HELOC and home equity loan rates Monday, January 12, 2026: Lower rates can give your budget some breathing room

Core Insights - Current national average rates for home equity lines of credit (HELOC) and home equity loans (HEL) are decreasing, making second mortgage options more affordable for homeowners [1] - The average HELOC rate is currently 7.25%, down 19 basis points from the previous month, while the average home equity loan rate is 7.56%, a decrease of three basis points [2] Group 1: Rate Trends - The Federal Reserve estimates that homeowners have $36 trillion of equity locked in their homes, indicating a significant opportunity for homeowners to access this equity through second mortgages [4] - HELOC rates are based on an index rate plus a margin, with the current prime rate at 6.75%, leading to potential HELOC rates around 7.50% depending on lender margins [5] - Average national HELOC rates can include introductory rates that may only last for a limited time before becoming adjustable [6] Group 2: Product Comparison - A HELOC allows homeowners to draw from an approved line of credit as needed, while a home equity loan provides a lump sum [3] - Homeowners with low primary mortgage rates may find it advantageous to obtain a HELOC or HEL without sacrificing their favorable mortgage rate [11] - The best HELOC lenders offer low fees and flexible credit lines, while the best home equity loan lenders provide fixed rates for the duration of the repayment period [8][9] Group 3: Financial Implications - For a $50,000 HELOC at a 7.50% interest rate, the monthly payment during the 10-year draw period would be approximately $313, but this rate is variable and may increase during the repayment period [12] - Homeowners can utilize cash drawn from their equity for various purposes, including home improvements and repairs, making this an opportune time to consider a HELOC or HEL [11]