LTV & Cash-Out Calculator
How much could be borrowed against a property, and how much of that would reach you.
Value against the program's ceiling, less what is already secured against it. The gap is the estimated proceeds.
Ceilings, by program
- HELOC, combined
- 90%
- Hard money / bridge
- 65%
- Bank statement
- 90% of value
- DSCR, purchase
- 80% of value
Cash-out ceilings are not shown, deliberately. The cash-out figures are being confirmed and the tool will carry them when they are.The ceilings, by program
What you enter
Property value Your estimate, or a recent appraisal
Existing lien balances Your first mortgage, plus any second or line already in place
Program Each has its own ceiling — see below
What you get back
The maximum loan at that program's ceiling
Less the existing liens
Equals the estimated proceeds available
Run the numbers
Value against the program's ceiling, less what is already secured against it.
Projected combined LTV
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Fill in the property value, the existing liens and the cash-out you want. The LTV updates as you type.
- Property value
- —
- Existing liens
- —
- Requested cash-out
- —
- Equity left
- —
- Projected combined balance
- —
For illustrative and educational purposes only. Results produced by this calculator perform arithmetic based solely on numbers you enter and do not reflect actual loan offers, interest rate quotes, or commitments to lend. Actual loan terms, payments, interest rates, and approval depend on complete underwriting, credit review, property valuation, and lender guidelines. Loankey.io arranges loans through third-party lenders; loans are not funded directly by Loankey.io.
The ceilings, by program
Different programs lend to different proportions of value. That single figure is usually what decides whether a plan works.
Cash-out ceilings are not shown, deliberately. Across the market they run lower than purchase ceilings, and reusing a purchase figure for a cash-out calculation would overstate what you can actually take out. The cash-out figures are being confirmed and the tool will carry them when they are. Until then, treat the numbers above as the purchase and equity position, and ask for the cash-out read at the scenario analysis.
How to read the result
The proceeds figure is a ceiling, not an offer. It is what the arithmetic allows at that program's maximum. What a lender actually lends depends on the appraisal, your credit, your reserves, the property type and the program's other rules.
Value is the assumption that moves most. Your estimate and an appraiser's opinion can differ, and the proceeds move by more than the difference because the ceiling multiplies it. Test a lower value and see what happens to the number before you plan around it.
Existing liens come off in full. A second mortgage or an existing line reduces what is available pound for pound, even if it is undrawn.
A ceiling is not a recommendation. Borrowing to a program's maximum is possible and often unwise. The payment, the term, and what the money is for matter more than the ceiling does.
Frequently Asked Questions
What is LTV?
Loan-to-value — the loan as a proportion of the property's value. CLTV, combined loan-to-value, counts every loan secured against the property, which is the relevant figure when you are adding a second or a line behind an existing first.
Why is the HELOC figure a combined ceiling?
Because a HELOC sits behind your first mortgage. The lender caps the total of both against value, so the existing balance directly determines how large the line can be.
Why can I not calculate a cash-out refinance here yet?
Because cash-out ceilings are lower than purchase ceilings, and we will not substitute one for the other. Publishing a purchase figure under a cash-out label would overstate your proceeds, which is the one error on this tool that would actually cost someone money.
Should I use my Zillow estimate for the value?
As a starting point only. Automated values can be some way off on unusual properties, recently renovated properties, and in thin markets. The appraisal is what counts on a real file.
Does an undrawn line of credit count against me?
Generally yes — the lien exists whether or not you have drawn on it.
Does this include closing costs?
No. Proceeds shown are before costs, which are disclosed in writing on any loan you proceed with.
Is a HELOC or a cash-out refinance better?
It usually turns on whether your existing first mortgage is worth protecting. A refinance replaces it; a HELOC leaves it alone and sits behind it. HELOC covers the comparison in full.
Is my information saved?
No. The calculation runs in your browser. Nothing you type is stored or sent anywhere.
Does this tell me if I qualify?
No. It is arithmetic against a published ceiling. Whether a lender lends is a decision about your whole file.
What to do with the number
The useful question is not how much you could take out. It is which route gets it to you at the least cost, given what you already have in place.
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Read more: HELOC · Cash-Out Refinance · Hard Money · Home Equity Loan
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Value against the program's ceiling, less what is already secured against it. The gap is the estimated proceeds.
Nothing on this page or website constitutes an offer of credit, a rate quote, or a commitment to lend. All loans are arranged through third-party lenders and are subject to full application, credit approval, income/asset verification, property appraisal, and underwriting. Terms and availability are subject to change without notice. Loankey.io is a licensed real estate broker; loans are arranged, not made. Investor and business-purpose lending nationwide. Owner-occupied home loans in California.