The most useful cash-out refinance result is the amount you could actually receive after paying off your current mortgage and accounting for estimated closing costs.
Then look at the replacement loan. A cash-out refinance changes more than your equity position. It can change your mortgage balance, interest rate, monthly principal-and-interest payment and payoff timeline.
Cash-Out Refinance Calculator Basics
| Input Or Result |
What It Means |
| Home Value |
The estimated value used to calculate the refinance LTV |
| Current Mortgage Balance |
What you currently owe on the first mortgage, used as an estimate of the amount that must be paid off |
| Target Refinance LTV |
The percentage of the home's value used to limit the replacement mortgage in the calculator scenario |
| Maximum New Loan |
Home value multiplied by the selected LTV |
| Closing Costs |
Estimated refinance costs that reduce net proceeds when they are financed within the same LTV limit |
| Net Cash Available |
Estimated cash remaining after the current mortgage and modeled closing costs are accounted for |
| New Monthly P&I |
Estimated principal-and-interest payment on the replacement mortgage |
| Payment Change |
The difference between the current and modeled new principal-and-interest payments |
How Much Cash Can You Take Out With A Cash-Out Refinance?
A cash-out refinance generally works by replacing your current mortgage with a larger one. Part of the new loan pays off the existing mortgage, and the remaining proceeds are used for the cash you receive and applicable transaction costs.
The calculator above uses an LTV limit to estimate the maximum replacement mortgage.
Maximum new mortgage = Home value × Target LTV
Then it estimates available cash:
Estimated net cash = Maximum new mortgage − Current mortgage balance − Financed closing costs
For example, suppose your home is worth $500,000 and you model an 80% LTV:
$500,000 × 80% = $400,000 maximum new mortgage
If you owe $275,000 and estimate $8,000 in closing costs:
$400,000 − $275,000 − $8,000 = $117,000 estimated net cash available
This is a planning estimate. Your lender will use the property value accepted during underwriting and the actual payoff and transaction amounts.
Why The Calculator Uses An 80% LTV Scenario
Loan-to-value ratio, or LTV, compares the new mortgage amount with the home's value.
Fannie Mae and Freddie Mac are government-sponsored enterprises that purchase mortgages from lenders and set many conventional loan guidelines. Their standard cash-out refinance guidelines currently allow up to 80% LTV on a one-unit primary residence.
You can review the current Fannie Mae Eligibility Matrix and Freddie Mac LTV guidelines.
That makes 80% useful for modeling a common conventional primary-residence scenario. It is not a universal refinance limit.
Fannie Mae and Freddie Mac use lower maximum LTV ratios for some other cash-out transactions, including certain second homes, investment properties and properties with multiple units. Other mortgage programs also have their own rules.
Gross Cash Available vs. Net Cash Proceeds
There is an important difference between the equity that mathematically fits beneath an LTV limit and the amount of money you could actually receive.
Suppose an 80% LTV calculation leaves $125,000 between your current mortgage balance and the maximum replacement loan.
If $8,000 of closing costs are financed within that same maximum loan amount, the modeled proceeds fall to $117,000.
The closing costs on a cash-out refinance can therefore affect both how much you borrow and how much cash is left after the transaction.
Your actual mortgage payoff can also differ from the principal balance shown on your most recent statement because the final payoff amount can include interest accrued through the payoff date and other applicable amounts.
Why Your Current Mortgage Rate Matters
A cash-out refinance does not leave your existing first mortgage in place. It pays off that mortgage and replaces it with a new loan.
That creates an important tradeoff when your current mortgage carries a significantly lower rate than the new refinance.
Suppose you currently owe $300,000 at 3.5% and want to access another $75,000 of equity. If the new cash-out refinance rate is 6.5%, you are not borrowing only the additional $75,000 at 6.5%. For a realistic rate to enter, start with today’s cash-out refinance rates.
