing Chase mortgage customers receive a relationship rate discount. Their HELOC features a 10-year draw period and 20-year repayment period. Chase waives closing costs and annual fees in most states. Rate lock feature available. Maximum CLTV is 80%.
Pros
- Backed by the nation's largest bank with 4,800+ branches for in-person support
- Relationship discounts for existing Chase mortgage, checking, or investment customers
- No closing costs or annual fees for most borrowers in most states
Cons
- Maximum 80% CLTV is more conservative than some competitors offering 90-95%
- Minimum HELOC of $25,000 may exclude borrowers with smaller equity needs
5. Spring EQ
Funding Speed
2-4 weeks
APR Range
8.25-16.50%
Loan Amounts
$25K-$500K
Spring EQ, headquartered in Philadelphia, specializes in home equity products and stands out by offering combined loan-to-value ratios of up to 95%—allowing homeowners to access more of their equity than most traditional lenders permit. Spring EQ offers both home equity loans (fixed rate, lump sum) and HELOCs (variable rate, revolving credit) with loan amounts from $25,000 to $500,000. They provide a dedicated loan officer for every application, in-house appraisal management, and a streamlined digital process. Spring EQ accepts credit scores as low as 640 for their home equity loan product. Terms of 10, 15, 20, or 30 years.
Pros
- Up to 95% combined LTV—access more equity than most competitors allow
- Accepts credit scores as low as 640 with a wider credit spectrum than peers
- Dedicated loan officer for personalized guidance through the entire process
Cons
- Rates may be higher than credit unions or large banks due to higher LTV risk
- Less brand recognition and fewer online tools compared to major bank lenders
How to Choose Between a Home Equity Loan and a HELOC
The choice between a home equity loan and a HELOC depends primarily on how you plan to use the funds. A home equity loan delivers a lump sum at a fixed interest rate with predictable monthly payments—ideal for one-time expenses like a kitchen renovation, debt consolidation, or a major purchase where you know the exact amount needed upfront.
A HELOC works like a credit card secured by your home: you draw funds as needed during a draw period (typically 10 years) and only pay interest on what you borrow. This is better for ongoing expenses like phased home improvements, tuition payments over multiple years, or maintaining an emergency reserve. HELOCs typically have variable rates, though many lenders now offer fixed-rate lock options.
Regardless of which product you choose, compare the CLTV limits, closing costs, and any annual fees across lenders. Some lenders waive closing costs entirely while others charge 2-5% of the loan amount. Also verify that you have sufficient equity: most lenders require at least 15-20% equity in your home after the new loan is factored in.
Important Tip
Remember that home equity loans and HELOCs use your home as collateral. If you cannot make payments, you risk foreclosure. Only borrow what you truly need, and maintain an emergency fund to cover payments during income disruptions. If using funds for home improvements, the interest may be tax-deductible—consult a tax advisor to confirm your eligibility.
Home Equity Loans & HELOCs Compared
| Provider | Funding Speed | APR Range | Loan Amounts | Rating |
|---|---|---|---|---|
|
Bethpage FCU
Top Pick
|
2-4 weeks | 7.25-18.00% | $10K-$1M |
4.8
|
|
U.S. Bank
|
2-5 weeks | 7.65-13.00% | $15K-$750K |
4.7
|
|
Figure
|
5-10 days | 7.60-15.20% | $15K-$400K |
4.6
|
|
Chase
|
3-6 weeks | 7.80-12.50% | $25K-$500K |
4.6
|
|
Spring EQ
|
2-4 weeks | 8.25-16.50% | $25K-$500K |
4.5
|
Our Methodology
Our team spent over 70 hours researching and comparing home equity lenders, evaluating each on interest rates, CLTV limits, fees, closing costs, and borrower experience across both HELs and HELOCs.
Interest Rates & APR
30%We compared fixed and variable rates for both HELs and HELOCs, autopay discounts, relationship pricing, and how rates vary by credit tier and LTV.
Fees & Closing Costs
25%We evaluated application fees, appraisal costs, annual fees, origination fees, closing costs, and early termination fees across all lenders.
LTV Limits & Flexibility
25%We assessed maximum CLTV ratios, available loan amounts, term options, draw periods, and features like fixed-rate locks and interest-only payments.
Borrower Experience
20%We reviewed the application process, approval speed, appraisal requirements, customer service, online tools, and branch accessibility.
Frequently Asked Questions
Marcus Williams
Senior Lending Analyst
Marcus Williams has over 15 years of experience in the lending industry. A former mortgage underwriter and licensed loan officer, he brings insider knowledge to every review. Marcus holds a finance degree from NYU and is passionate about helping consumers find fair lending products.
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Important Home Equity Loan Disclaimers
- Home equity loan and HELOC rates are subject to change and depend on your creditworthiness, loan-to-value ratio, property type, property location, and loan amount. Rates shown are not guaranteed.
- Your home serves as collateral for a home equity loan or HELOC. Failure to repay may result in foreclosure. Only borrow what you can comfortably repay.
- HELOC rates are typically variable and tied to the Prime Rate, which fluctuates with Federal Reserve actions. Your monthly payment may increase significantly if rates rise during your draw or repayment period.
- An appraisal may be required and can cost $300-$600 depending on your location and property type. Some lenders waive the appraisal fee or use automated valuation models (AVMs) for qualifying properties.
- Zogby is not a lender. We are an independent comparison service that connects homeowners with lending partners. We do not make credit decisions, extend credit, or provide tax advice.
The information provided on this page is for general informational and educational purposes only. It is not intended as, and should not be construed as, financial, legal, tax, or investment advice. Always consult with a qualified professional before making any financial decisions.
Editorial Independence
Our recommendations are based on independent research and analysis. While Zogby may receive compensation from some partners listed on this page, our editorial team maintains full independence over our rankings and ratings. Compensation does not influence which products we recommend or how we rate them.