HELOCs in Los Angeles County, CA
Los Angeles County city by city: median home values (county median $834,200), ownership and what a typical home could borrow.
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How much can you borrow with a HELOC in Los Angeles County?
A typical Los Angeles County home could support a HELOC of about $291,970, based on the county's $834,200 median owner-occupied value, half of it still owed and an 85% cap. Lines vary widely: a typical one in Santa Monica is more than twice one in Long Beach. HELOC rates for 720+ credit run about 8.00%–9.75% APR as of October 28, 2026.
Los Angeles County has more homeowners than most states, from beach cities and hillside neighborhoods to the Antelope Valley. Values swing widely, so a typical line in Santa Monica can be more than twice one in Long Beach.
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Los Angeles County at a glance
| Population | 9,694,934 |
|---|---|
| Median home value (owner-occupied) | $834,200 |
| Owner-occupied homes | 45.9% |
| Monthly owner costs, with / without a mortgage | $3,160 / $843 |
| Median household income | $90,112 |
| 2026 conforming loan limit (one unit) | $1,249,125 |
U.S. Census Bureau, American Community Survey 2020–2024 5-year estimates; Census QuickFacts. Conforming limit: FHFA.
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Cities, by median home value
| City | Median value | Owners | Line if half is owed |
|---|---|---|---|
| Santa Monica | $1,755,500 | 27.9% | $614,425 |
| Glendale | $1,102,300 | 35.2% | $385,805 |
| Pasadena | $1,093,300 | 42.5% | $382,655 |
| Burbank | $1,089,100 | 43.3% | $381,185 |
| Torrance | $1,074,700 | 55.0% | $376,145 |
| Los Angeles | $921,200 | 36.0% | $322,420 |
| Long Beach | $806,600 | 41.2% | $282,310 |
| Santa Clarita | $784,700 | 71.8% | $274,645 |
Lines assume an 85% combined loan-to-value cap.
Rules that apply countywide
- The conforming limit caps a conventional cash-out refinance at $1,249,125 for one unit; a HELOC isn't subject to it.
- California is a community property state: a spouse usually signs HELOC documents.
- A HELOC doesn't trigger a Proposition 13 reassessment.
- Mello-Roos taxes and HOA dues count in your monthly housing costs when a lender figures your debt-to-income ratio.
Other Southern California counties
San Diego County · Riverside County · San Bernardino County · Orange County
Sources
Official sources behind this guide.
- What is the difference between a home equity loan and a HELOC? · Consumer Financial Protection Bureau
- What you should know about home equity lines of credit (booklet, PDF) · Consumer Financial Protection Bureau