Home values have climbed steadily in Florida over the past few years, and many homeowners are now sitting on more equity than ever before. If you’re looking to put that equity to work—without refinancing your current mortgage—a Home Equity Line of Credit (HELOC) could be the answer.
But what if you need access to more than the typical 70–80% of your home’s value? Some lenders are now offering HELOCs up to 90% of your home’s value, giving you the flexibility to borrow more without a complete mortgage overhaul.
Here’s what that really means—and how you can qualify.
What Is a HELOC and How Does It Work?
A HELOC (Home Equity Line of Credit) allows you to borrow against the equity in your home, using it like a revolving line of credit. Instead of receiving a lump sum, you’re approved for a credit limit that you can draw from as needed.
The draw period typically lasts 5 to 10 years, during which you can use the funds and only pay interest on the amount you’ve borrowed. After that comes the repayment period, where monthly payments cover both interest and principal.
HELOCs are popular because they offer:
- Flexible access to funds
- Lower interest rates than credit cards
- No requirement to refinance your existing mortgage
For homeowners who’ve seen their property values rise, this can be one of the smartest ways to unlock capital.
What Does “Up to 90% of Home Value” Really Mean?
Let’s say your home is worth $400,000, and your current mortgage balance is $200,000. That means you have $200,000 in equity.
Now, if a lender allows a HELOC up to 90% of your home’s value, that would mean you could borrow up to $360,000 total across all mortgage balances.
So:
- $360,000 (90% of $400K)
- Minus your current mortgage of $200,000
- Leaves $160,000 potentially available as a HELOC
This figure is referred to as your CLTV, or Combined Loan-to-Value ratio. It includes both your current mortgage and the HELOC.
Most traditional lenders cap HELOCs at 80% CLTV. But there are credit unions, online lenders, and specialized mortgage companies willing to offer higher limits—sometimes as high as 85% or even 90%, depending on your financial profile.
Can You Really Get a HELOC Up to 90% of Your Home’s Value?
Yes, but it’s not automatic. High-LTV HELOCs are available, but only to borrowers who meet certain criteria. Since lenders are taking on more risk by allowing you to borrow more of your home’s value, they typically look for a stronger financial profile.
You’re more likely to qualify if you have:
- A credit score of 720 or higher
- Stable income and low debt-to-income ratio
- Solid payment history on your current mortgage
- A property in a stable or appreciating area (which much of Florida qualifies for)
Even then, your lender may require a full appraisal and more documentation than a standard HELOC.
Pros and Cons of High-LTV HELOCs
Borrowing up to 90% of your home’s value can be powerful, especially if you need a large sum for a major life event or opportunity. But it’s important to understand both the advantages and the trade-offs.
Pros:
- Access More Funds: Especially helpful if you have major renovation plans, business investments, or medical expenses.
- No Need to Refinance: You don’t have to give up your current mortgage rate just to get access to equity.
- Still Lower Than Other Debt: Even at a higher LTV, HELOC interest rates are typically lower than credit cards or unsecured personal loans.
Cons:
- Higher Interest Rates: The more you borrow compared to your home’s value, the higher the lender’s risk—which means you may get a slightly higher rate than someone borrowing at 80% LTV.
- Less Equity Cushion: With less buffer between your loan balance and home value, you’re more exposed if property values drop.
- Potential for Overleveraging: It’s easier to borrow more than you need when the limit is high. Having a clear plan for the funds is key.
Average Rates for 90% LTV HELOCs
As of March 2025, most lenders offering high-LTV HELOCs (85–90%) are pricing them between 9.25% and 10.75% for borrowers with excellent credit.
Here’s a general breakdown:
- 740+ credit score: 9.25% – 9.75%
- 700–739: 9.75% – 10.25%
- 660–699: 10.25% – 10.75%
These rates are slightly higher than standard 80% LTV HELOCs, which often fall in the 8.00% – 9.25% range.