The replacement mortgage applies the new rate to the entire new loan balance, including the roughly $300,000 used to replace the lower-rate mortgage.
This is why the calculator should show your current and new mortgage side by side:
| Current Mortgage |
Cash-Out Refinance |
| Current balance |
Larger replacement balance |
| Current interest rate |
New refinance rate |
| Current remaining term |
New selected loan term |
| Current P&I |
New estimated P&I |
The payment difference does not tell the entire story if the refinance also extends the payoff date. Compare the remaining cost of your current mortgage with the proposed replacement loan rather than comparing monthly payments alone.
Cash-Out Refinance vs. HELOC When You Have A Low Mortgage Rate
A home equity line of credit, or HELOC, accesses equity without replacing the existing first mortgage. That creates a different structure from a cash-out refinance.
If your current first mortgage has a rate you want to preserve, a HELOC allows that loan to remain in place while adding separate home-secured debt.
A cash-out refinance combines the existing mortgage payoff and the additional borrowing into one replacement mortgage.
| Cash-Out Refinance |
HELOC |
| Replaces the existing first mortgage |
Generally leaves the existing first mortgage in place |
| New rate applies to the replacement mortgage balance |
HELOC pricing applies to the separate credit line |
| Provides proceeds through a new closed-end mortgage |
Provides revolving access to an approved credit line during the draw period |
| Typically one first-mortgage payment after closing |
Creates a separate payment in addition to the existing first mortgage |
Neither structure is automatically cheaper. HELOC rates and payment structures differ from first mortgages, and a cash-out refinance can have different closing costs, terms and pricing.
The HELOC vs. cash-out refinance comparison for homeowners with a low mortgage rate focuses specifically on this tradeoff. You can also compare the broader differences between a HELOC and cash-out refinance.
How To Compare A Cash-Out Refinance With A HELOC
For a meaningful comparison, use the same amount of cash and look at what happens to both your existing mortgage and the new borrowing.
A cash-out refinance comparison should include:
- Your current mortgage balance and rate
- Your current remaining term and principal-and-interest payment
- The new cash-out refinance amount
- The new mortgage rate and term
- Estimated closing costs
- Net cash proceeds
A HELOC scenario should keep the existing first mortgage intact and separately account for the amount borrowed, HELOC rate and applicable payment structure.
Simply comparing a cash-out refinance rate with a HELOC rate can be misleading because the two rates apply to different amounts of debt.
How Closing Costs Affect Cash-Out Refinance Proceeds
Closing costs reduce the economic value of the transaction whether you finance them or pay them separately.
If costs are added to the replacement mortgage, they use some of the borrowing room available beneath the applicable LTV limit. That can reduce the amount left for cash proceeds.
If you pay costs separately, the new mortgage may be smaller, but you are using your own cash to complete the refinance.
When comparing scenarios, keep three numbers separate:
- Gross borrowing room: The difference between the modeled maximum loan and current mortgage payoff.
- Closing costs: The estimated cost of completing the refinance.
- Net proceeds: The estimated amount remaining for you after the modeled payoff and costs.
How To Use The Cash-Out Refinance Calculator
Enter A Realistic Home Value
The home value affects both LTV and available equity. An estimate that is substantially higher than the value accepted during underwriting can overstate potential cash proceeds.
Use Your Current Mortgage Balance
Use the unpaid principal balance from a recent mortgage statement as your planning input. The final payoff figure can differ slightly at closing.
Choose A Target LTV
The calculator uses the selected LTV to determine how large the replacement mortgage can be under that scenario.
Use 80% when you want to model a standard one-unit primary-residence conventional scenario. A different transaction can require a lower limit.
Enter The New Refinance Rate
Use a rate that reflects the refinance scenario you are actually considering. Then compare it with your existing mortgage rate rather than looking at the new rate by itself.
Add Closing Costs
Including estimated closing costs gives you a more useful net-proceeds figure than simply subtracting your current balance from the maximum modeled loan.
