Best HELOC Lenders of May 2024 | U.S. News

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Best HELOC Lenders of 2024

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Learn how you can tap your home's equity with a HELOC loan to fund major life expenses at a low interest rate.

Learn how you can tap your home's equity with a HELOC loan to fund major life expenses at a low interest rate.

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Farmers Bank of Kansas City

4.7

2024 Award Winner: Refinance Lender
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New American Funding

4.7

2024 Award Winner: Fast Closing
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PenFed Credit Union

4.8

2024 Award Winner: First-Time Homebuyers
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U.S. Bank Mortgage

4.7

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Chase

4.6

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Guaranteed Rate

4.8

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PNC Bank

4.3

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Navy Federal Credit Union

4.6

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First Horizon Bank

3.8

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OneTrust Home Loans

4

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2024 Award Winner: Refinance Lender Best Feature
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2024 Award Winner: Fast Closing Best Feature
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2024 Award Winner: First-Time Homebuyers Best Feature
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Farmers Bank of Kansas City

NMLS #613839

4.7

U.S. News Rating

Minimum FICO Credit Score
620
Minimum Down Payment
3%
Loan Types Offered
Conventional, FHA, VA...
Show More
Mortgage Rates
Lower than industry a...
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Why We Picked This

Farmers Bank of Kansas City is a branch of Farmers Bank & Trust. While it started with a focus on agricultural lending, today it offers a range of lending products, including home and business loans.

Pros

  • Online application process that allows you to view your loan status 24/7.

  • Possible to communicate with the lender via text, phone call or email.

Cons

  • Limited branch locations.

  • No automatic payment discount.

Alternative to Farmers Bank of Kansas City

Citizens mortgages are a good alternative if you want a discount for automatic payments. Citizens offers a 0.125 percentage point interest rate discount to eligible mortgage borrowers who set up automatic payments, but you may need to pay from a Citizens checking account depending on where you live.

See full profile »

New American Funding

NMLS #6606

4.7

U.S. News Rating

Minimum FICO Credit Score
580
Minimum Down Payment
3%
Loan Types Offered
Conventional, FHA, VA...
Show More
Mortgage Rates
Same as industry aver...
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Why We Picked This

New American Funding is a mortgage lender offering a variety of home loan options to homebuyers and homeowners nationwide except for Hawaii and New York. The company, founded in 2003 and based in Tustin, California, has originated more than $66 billion in mortgages to date.

Pros

  • The lender has multiple mortgage options, including low- and no-down-payment loans.

  • Specializes in loans to minority borrowers.

  • Ability to choose between fixed- or adjustable-rate mortgages.

Cons

  • Fees aren't disclosed unless you're applying for a mortgage.

Alternative to New American Funding

If you don't want any surprises on fees, Ally Bank is a good alternative. Ally Bank charges no lender fees on its mortgages.

See full profile »

PenFed Credit Union

4.8

U.S. News Rating

Minimum FICO Credit Score
620
Minimum Down Payment
0% for VA loan
Loan Types Offered
Conventional, FHA, VA...
Show More
Mortgage Rates
Lower than industry a...
Show More

Why We Picked This

Pentagon Federal Credit Union, widely known as PenFed, offers borrowers access to many types of mortgages: conventional, adjustable rate, jumbo and Department of Veterans Affairs, plus refinancing loans and home equity lines of credit. The financial institution, which serves 2.9 million members, was established in 1935 and is based in Tysons, Virginia.

Pros

  • Receive a broker-paid closing credit of up to $1,500. Choose from a variety of loan types.

Cons

  • Has no Department of Agriculture loans.

  • Requires credit union membership.

Alternative to PenFed Credit Union

For qualifying service members or veterans seeking a Department of Veterans Affairs loan, Veterans United Home Loans is worth considering. Veterans United operates nationwide and specializes in VA loans.

See full profile »

U.S. Bank Mortgage

4.7

U.S. News Rating

Minimum FICO Credit Score
Not disclosed
Minimum Down Payment
0% for VA loan
Loan Types Offered
Conventional, FHA, VA...
Show More
Mortgage Rates
Lower than industry a...
Show More

Why We Picked This

U.S. Bank is based in Minneapolis, Minnesota, tracing its roots back to 1863. The lender provides various banking products and services as well as a handful of mortgage options. The lender offers conventional loans, Federal Housing Administration loans, Department of Veterans Affairs loans, jumbo loans and more.

Pros

  • Provides mortgage loans nationwide.

