Your HELOC could be frozen
Your lender could institute a HELOC freeze — that is, limit you to what you've already borrowed, regardless of the total amount of your line of credit.
HELOCs are attractive because they provide easy access to cash for renovations, debt consolidation, medical bills, and other expenses. However, your lender can freeze or reduce your credit line if your property value drops since HELOCs are tied to home equity.
Since the end of September, HELOCs have been trading below 9 percent and, along with home equity loans, they're forecast to retreat further in 2024. At its Dec. 17-18 meeting, the Federal Reserve slashed interest rates by a quarter point, its third consecutive rate cut since September 2024.
While home loan interest rates overall have risen dramatically since 2022, HELOC rates still tend to be lower than those on credit cards and personal loans. If you qualify for the best rates, a HELOC can be a less expensive way to consolidate debt or finance a home renovation.
What is the monthly payment on a $50,000 HELOC? Assuming a borrower who has spent up to their HELOC credit limit, the monthly payment on a $50,000 HELOC at today's rates would be about $372 for an interest-only payment, or $448 for a principle-and-interest payment.
Early in the pandemic, several big banks stopped offering HELOCs, citing unpredictable market conditions. Demand for these loans is low, but a few big banks have started offering them again. Plenty of lenders still offer both products, though, so you shouldn't have trouble getting either.
Bankrate Chief Financial Analyst Greg McBride, CFA, forecasts that HELOC rates will continue to decline in 2025, averaging 7.25 percent, their lowest level in three years.
Home equity lines of credit typically have variable interest rates tied to the prime rate, which rises and falls with the federal funds rate. When the Fed makes rate cuts, it eventually trickles down to lower rates on existing HELOCs and those being offered by lenders.
Does a HELOC Affect Property Taxes? While the amount you take out through a HELOC won't affect your property taxes, the improvements you make to your home could potentially increase the value of your home.
If you've built up enough equity in the property since you bought it and the value has increased, then selling shouldn't be too difficult – as long as you can make up any difference between what's owed on the HELOC and what your house sells for.
Borrowers can also send a HELOC freeze letter to their lender. For example, you might request to freeze your HELOC if you're planning to sell your home or want to limit access to the account for budgeting purposes. In this case, you'll need to provide any forms or documentation required by your lender.
Key Takeaways
In a true financial emergency, a HELOC can provide lower-interest cash than other sources, such as credit cards and personal loans. Using a HELOC to fund a vacation, buy a car, pay off credit card debt, pay for college, or invest in real estate is not a good idea.
If you've taken out a home equity loan (or home equity line of credit) against your home, you can still sell it. If you do so, you will need to pay back the remainder of your loan, and most people use the money generated from the property sale to do that.
HELOCs only charge interest on the amount that's been used. For example, if you use $15,000 out of a $50,000 line of credit, you will only pay interest on the $15,000. You won't have to make monthly payments. If you don't use your HELOC you won't have monthly payments unless the lender charges a monthly inactivity fee.
HELOC payment examples
For example, payments on a $100,000 HELOC with a 6% annual percentage rate (APR) may cost around $500 a month during a 10-year draw period when only interest payments are required. That jumps to approximately $1,110 a month when the 10-year repayment period begins.
The bottom line. If you're looking for a relatively inexpensive way to borrow money in today's economy and don't want to delay by waiting for a lower rate, a HELOC could be the smart alternative. Rates are variable and likely to become lower as the interest rate climates continues to cool.
You can pay off your HELOC early, but be mindful of pre-payment fees, if any. If you have a Citizens HELOC, you're in luck as Citizens does not charge pre-payment fees. HELOCs allow you to make interest-only payments during the draw period, then transition to principal and interest payments during the repayment period.
A home equity line of credit or HELOC is another type of second mortgage loan. Like a home equity loan, it's secured by the property, but there are some differences in how the two work. A HELOC is a line of credit that you can draw against as needed for a set period of time, typically up to 10 years.
These credit lines gained popularity in the 1980s due to high home appreciation and tax reform initiatives, but the Great Recession and housing crisis of the mid-2000s caused HELOCs to no longer be offered by big banks because home equity was difficult to determine.
Consider a HELOC if you are confident you can keep up with the loan payments. If you fall behind or can't repay the loan on schedule, you could lose your home.
"HELOC rates are typically tied to prime, so they are impacted when the Fed lowers or raises the federal funds rate. I believe these rates will remain flat, but if the Fed lowers the rate in November, you may see a small drop in HELOC rates—not much to get excited about, but every little bit helps," Whitehead says.
Credit Score Requirements for HELOCs
Our typical minimum credit scores depend on the loan type. We can often accept a minimum credit score of 620 for a Conventional cash out refinance. We can often accept a minimum credit score of 550 for a VA loan cash out refinance.