Estimate your available line
Based on your property only. The income side is handled separately, from 12 months of bank deposits.
What this calculator does and does not do
It answers one question: roughly how large a line your property could support, given what it is worth and what you still owe. That is the property side of the file, and it is the half you can estimate yourself.
It deliberately does not estimate your qualifying income. On a bank-statement program that figure comes from 12 months of deposits with an expense factor applied, and the factor depends on which program your file fits. Any calculator that promises you an income number from a single input is making one up.
The numbers behind the estimate
- Lines run from $25,000 to $750,000. Below $25,000 there is no line to place; above $400,000 a full appraisal and stricter qualifying apply.
- Most lines up to $400,000 skip the appraisal appointment, using an automated valuation instead. Nobody walks through your house.
- You must have owned the property for at least 90 days.
- Second homes and investment properties follow different guidelines than a primary residence, which is why the selector changes the result.
What happens after the estimate
The estimate is the easy half. The real number comes from connecting your business account — a read-only link that returns 12 months of history in about two minutes — and running a soft credit pull that does not affect your score. No tax returns, no profit-and-loss statement and no CPA letter are involved at any point.
A clean file can fund in as little as five days, including the federally required three-day right to cancel on a primary residence.
Common questions
Does using this calculator pull my credit?
No. It runs entirely in your browser, nothing is submitted anywhere, and no credit inquiry of any kind is generated. Pre-qualification later uses a soft pull, which also does not affect your score.
Why does the estimate not ask about my income?
Because on a bank-statement program income comes from 12 months of deposits with an expense factor applied, and that factor varies by program. A single income input would produce a number that looks authoritative and is not.
Is the estimate an offer?
No. It is an estimate based on the two figures you typed, not an appraisal and not a commitment to lend. Your actual line depends on verified property value, credit, lien position, state and program guidelines.