  • Assists U.S. Bank customers with closing costs.

Cons

  • Doesn't offer personalized rate quotes.

Alternative to U.S. Bank Mortgage

If you want an idea of what your interest rate would be before you apply for a mortgage, TD Bank is worth consideration. TD Bank will give you a personalized rate quote before you apply.

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Chase

4.6

U.S. News Rating

Minimum FICO Credit Score
Not disclosed
Minimum Down Payment
3%
Loan Types Offered
Conventional, FHA, VA...
Show More
Mortgage Rates
Same as industry aver...
Show More

Why We Picked This

Chase, one of the world's largest banks, was founded in 1799 in New York and offers fixed-rate, refinance and other mortgage loans.

Pros

  • Down payments as low as 3% are accepted on conforming loans.

  • Fixed- and adjustable-rate mortgages are available.

Cons

  • Home lending advisors aren't based in every state.

  • The Chase Homebuyer Grant isn't available in all states.

Alternative to Chase

If you need a mortgage loan but can't make a down payment, Alliant Credit Union is worth considering. Alliant Credit Union offers no-down-payment loans to first-time homebuyers, but you'll need excellent credit to qualify.

See full profile »

Guaranteed Rate

4.8

U.S. News Rating

Minimum FICO Credit Score
620
Minimum Down Payment
3%
Loan Types Offered
Conventional, FHA, VA...
Show More
Mortgage Rates
Same as industry aver...
Show More

Why We Picked This

Guaranteed Rate, founded in 2000 and based in Chicago, offers mortgage options including conventional loans, FHA loans, jumbo loans and interest-only loans to customers in all 50 states and Washington, D.C. Borrowers can take advantage of specialized loan products and Guaranteed Rate's online application, documentation and loan payment options.

Pros

  • Gives homebuyers the opportunity to use a fully remote, zero-contact closing process.

  • Offers many types of mortgages.

Cons

  • No traditional home equity loans.

  • No USDA loans.

Alternative to Guaranteed Rate

If you're looking for a home equity loan, Farmers Bank of Kansas City is worth considering. Farmers Bank of Kansas City offers home equity loans and home equity lines of credit of up to a 100% loan-to-value ratio.

See full profile »

PNC Bank

4.3

U.S. News Rating

Minimum FICO Credit Score
620
Minimum Down Payment
3%
Loan Types Offered
Conventional, FHA, VA...
Show More
Mortgage Rates
Higher than industry ...
Show More

Why We Picked This

PNC Bank is one of the largest banks in the United States and serves customers in all 50 states and the District of Columbia. A full-service mortgage lender, PNC offers most mortgage loan product types.

Pros

  • PNC Bank offers multiple mortgage product lines.

  • Low down payment mortgages are available.

  • Its website has tools to help you understand the full cost of homeownership.

Cons

  • PNC Bank does not have physical branches in all 50 states.

Alternative to PNC Bank

If you prefer to work with a credit union over a large bank, PenFed Credit Union is worth considering. PenFed offers a full selection of mortgage products nationwide along with broker-paid closing credits, and anyone can easily join by opening a savings account with the credit union and depositing $5.

See full profile »

hidden

First Horizon Bank

NMLS #472329

3.8

U.S. News Rating

Minimum FICO Credit Score
Not disclosed
Minimum Down Payment
0%
Loan Types Offered
Conventional, VA, USD...
Show More
Mortgage Rates
Rates not advertised

Why We Picked This

Founded as the First National Bank of Memphis in 1864, First Horizon is one of the 40 largest banks in the U.S. as of the end of September 2023, according to the Federal Reserve. First Horizon offers both personal and business banking services including a big selection of home lending products. Home borrowers looking for a government-backed loan, a conventional home loan, or those refinancing or building a new construction can find options with First Horizon.

Pros

  • A wide range of home loan products available to accommodate different types of homebuyers.

  • Also offers refinancing and HELOCs.

  • Banking customers may be eligible for loan discounts.

Cons

  • Does not disclose a lot of loan details like qualifications, rates and fees on the website.

  • Mortgage application process lacks digital tools.

Alternative to First Horizon Bank

CMG Financial is a good alternative if you want a more digital experience. CMG offers a range of digital tools via its website and app that can help you through the mortgage process.