Some lenders offer fixed-rate options for a portion of your HELOC balance, giving you more predictability on large draws. Others offer interest-only payments during the draw period, which can keep monthly costs low while you plan how to use the funds.
What You Can Do With a High-LTV HELOC
When you can access up to 90% of your home’s value, your options open up in a big way. Here are some of the most common and strategic ways Florida homeowners are using high-LTV HELOCs:
Home Renovations
Whether you’re upgrading your kitchen, replacing an aging roof, or adding storm-resistant features, a HELOC lets you reinvest in your property without draining your savings.
Paying Off High-Interest Debt
Using your home equity to consolidate credit card or personal loan debt can result in significant interest savings. Even at higher HELOC rates, it’s often cheaper than unsecured debt.
Emergency Reserves
Some homeowners set up a HELOC as a safety net. You’re not required to draw from it, but having the funds available offers peace of mind—especially during hurricane season or unexpected life events.
Business Investment or Property Purchase
Accessing extra equity can help fund a business idea, down payment on a second property, or other large investment without needing a full refinance or separate loan.
Education or Life Milestones
Whether it’s tuition, a wedding, or helping a family member, a HELOC can make these expenses more manageable when planned out wisely.
Are There Florida Lenders Offering 90% HELOCs?
Yes, but not every bank or lender is willing to go that high. Most traditional banks stop at 80% LTV, and occasionally 85%. However, some credit unions, online lenders, and specialized mortgage providers in Florida do offer HELOCs up to 90% of your home’s value.
For example:
- Some local credit unions in Florida offer high-LTV HELOCs for long-time members with excellent credit.
- Certain online lenders and fintech mortgage companies are more flexible with CLTV limits, especially if you have a strong income and low debt load.
- Private lenders may also offer these programs—but often with higher fees and less favorable terms.
That’s where working with a knowledgeable, connected team makes all the difference.
How Select Home Loans Helps You Tap Into More Equity
At Select Home Loans, we’ve helped countless Florida homeowners unlock more of their home’s value—without the confusion or cookie-cutter advice that comes from national lenders.
Here’s how we make it easier:
Access to 90% LTV HELOC Lenders
We’ve built relationships with lenders who are willing to go up to 90% LTV. Whether you’re in Orlando, Miami, Tampa, or a smaller Florida town, we know who’s offering the best terms right now.
Strategic Guidance
It’s not just about getting the money—it’s about using it wisely. We help you assess your goals, weigh options, and structure your HELOC in a way that supports long-term financial stability.
Local Market Expertise
Florida’s housing market has unique trends and risks. From property insurance rules to local appraiser availability, we walk you through every step with confidence and clarity.
Fast and Transparent Process
We handle the paperwork, keep you updated, and work quickly to move from application to funding—without leaving you guessing.
Steps to Get a 90% LTV HELOC in Florida
Ready to get started? Here’s what the process typically looks like:
1. Estimate Your Home’s Value
We’ll help you get a quick estimate or arrange a full appraisal if required.
2. Review Your Credit and Financials
A solid credit score and income history will help you qualify for the best terms.
3. Choose the Right Lender
We compare multiple lenders to find the one offering the best HELOC for your situation—including those willing to go up to 90% of your home’s value.
4. Apply and Submit Documentation
You’ll provide basic income, asset, and mortgage details—no surprises here.
5. Approval, Appraisal, and Closing
Once approved, funds are available during the draw period, and you can start using your HELOC when you’re ready.
Conclusion
Accessing up to 90% of your home’s value through a HELOC gives you the flexibility to fund major life goals without refinancing your entire mortgage. But these high-LTV options aren’t available everywhere—and qualifying requires the right financial profile and lender connection.
That’s where Select Home Loans comes in. We help you find the right lender, structure your loan properly, and make sure you’re set up for success—not just now, but long-term.
Ready to see how much equity you can access? Reach out today for a personalized HELOC quote tailored to your home and goals.
