HELOC vs. Cash-Out Refinance: Which Is Right for You?

A home equity line of credit (HELOC) and a cash-out refinance are both common ways to turn your come equity’s into cash, but they work in very different ways.

Both can help you fund major renovations to your home, consolidate debt, or take on major expenses like education.

But whether you pursue a HELOC or a cash-out refinance will ultimately depend on your personal finances, your timeline, and whether you want to keep your existing mortgage rate or replace.

Quick Definitions: HELOC vs. Cash-Out Refinance

A HELOC and a cash-out refinance might have similar functions, but they work very differently.

The biggest difference between the two is that a HELOC serves as a second loan on top of your existing mortgage, while a cash-out refinance fully replaces your existing mortgage with a new one.

HELOC (Home Equity Line of Credit):
A type of home equity loan that functions as a revolving line of credit secured by your home. You can borrow, repay, and borrow again during a set draw period, usually with variable interest rates. You repay what you owe during a repayment period.

Cash-out refinance:
A refinance that replaces your current mortgage with a new, larger mortgage. You receive the difference between the new loan amount and what you still owe as a lump sum at closing.

If you’re looking for a fixed-rate option to tap into your equity without refinancing, you should look into home equity loans .

The table below outlines more differences between HELOCs and cash-out refinances.

Interest Rates and Payment Structures

HELOC rates and payments

HELOC rates tend to be variable, meaning they change over the life of the loan. That means a HELOC can start out affordable, but is subject to rate and payment volatility beyond your control.

HELOCS are broken down into two main sections: A draw period where you can access your cash, and a repayment period where borrowing usually stops and you pay back what you borrowed.

During the draw period, which typically ranges from three to 10 years, you might only pay interest on what you borrow. During the repayment period, which can range from 10 to more than 20 years, you’ll pay both principal and interest. That means that payments can increase when the repayment period begins.

Cash-out refi rates and payments

A cash-out refi generally has a fixed-rate, stable payment schedule.

That means payments are predictable throughout the life of the loan. Keep in mind that your monthly mortgage payment can rise with a cash-out refinance since it’s replacing your existing mortgage with a new one.

If you started your current mortgage when post-pandemic rates were low, for example, your payment would likely rise if you refinanced in the current higher-rate environment.

Access to Funds and Flexibility

Whether you choose a HELOC or a cash-out refinance ultimately comes down to your personal needs.

Choose a HELOC if you want flexibility

A HELOC is a better fit when you’re funding a phased renovation, want a standby credit line, or your total costs are uncertain or spread over time.

Choose a cash-out refi if you want a lump sum

A cash-out refinance is better when you need a large amount all at once, prefer one loan and one payment, and when refinancing also improves your overall mortgage picture.

If you want to change your mortgage term or take advantage of lower rates, for example, a cash-out refinance is a strong way to do that while also tapping into your equity.

Closing Costs and Time to Fund

Exact closing costs and time to fund will vary by lender and your personal circumstances, but as a general rule of thumb, HELOCs tend to be more affordable since they’re a second loan rather than a full refinance of your original mortgage.

Eligibility and Borrowing Limits

Both cash-out refinances and HELOCs are limited by how much equity you have in your home and by lender underwriting standards, but those limits differ between the two products.

How equity limits work

Most lenders use a loan-to-value framework to cap how much a homeowner can borrow, typically in the 80% to 85% range, though exact limits vary by lender, loan program, and borrower profile.

In a Cash-out refinance: The limit applies to th size of the new mortgage after refinancing. Because the existing loan is paid off and replaced, lenders look at how large the new loan is relative to the home’s value. In many states and for many conventional programs, that cap is similar to a loan-to-value limit, often around 80% to 85%.

In Texas, for example, state law requires that the new loan cannot exceed 80% of the home’s market value, meaning the borrower must retain at least 20% equity after closing.

In a HELOC: Limits are typically based on combined loan-to-value (CLTV), which includes the existing mortgage balance plus the full HELOC credit line, whether or not you draw the line in full. This means the amount you qualify for depends on how much you still owe on your first mortgage and how much total debt your home can support up to a maximum CLTV threshold set by the lender.

For example, with an 85% CLTV cap on a $400,000 home, the total of the first mortgage and the HELOC credit limit generally cannot exceed $340,000.

Other factors lenders look at

Lenders also evaluate the borrower’s overall financial profile for both a HELOC and a cash-out refinance.

• Credit score and credit history

• Debt-to-income (DTI) ratio

• Income stability and documentation

• Appraised home value and remaining mortgage balance

• Occupancy status, with primary residences often qualifying for better terms than second homes or investment properties

So both options are limited by equity, but cash-out refinances cap how large your new mortgage can be, while HELOCs cap how much total secured debt your home can support.

HELOC and Cash-Out Refi Pros and Cons

HELOC

• Flexible access to funds (draw when needed)

• Pay interest only on what you use

• Often lower upfront costs than refinancing

• Can be ideal for phased projects

Cons

• Often variable rates → payment uncertainty

• Two payments (your mortgage + HELOC)

• Payment can jump after the draw period ends

• Home is collateral (missed payments can risk foreclosure)

Cash-Out Refinance

Pros

• One loan, one payment (simpler budgeting)

• Often fixed-rate predictability

• Can consolidate debt and restructure your mortgage at the same time

• Potentially beneficial if you’re replacing a higher-rate mortgage (market-dependent)

Cons

• Higher closing costs vs. many HELOCs

• Resets your mortgage term (you may extend payoff timeline)

• You might lose a great existing mortgage rate

• You pay interest on the full cash-out amount immediately

When to Choose a HELOC vs. Cash-Out Refinance

A HELOC may be better if you:

• Want ongoing access to funds for staged expenses

• Plan to borrow intermittently, not all at once

• Want to keep your current mortgage rate, especially if it’s low.

• Can handle potential rate/payment changes

A cash-out refinance may be better if you:

• Need a large lump sum now

• Prefer fixed payments and long-term predictability

• Want to simplify into one monthly payment

• Benefit overall from refinancing, like with a better loan term or a lower rate, even after costs

The Bottom Line

A HELOC is usually best when you want flexible, as-needed access to funds and prefer not to touch your current mortgage. A cash-out refinance is usually best when you want a lump sum and the simplicity of a single loan, especially if refinancing improves your mortgage overall.

The right answer depends on your goals, your existing mortgage rate, and how much payment stability you need.

Frequently Asked Questions

What is the main difference between a HELOC and a cash-out refinance?

A HELOC is a revolving second mortgage you can draw from as needed while keeping your existing mortgage. A cash-out refinance replaces your current mortgage with a larger one and gives you cash as a lump sum.

How do closing costs compare?

Cash-out refinances often have higher closing costs similar to a traditional refinance. HELOCs often have lower upfront costs, but fees vary by lender and product.

How do monthly payments differ?

A cash-out refinance usually results in one new mortgage payment. A HELOC keeps your original mortgage payment and adds a second payment for the line of credit.

Which option offers more flexibility?

A HELOC. You can borrow, repay, and borrow again during the draw period.

When is it better to choose a HELOC over a cash-out refinance?

When you want flexibility for phased expenses, prefer to keep an existing low mortgage rate, and can manage potential rate changes.