High-LTV HELOC: borrowing above 85% of your home's value

Most lenders stop at 80%–85% combined loan-to-value. A few go to 90% or a bit higher, for a price.

Reviewed by Shawn Way, NMLS #1007298★ 4.9 from 111 reviewsUpdated October 28, 2026

What "high-LTV" means for a HELOC

HELOC limits are set by combined loan-to-value, or CLTV: your mortgage balance plus the full new credit line, divided by the home's appraised value. Most lenders cap CLTV at 80%–85%, which means you need to keep 15% to 20% of the home's value as untouched equity. A high-LTV HELOC lowers that cushion to 10% or less.

The appeal is simple. If you bought recently or put little down, you may not have enough equity to qualify at 80% or 85%, but you could at 90%. See how much equity you need for a HELOC for the standard rules.

Example: 85% vs. 90% on a $500,000 home

Illustrative numbers: a home appraised at $500,000 with a $380,000 first mortgage. Current CLTV is $380,000 ÷ $500,000 = 76%.

The jump from 85% to 90% adds $25,000 of borrowing room. That is the only difference in the limit math; the lender still decides whether your credit and income support the larger line.

Now the cost. Assume, for illustration only, that the 85% line is priced at 8% and the 90% line at 8.5%, a half-point higher margin. Interest-only on a $45,000 balance at 8% is $3,600 a year, or $300 a month. Interest-only on $70,000 at 8.5% is $5,950 a year, about $496 a month. If you drew only $45,000 on the higher-LTV line, you'd pay $3,825 a year, about $19 a month more than on the 85% line, simply for the higher rate. Run your own numbers with the how much can I borrow calculator.

The trade-offs of going above 85%

A line that leaves you with 10% equity is riskier for the lender, because a modest price drop could leave the loans larger than the home is worth. Lenders offset that risk in a few common ways:

• Higher margin. HELOC rates are prime plus a margin. Prime is 7.00% as of October 28, 2026; high-CLTV tiers usually carry a larger margin than lines at 70% or 80%.
• Stricter credit. Expect a higher minimum score than the roughly 620 floor some lenders use for standard lines, and less tolerance for recent late payments.
• Tighter debt-to-income. Many lenders cap DTI around 43% for HELOCs and may hold high-LTV lines to that limit or lower.
• Smaller maximum lines. Some programs cap the dollar amount of a high-LTV line even if the percentage would allow more.
• Primary home only. Higher CLTV tiers are often limited to owner-occupied homes; second homes and rentals usually get lower caps.
• State limits. Texas caps home equity borrowing at 80% CLTV on homesteads, so high-LTV lines aren't available there.

Which lenders go higher

Caps change, and many lenders don't publish one. Among the lenders we track, a few state limits above 85% on their own sites:

• Huntington Bank: up to 89.99% (80% in Texas), per the lender's site as of October 26, 2026.
• Spring EQ: up to 90% of home value, per the lender's site as of October 23, 2026.

By contrast, several large lenders state caps of 85% or lower, such as Citizens and Regions at up to 85%, and KeyBank at up to 80% on owner-occupied homes, each per the lender's site as of October 26, 2026. Compare the full list on our best HELOC lenders page, and confirm the current cap with any lender before you apply.

When a high-LTV HELOC makes sense

• You need a specific amount for a repair or project that adds value, and 85% leaves you short.
• You have strong, stable income and a payment you can carry even if the rate rises.
• You plan to stay in the home long enough that the thin equity cushion isn't a problem at sale.

It makes less sense if you might sell soon, since selling costs can eat a 10% cushion, or if the money is for spending that doesn't improve your finances. Your home secures the line, so falling behind puts the home at risk.

Questions people ask

Can I get a HELOC with 10% equity?

Possibly. You'd need a lender that allows 90% CLTV, and the 10% would have to cover the full line on top of your mortgage, so the line itself may be small. Expect stricter credit and income review.

Can you get a 100% LTV HELOC?

Rarely. A 100% LTV HELOC was common before 2008 but is uncommon today. Most lenders cap combined loan-to-value at 80%–85%, and only some go to about 90%.

Is a high-LTV HELOC rate higher?

Usually, yes. Lenders price HELOCs by CLTV tier, so a line at 90% typically carries a larger margin than one at 80%, even for the same borrower.

Can I get a 90% HELOC on a rental property?

A 90% HELOC on a rental property is uncommon. Investment properties usually get lower CLTV caps than primary homes, and higher CLTV tiers are often limited to owner-occupied homes, so plan on keeping more equity in a rental.

Does a high-LTV HELOC require an appraisal?

Often, yes, a high-LTV HELOC requires an appraisal. When the equity cushion is thin, the lender wants a reliable value, and a few thousand dollars of value can change how much you can borrow.

To see your own numbers, get your HELOC rate from Shawn. Rates are variable and can change; this is general information, not an offer to lend.

More in HELOC guides

• HELOC with bad credit
• HELOC on a paid-off house
• HELOC if you're self-employed
• HELOC on an investment property
• HELOC on a second home
• HELOC after bankruptcy
• Using a HELOC in a divorce
• HELOC for retirees

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