Home Equity and Combined LTV Calculator
Estimate available borrowing under a lender’s combined loan-to-value limit after existing liens.
Estimate available borrowing under a lender’s combined loan-to-value limit after existing liens. Example result: available equity borrowing = $60,000.00. Compare your own inputs below. Estimates depend on the stated assumptions and are not a quote or forecast. Defaults are illustrative, not recommendations.
Your result
- Available equity borrowing
- $60,000.00
- Current combined LTV (%)
- 65%
- Gross home equity
- $140,000.00
- Maximum total secured debt
- $320,000.00
With the example inputs, available equity borrowing is $60,000.00. Gross equity and usable equity are different. A lender usually reserves a portion of the home value as a buffer and also checks income, credit and property eligibility.
How to use this home equity and combined ltv calculator
- Estimated home value: enter the amount in your selected currency. The worked example uses $400,000.00.
- First mortgage balance: enter the amount in your selected currency. The worked example uses $240,000.00.
- Other secured liens: enter the amount in your selected currency. The worked example uses $20,000.00.
- Maximum combined LTV: enter a percentage using 5 to mean 5%. The worked example uses 80%.
Start with figures from the same statement date or planning period. Calculate once, save scenario A, then change one assumption to understand its effect. The comparison shows B minus A; a positive difference means the result increased, which is not automatically better.
Formula and calculation method
Borrowing headroom = max(0, value × maximum CLTV − existing mortgage − other liens).
The calculator evaluates this relationship directly in your browser. The displayed precision is for readability and does not imply a guaranteed outcome. Time periods and rate conventions matter: use the exact units in each input label and avoid mixing monthly and annual values.
What the result means
Gross equity and usable equity are different. A lender usually reserves a portion of the home value as a buffer and also checks income, credit and property eligibility.
Two worked examples
1. Illustrative planning scenario
Estimated home value = $400,000.00; First mortgage balance = $240,000.00; Other secured liens = $20,000.00; Maximum combined LTV = 80%.
Apply the stated formula with these inputs. Monetary examples use USD; percentages are divided by 100 inside the calculation. Intermediate calculations retain full precision and displayed amounts are rounded.
| Output | Calculated result |
|---|---|
| Available equity borrowing | $60,000.00 |
| Current combined LTV (%) | 65% |
| Gross home equity | $140,000.00 |
| Maximum total secured debt | $320,000.00 |
2. Simplified calculation check
Estimated home value = $200,000.00; First mortgage balance = $100,000.00; Other secured liens = $10,000.00; Maximum combined LTV = 80%.
Apply the stated formula with these inputs. Monetary examples use USD; percentages are divided by 100 inside the calculation. Intermediate calculations retain full precision and displayed amounts are rounded.
| Output | Calculated result |
|---|---|
| Available equity borrowing | $50,000.00 |
| Current combined LTV (%) | 55% |
| Gross home equity | $90,000.00 |
| Maximum total secured debt | $160,000.00 |
The second example uses simpler inputs to make the arithmetic easier to check. It is also included in the automated regression suite. These examples illustrate the model and are not market averages, live offers or personalized advice.
Assumptions and limitations
No appraisal, approval or rate estimate. Existing liens must include all debts secured on the property; an estimated market value may differ from an appraisal.
Use this output to frame a question or compare consistent scenarios. Reconcile any decision involving an actual product, employment agreement or financial statement with its underlying documents. If a contract uses different rounding or timing, its result may differ from this estimate.
Frequently asked questions
Can I borrow all my equity?
Usually the lender applies a combined LTV cap. Enter the actual cap quoted by your lender rather than assuming this default applies.
How do I interpret the available equity borrowing result?
Gross equity and usable equity are different. A lender usually reserves a portion of the home value as a buffer and also checks income, credit and property eligibility.
What assumptions can change this estimate?
No appraisal, approval or rate estimate. Existing liens must include all debts secured on the property; an estimated market value may differ from an appraisal.
Can I compare two scenarios without creating an account?
Yes. Save scenario A, change one or more inputs to create scenario B, and compare each result with its difference. Neither scenario requires an account.
Can I use this calculator in another currency?
Yes. Select a display currency and enter every monetary input in that currency. This changes formatting only; it does not convert exchange rates or apply local laws. The static worked examples are in USD.
Sources and verification
The following primary sources provide background on the financial concepts. CalcPane’s formula and assumptions above define this specific model; these organizations do not endorse CalcPane or certify its outputs.
Formula implementation and worked examples checked by automated tests on 2026-10-17. Inspect this calculator’s inputs and expected outputs. Read our calculation methodology. Independent professional review has not been completed for this release.
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Cite this calculator
CalcPane. (2026-10-17). Home Equity and Combined LTV Calculator. https://calcpane.com/home-equity-combined-ltv-calculator/
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