How the Federal Reserve affects HELOCs and home equity loans

The Federal Reserve’s interest rate decisions influence what you pay for variable-rate home equity lines of credit (HELOCs) and new home equity loans. Not you personally, of course — your own financials determine that — but the offers you’ll see lenders advertise, and the general rate trends.

But how? Let’s break down how the Fed’s monetary policy, announced in structured meetings throughout the year, affects how much it’ll cost you to borrow against the ownership stake you’ve built up in your home.

How does a Fed rate affect HELOCs?

When the Fed changes the federal funds rate, the interest rate banks charge each other for overnight loans to meet reserve requirements, it affects other benchmarks — such as the prime rate, the interest lenders charge their largest, most favored clients. The prime usually runs 3 percentage points higher than the fed funds rate. When the fed fund rate moves, the prime rate moves up or down in tandem. Many lenders directly tie the rates on HELOCs and home equity loans to the prime rate — often adding extra percentage points onto them — for the ultimate rate you, the borrower, pay.

The Federal Reserve cut interest rates three times in 2024, sending the average HELOC interest rate to a one-and-a-half-year low, according to Bankrate’s national survey of lenders. HELOCs dropped below 8.3 percent at the beginning of the year and, along with home equity loans, are forecast to retreat further in 2025.

What home equity borrowers should know about the Fed

Because HELOCs usually have variable interest rates, the cost of borrowing can rise or fall with the federal funds rate. If the fed funds rate goes up, your HELOC gets more expensive. When it falls, your HELOC gets less expensive.

Home equity loans, on the other hand, come with fixed rates, so they aren’t as deeply impacted by fed funds rate movement. Once you close the equity loan, your rate won’t change. But of course the rate you get on a new loan reflects the fed funds rate activity and its impact on the prime rate.

If you want stability in your budget, know that with a HELOC, there’s no real way to predict whether rates will rise, fall or stay the same. Not only does your interest rate affect monthly costs; it can also greatly impact how much you pay for the line of credit overall.

Before you open a HELOC, understand the maximum interest rate, when the draw period ends and whether you’re responsible for interest payments only (or not) during this period.

If you already have a HELOC but don’t have a balance (in other words, haven’t drawn from it), rising rates won’t affect your wallet all that much. If you do owe, you’ll have a larger monthly payment to cover, usually within the next two billing cycles. This applies whether you’re in the draw or repayment phase.

If rates do rise, you might want to explore whether you can lock in a fixed rate on a portion of your HELOC balance. This isn’t an option with every lender, and there might be some limitations or fees if it is.

Overall, though, “having a debt repayment plan is the best way to reduce the impact of high HELOC rates,” Greg McBride, CFA, Bankrate’s chief financial analyst, advises.

Home equity loan or HELOC: Which is better?

There’s no single answer. Depending on the Fed’s policy, where interest rates are heading and the nature of your financial needs, one may be more ideal than the other.

HELOCs benefit the most from rate decreases. In the wake of the Fed’s recent cuts this year, a HELOC may be more beneficial than a home equity loan because the rate could drop more dramatically. Also, with a HELOC, you can draw funds as you need them, and you only have to pay interest on the funds you actually take out. So, if you don’t need the full sum on your line of credit upfront, you can take what you need now and wait until rates rates decline further.

“When you’re likely to have ongoing expenses, a HELOC is a good choice, as it allows you to borrow what you need, when you need it,” says Adam Fingerman, vice president of equity lending at Navy Federal Credit Union. “If your lender offers an interest-only option [just repay interest, not principal, during the draw period], it can help keep your monthly payments lower for up to 20 years.”

On the other hand, home equity loans often have lower interest rates than HELOCs — though the gap’s been closing of late. In fact, as of Jan. 29, HELOCs were actually, on average, cheaper: Interest rates on HELOCs averaged 8.26 percent, while home equity loans averaged 8.44 percent. However, HELOCs tend to vary more widely (from 7.59 percent to 10.06 percent currently); HE Loans operate within a narrower range (8.16 percent – 9.49 percent).

If you need a set large amount, a home equity loan will get you the funds with a predictable monthly payment. “You’ll receive funds once you close on the loan, and the rate will be locked in, so payments will be consistent through the life of the loan,” says Fingerman. “This is a good option if you know exactly how much you want to borrow and can afford the monthly payments.”  

Plus, if rates fall by several percentage points, you could always consider refinancing your HE Loan, though you will likely need to pay closing costs on the new loan.

Is now a good time to get a home equity loan or HELOC?

With inflation’s growth rate now much closer to the Fed’s 2-percent benchmark, rates on HELOCs and new home equity loans could drop in the near term.

But rather than trying to nail the timing of obtaining certain loan rates, Hamrick advises those considering tapping home equity, “to judge and proceed accordingly based on what they are seeing now.” The average mortgage-holding homeowner has about $200,000 in tappable equity, a reflection of the way property values have soared in the last few years. 

“Homeowners are sitting on a record amount of home equity and with mortgage rates near 7%, cash-out refinancing is out the window,” says McBride. “This leaves home equity loans and lines of credit as the avenue to tap that equity, especially if you have a low-rate first mortgage.”

Nevertheless, McBride says borrowers should carefully evaluate the costs of accessing their home’s value through a HELOC or home equity loan. “This isn’t free money and it isn’t the same as going to the ATM and withdrawing cash from your account,” he notes. “It is borrowing, and it is still quite expensive borrowing. This isn’t the low-cost source of funds it was for the better part of 20 years.”

Bottom line: the Fed’s effect on HELOCs and home equity loans

The Federal Reserve’s interest rate decisions affect borrowing costs for many types of financial products, including home equity loans and lines of credit (HELOCs). When the Fed lowers its key rate, it causes the rates that lenders ultimately set for HELOCs and new home equity loans also to drop, and vice versa.

If you plan on taking out a home equity loan — or already have a HELOC — keep an eye on how their rates react following a Fed announcement.