The amount you can borrow with a HELOC depends on your home’s appraised value, your outstanding mortgage balance, your credit score, and the lender’s maximum CLTV (combined loan-to-value) limit.

The CLTV Formula

CLTV = (First Mortgage Balance + HELOC Amount) ÷ Home Value

Most HELOC lenders in California allow a maximum CLTV of 85%–90% for primary residences, though some lenders cap at 80%.

Example Calculation

Home value: $800,000. First mortgage balance: $400,000. Lender CLTV limit: 85%.

• Maximum combined debt = $800,000 × 85% = $680,000
• Subtract first mortgage = $680,000 − $400,000 = $280,000 maximum HELOC

Factors That Affect Your Limit

• Credit score: Higher FICO scores typically unlock higher CLTV and larger lines
• Occupancy: Primary residences qualify for higher CLTV than second homes or investment properties
• Income: You must demonstrate the ability to repay — income documentation is required
• Lender caps: Some lenders have dollar caps on HELOC lines regardless of CLTV