HELOC and home equity loan rates today, January 21, 2026: Lowest since late 2022

Core Insights - Home equity lines of credit (HELOCs) and home equity loans (HELs) are largely unaffected by bond market volatility, with rates driven by the prime interest rate, which is currently at its lowest since late 2022 [1] Group 1: Current Rates - The national average monthly HELOC rate is 7.25%, while the average rate for a home equity loan is 7.56%, based on applicants with a minimum credit score of 780 and a maximum combined loan-to-value ratio of 70% [2][11] - FourLeaf Credit Union is offering a HELOC rate of 5.99% for 12 months on lines up to $500,000, which will convert to a variable rate of 7.25% later [8] Group 2: Home Equity Insights - Homeowners have approximately $34 trillion in home equity as of Q3 2025, just below a record high, and with mortgage rates near 6%, many homeowners are unlikely to sell their homes or pursue cash-out refinancing [3] - Accessing home equity through a second mortgage can be a viable alternative for homeowners looking to utilize their home’s value [3] Group 3: Pricing Mechanism - Home equity interest rates differ from primary mortgage rates, being based on an index rate plus a margin, often the prime rate, which has recently fallen to 6.75% [4] - Lenders have flexibility in pricing second mortgage products, and rates can vary significantly based on credit score, existing debt, and the credit line relative to home value [5] Group 4: Considerations for Borrowers - It is advisable for borrowers to shop around for the best HELOC or HEL lenders, focusing on low fees, fixed-rate options, and generous credit lines [7] - The best home equity loan lenders may be easier to identify due to the fixed rate lasting throughout the repayment period, providing a single rate to consider [8] Group 5: Payment Structure - For a $50,000 home equity line of credit at a 7.50% interest rate, the monthly payment during the 10-year draw period would be approximately $313, but the variable nature of HELOC rates means payments may increase during the 20-year repayment period [13]