What Can Reduce Your Actual Cash-Out Amount?
The mathematical equity available at a given LTV does not guarantee that you can borrow that amount.
Your actual refinance can be affected by:
- The property value accepted during underwriting
- The maximum LTV allowed for the loan and property
- The mortgage amount and applicable loan limits
- Your income and existing debts
- Your credit profile
- Closing costs and payoff amounts
- Other loan-program and lender requirements
A lower appraisal is especially important because it reduces the dollar amount represented by the same LTV percentage.
What The Calculator Cannot Tell You
The calculator estimates proceeds and principal-and-interest payments from the assumptions entered. It does not determine whether the refinance will be approved or whether replacing your current mortgage makes financial sense.
It also does not fully capture the cost of extending your repayment period. Replacing a mortgage with 20 years remaining with a new 30-year mortgage can reduce the payment in some scenarios while extending how long interest is paid.
Compare the remaining cost and payoff date of your existing mortgage with the proposed new loan, particularly when the new interest rate is higher.
The Bottom Line
A cash-out refinance calculator should answer two questions: how much cash could be left after paying off the existing mortgage and closing costs, and what happens to your mortgage in exchange for that cash.
An 80% LTV scenario provides a useful starting point for many conventional one-unit primary-residence refinances, but the actual maximum depends on the loan, occupancy and property type.
Pay close attention to the interest rate on the mortgage being replaced. If your current rate is substantially lower than the proposed refinance rate, compare the cost of repricing the entire first-mortgage balance with alternatives that leave the existing mortgage in place.
Frequently Asked Questions
How Much Cash Can I Take Out With A Cash-Out Refinance?
The amount depends on your home value, current mortgage payoff, applicable maximum LTV and transaction costs. This calculator uses an 80% LTV scenario to estimate the maximum replacement mortgage and then subtracts the existing mortgage balance and modeled closing costs.
Can You Take Out 80% Of Your Home's Value?
Not exactly. An 80% LTV means the total new mortgage can equal 80% of the home's value under that scenario. Your existing mortgage must be paid off from that amount, and closing costs can further reduce the cash proceeds you receive.
Is 80% The Maximum LTV For Every Cash-Out Refinance?
No. Fannie Mae and Freddie Mac permit up to 80% LTV for standard cash-out refinances on one-unit primary residences, but lower maximums apply to some other property and occupancy types. Other loan programs and lenders can use different limits.
Do Closing Costs Reduce The Cash I Receive?
They can. When closing costs are financed within the new mortgage and the loan is already constrained by an LTV limit, those costs use part of the available borrowing capacity and reduce the amount left for cash proceeds.
Why Does A Cash-Out Refinance Affect My Existing Mortgage Rate?
A cash-out refinance pays off and replaces the existing first mortgage. The new interest rate therefore applies to the replacement mortgage balance rather than only to the additional cash you receive.
Is A HELOC Better If I Have A Low Mortgage Rate?
A HELOC can preserve the existing first mortgage because it is separate home-secured financing. That can be useful when the first mortgage has a low rate, but HELOC pricing, payments, fees and rate risk also need to be compared with the proposed cash-out refinance.
Does A Cash-Out Refinance Increase My Monthly Payment?
It can, but not in every scenario. The payment depends on the new loan amount, interest rate and term. A longer term can sometimes offset part of the payment increase from borrowing more, while also extending the repayment period.
Is Cash Available The Same As Home Equity?
No. Home equity is the difference between the home's value and debt secured by it. Cash available through a refinance is generally lower because the new mortgage is subject to an LTV limit and transaction costs can reduce the proceeds.
Does The Calculator Tell Me If A Cash-Out Refinance Is Worth It?
No. It estimates the numbers under the assumptions entered. Compare the new payment, interest rate, loan term, closing costs, net proceeds and remaining cost of your current mortgage before deciding between refinance and home-equity options.
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