Estimate available home equity and a fixed-rate home equity loan payment using an editable combined loan-to-value limit.
Monthly end-of-period contributions. Net annual factor = (1 + gross return) × (1 − annual fee). Inflation discounts the ending balance. Taxes and variable market returns are not modelled.
| Year | Balance | Invested | Gain / loss |
|---|---|---|---|
| 0 | $10,000.00 | $10,000.00 | $0.00 |
| 1 | $13,734.39 | $13,000.00 | $734.39 |
| 2 | $17,710.20 | $16,000.00 | $1,710.20 |
| 3 | $21,943.06 | $19,000.00 | $2,943.06 |
| 4 | $26,449.56 | $22,000.00 | $4,449.56 |
| 5 | $31,247.42 | $25,000.00 | $6,247.42 |
| 6 | $36,355.45 | $28,000.00 | $8,355.45 |
| 7 | $41,793.72 | $31,000.00 | $10,793.72 |
| 8 | $47,583.57 | $34,000.00 | $13,583.57 |
| 9 | $53,747.74 | $37,000.00 | $16,747.74 |
| 10 | $60,310.42 | $40,000.00 | $20,310.42 |
Method: This model combines an initial balance with end-of-month contributions. It reduces the gross annual growth factor by an annual asset fee, then converts the net factor to a monthly rate. The ending balance is discounted by inflation to show purchasing power.
Inputs used: Currency = USD; Starting investment = 10,000; Monthly contribution = 250; Investment horizon = 10 years; Gross annual return = 7 %; Annual asset fee = 0.5 %; Annual inflation = 2.5 %
Assumptions: The result uses the values, units and options shown in the input snapshot.
Scope and warnings: Monthly end-of-period contributions. Net annual factor = (1 + gross return) × (1 − annual fee). Inflation discounts the ending balance. Taxes and variable market returns are not modelled. Rounding and excluded real-world terms can make an external result differ.
Investor.gov financial tools · As stated by the source · effective As published · reviewed 2026-09-12
medium confidence · Deterministic calculation
Linked as a method or contextual reference; calculator inputs remain visible and editable where applicable.
Exclusions: Source applicability and any jurisdictional limits remain those stated by the publisher.
Available equity is home value multiplied by the entered maximum CLTV, less the first-mortgage balance. The selected new borrowing amount is then amortized at the entered rate and term.
A $500,000 home with a $280,000 first mortgage and an 80% CLTV leaves a $120,000 illustrative borrowing limit.
No. Appraisal, liens, credit, lender policy and closing costs determine the actual offer.
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This calculator applies the amounts, rates and assumptions you enter to a transparent planning model.
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