Combined Loan-to-Value Calculator
LTV across first mortgage plus second loan.
Calculate combined loan-to-value across a first mortgage and a second loan or home equity line. Enter first mortgage balance to see combined ltv.
What this tool does
Enter first and second loan balances plus property value. The tool shows combined LTV.
Enter Values
Formula Used
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Disclaimer
Results are estimates for educational purposes only. They do not constitute financial advice. Consult a qualified professional before making financial decisions.
Combined LTV is what second-mortgage lenders actually care about. A 200,000 first mortgage plus a 40,000 home equity line on a 300,000 property = 80% combined LTV. Above 80-85% combined LTV, most lenders stop offering new second loans. Knowing your combined LTV is the first step before shopping for home equity financing.
Run it with sensible defaults
Using first mortgage balance of 200,000, second loan / heloc balance of 40,000, property value of 300,000, the calculation works out to 80.00%. Nudge the inputs toward your own situation and the output recalculates instantly. The defaults are meant as a starting point, not a recommendation.
The levers in this calculation
The inputs — First Mortgage Balance, Second Loan / HELOC Balance, and Property Value — do not pull with equal force. Not every input has equal weight. Flip one at a time toward extreme values to feel which ones move the needle most for your situation.
How the math works
Combined loan balances divided by property value. Standard second-mortgage underwriting metric. The working is transparent — you can verify every step yourself in the formula section below. No black box, no opaque "proprietary model".
Stress-testing the plan
Run the calculation at your current rate, then run it again at a rate 2–3 percentage points higher. That's roughly what a product reset could bring at renewal, and it's a useful check on whether you can afford the mortgage in a higher-rate world, not just today's.
What this doesn't capture
The figure excludes arrangement fees, valuation costs, legal fees, insurance, and any early-repayment charges — those can add several thousand to the headline cost. Rate changes at renewal for fixed-term deals will shift the picture further. Use this for the core interest/principal math and add the other costs on top.
Combined LTV produces a percentage based on the inputs provided.
Inputs
This example uses typical values for illustration. Adjust the inputs above to match a specific situation and see how the result changes.
Sources & Methodology
Methodology
Combined loan balances divided by property value. Standard second-mortgage underwriting metric.
References
Frequently Asked Questions
Why does combined LTV matter more than LTV?
What's the typical limit?
Does a HELOC count even if unused?
Can I get below 80% fast?
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