How Much Equity Can You Pull From Your Home?

How much equity can you pull? Usually not all of it. Lenders look at your combined loan-to-value, or CLTV. That is everything you owe on the home, plus the new money, compared to what it is worth. Each lender sets a cap, and it can change with your credit, occupancy, and property type.

Written by Justin Brown, NMLS #242219

Last updated October 26, 2026

Key takeaways

You usually cannot borrow all of your equity.
Lenders look at CLTV: every loan on the home, plus the new money, compared to its value.
Credit, occupancy, property type, and loan type can all change the cap.
The appraisal sets the value, not an online estimate.
There is no single number. It depends on the file, lender guidelines, and the property.

What Is Home Equity?

Equity is what your home is worth minus what you owe on it.

If your home is worth more than your loans, the gap is your equity.

What Does CLTV Mean?

CLTV stands for combined loan-to-value.

Add up every loan on the home. Your first mortgage. Any second. Plus the new money you want.

Then compare that total to your home’s value.

Lenders cap that number. Whatever room is left under the cap is roughly what you may be able to pull.

What Changes How Much Equity You Can Pull?

The cap is not one number for everyone. Things that can change it:

Credit. Stronger credit can open more room.
Occupancy. A home you live in is often treated differently from a rental.
Property type. Some properties are harder to lend on.
The loan type. A HELOC and a cash-out refi can have different limits. See our HELOC loans in California page.

There is no single number I can give you here. Your limit depends on the file, lender guidelines, and the property. Guidelines also change. The only way to know is to look at your actual situation.

How Do You Figure Out How Much Equity You Can Pull?

Here is the simple way to think about it. Step by step.

Start with what your home may be worth. The appraisal decides this, not an online estimate.
Add up every loan on the home. Your first mortgage, plus any second.
Add the new money you want. That is part of the total too.
Compare the total to the value. That is your CLTV.

Whatever room is left under the lender’s cap is roughly how much equity you can pull.

So the answer to how much equity can you pull is not one number. It is your numbers, run against lender guidelines. That is why I look at the file before anyone plans around a figure.

Why Does the Appraisal Matter So Much?

Your value drives the whole math.

If the appraisal comes in lower than you hoped, the room under the cap shrinks. If you guessed high, you can end up short.

That is why I tell people not to plan around an online estimate. Get a real number first.

Do You Work With Southern California Homeowners?

We work with homeowners across Los Angeles, Orange, Riverside, San Bernardino, and San Diego counties. Our office is in La Verne.

Who Is This Guide For?

Homeowners thinking about a HELOC or cash-out refi.
People who want a realistic number before they apply.

Next step: compare your options in the main guide, HELOC vs Cash-Out Refinance in Southern California

What Mistakes Should You Avoid?

Thinking all your equity is available. Lenders cap how much you can borrow.
Forgetting your second loan. CLTV counts every loan on the home.
Guessing your home’s value. The appraisal decides, not an online estimate.
Treating a rental like your primary. Limits can be different.

How Much Equity Can You Pull FAQ

What is CLTV?

Combined loan-to-value. It is the total of all loans on your home, including the new one, compared to your home’s value.

Can I borrow all of my home equity?

Usually not. Lenders set a cap on CLTV, so you can typically borrow only part of your equity, subject to underwriting.

Does my credit score affect how much I can pull?

It can. Credit is one of the things that can change how much a lender allows.

Is it different for a rental property?

It can be. Lenders often treat a home you live in differently from an investment property.

Related Guides

Want a Real Number?

Tell me roughly what your home is worth and what you owe on it. I will help you see what may be available.

Justin Brown Mortgage Broker | Real Estate Investor LoansByJB | The Nuhome Team 909-833-3200 | jbrown@nuhometeam.com

Justin Brown, NMLS #242219. The Nuhome Team is a DBA of Loan Advisor Group Inc., NMLS #1647915, CA DRE #02039443. 1025 N Sentinel Dr, Suite 200, La Verne, CA 91750. Payment examples are for illustration only and are not a loan offer or commitment to lend. Rates and terms change daily and are subject to credit approval, underwriting, and property review. Equal Housing Opportunity.