See full profile »

hidden

OneTrust Home Loans

NMLS #46375

4

U.S. News Rating

Minimum FICO Credit Score
620
Minimum Down Payment
Not Disclosed
Loan Types Offered
Conventional loans, F...
Show More
Mortgage Rates
Rates not advertised

Why We Picked This

Founded in 2008, OneTrust Home Loans is a privately owned direct lender that offers a variety of home loan options. This San Diego-based lender, which began as CalCon Mutual Mortgage before rebranding in 2013, places an emphasis on customer service.

Pros

  • The lender offers a variety of home loan options.

  • The portfolio loan program allows more flexibility with qualification criteria.

  • Customers work with a dedicated client manager.

Cons

  • There is a limited number of branch locations.

  • The lender doesn’t publicly disclose fees.

  • The lender doesn’t offer much information about its services and products online.

See full profile »

The average rate for a $30,000 HELOC is at 9.10% as of April 24. This average is based on a 30-year term, a 80% loan-to-value ratio and a 700 FICO score.

This analysis is powered by Bankrate, which gathers data from applicants who prequalify for HELOCs through its website and affiliates.

A home equity line of credit is a form of revolving credit that is secured by your home. Similar to a credit card, you can borrow against the credit line as needed – up to the limit. When you do so, you pay interest on the balance. As you pay the balance down, more of your credit line opens back up.

Unlike a credit card, however, HELOCs have what's known as a draw period. This is the time when you're allowed to spend against your credit limit and are only required to make minimum or interest-only payments. Typically, the draw period lasts 10 years and the repayment period lasts 20 years.

Home equity loans and lines of credit each allow you to borrow against the equity in your home. However, there are some key differences. A home equity loan is dispersed as one lump sum that you pay back in fixed installments over time. A HELOC allows you to borrow as much or as little as you need, when you need it, up to the maximum credit limit. Once the draw period is over, you enter the repayment period. HELOC interest rates are often variable rates, meaning they can adjust up or down over time.

    HELOCs often have lower rates than home equity loans. Plus, if your borrowing needs change month to month, a HELOC is a great way to ensure you have access to credit when you need it.

    Another perk is that HELOC interest may be tax deductible. If you use your HELOC funds to substantially improve your home, you may be able to write off the interest on your taxes.

    On the downside, your property serves as the collateral for a HELOC. That means if you have trouble making payments once the draw period is up, your home could eventually be at risk of foreclosure. In addition, when you borrow against your line of credit, you decrease the equity in your home. If you decide to sell, you'll see a smaller profit since you'll also need to pay off your HELOC. And if home values drop, you could owe more on your house than it's worth.

    Also consider that unlike installment loans, the interest rates on HELOCs are variable. While there's a chance your rate could go down, it's more likely that it will increase.

    • Home equity loan. If you don't anticipate any ongoing borrowing needs and only need to finance a specific expense, you may prefer to take out a home equity loan. This allows you to receive the cash you need up front and then pay it off in fixed monthly installments over five to 30 years.
    • Refinance. Another way to access your home's equity for cash is through cash-out refinancing. This involves taking out a new mortgage loan for more than you currently owe and pocketing the difference to put toward another expense. This can be particularly beneficial if you can qualify for a lower mortgage rate.
    • 0% APR credit card. Some credit cards offer a 0% annual percentage rate to new users for an introductory period that typically lasts 12 to 21 months. If you go this route, it's important to pay off your balance before the introductory period is up. Otherwise, you could rack up interest charges quickly when the rate adjusts.
    • Personal loan. Though they usually come with higher interest rates than HELOCs, personal loans can be a less expensive borrowing option than credit cards. Plus, you don’t have to use your home as collateral, which means it's not at risk of foreclosure if you fall behind on payments.

    Most lenders won't issue a HELOC unless your combined loan-to-value ratio is at most 85%, according to Bank of America. Exact credit score requirements vary by lender. You may be able to qualify for a HELOC with a score of 660, according to Credit Union of Southern California, though some lenders ask for a higher score. A higher score can also help you secure better rates and terms. A lower debt-to-income ratio will leave you in a better position to get a loan.

    Exact credit score requirements vary by lender. You may be able to qualify for a HELOC with a score of 660, according to Credit Union of Southern California, though some lenders ask for a higher score. A higher score can also help you secure better rates and terms.

    Lenders typically require an appraisal when you apply for a HELOC in order to get an accurate property valuation. This is because the value of your home, your mortgage balance and creditworthiness determine whether you qualify. It also helps figure out the amount you can borrow against your home.

    To recap, here are the picks:

    Best HELOC Lenders of 2024