Home equity
How much equity do you really have?
Enter your home's value and what you still owe to see your estimated equity, how much it has appreciated, and your annual growth rate, with a built-in range for how far a value estimate can miss. Every result is an illustrative estimate with the assumptions shown.
See where you stand
Your equity position.
Enter your value and what you owe. The estimate updates as you type. The defaults are a sample Utah home; change any field to match your situation.
Your numbers
Not sure? Get a real home value.
Enter a value to test a range.
What you paid when you bought the home.
Use the payoff amount from your latest statement, not the principal balance. The payoff runs a bit higher because it includes interest you owe through the payoff date and any escrow you are short.
Other debt (optional)
Tax liens, mechanic's liens, or judgments against the home.
Long-term historical reference band for context, not a forecast.
These reference and value-estimate figures come from one shared assumptions file, last updated recently.
About these estimates
Estimates only. This is not a quote, offer, pre-approval, or commitment to lend. Figures are illustrative and depend on the assumptions you choose.
This tool is for general information only. It is not legal, tax, investment, or financial advice. Consult a qualified professional for guidance specific to your situation.
Equal Housing Opportunity. Equal Housing Lender. Scott Buehler NMLS #1794818, Guild Mortgage Company NMLS #3274.
Want numbers tailored to you? Let's talk.
Your estimated equity
That is 0% of your home's estimated value.
In plain terms: this is what would be left if you sold today and paid off everything you owe on the home, before any selling costs.
Estimates only, not a quote, offer, pre-approval, or commitment to lend. Talk to Scott for your actual terms.
Your likely equity range
Estimate, not an appraisalOnline value estimates in Utah typically miss the real sale price by up to about 12 percent, so your equity is likely somewhere in this range.
The honest read: until someone pulls real comparable sales, your equity could land anywhere in this range. That gap is why I push for a real valuation before you make a move.
Want to narrow this range? Get a real home value from someone who actively sells in your area.
Appreciation gained
$0
0% gain
Avg annual rate
0%
0 years owned
This is how much your home's value grew per year, on average, since you bought it. It is not your loan's interest rate.
Enter your numbers
Enter your value, purchase price, and year to see how your annual rate compares to the area's long-term trend.
See the full breakdown
Appreciation math
Equity is not your walk-away cash
This number is value minus debt. Selling costs such as commission, title, escrow, and prorations will come out before you pocket anything, so your net at closing is lower than your equity. For an estimated net to seller, use the seller net sheet.
Open the seller net sheetHow the math works
Equity, appreciation, and the range around it.
The estimate is only as good as the value you start with. Here is what each part of it means, and where the honest uncertainty lives.
Start with a real value
Equity starts from today's value, not the price you paid. If you are unsure, get a valuation so the rest of the math has a solid base.
Subtract every debt
Equity is value minus the payoff on your first mortgage, any second or home equity line, and any liens. Use payoff figures, not principal balances.
See appreciation and annual rate
Appreciation is value minus what you paid, shown in dollars and percent. The annual rate is the compounded yearly change since you bought.
Read the confidence range
Online value estimates miss by 8 to 12 percent on average, so the tool shows a low-to-high band around your equity. Drag the value slider to feel how much it moves.
Equity is not net proceeds
Selling costs come out before you cash out. For what you would actually walk away with, run the numbers in the seller net sheet.
Want loan options explained?
This is a calculator, not an explainer. How a home equity line or a cash-out refinance works in plain English lives in the mortgage guides on this site.
See the mortgage guidesWhat is next
What you could do with this equity.
Three paths a lot of owners do not realize are on the table until the numbers are in front of them.
Thinking about selling?
Turn this equity into your next move.
When you are ready to sell, I get your home in front of buyers and featured on MovingUtah. In Southern Utah I am your listing agent. Anywhere else in the state, I connect you with a vetted local partner agent and stay in your corner. Commission is always negotiable, and there is never any pressure.
Good to know
Questions about home equity.
How do I calculate the equity in my home?
Equity is your home's current market value minus everything you owe against the property. Take the estimated value, subtract your first mortgage payoff, any second mortgage or home equity line payoff, and any other liens such as a tax lien or judgment. The remainder is your estimated equity. Use the payoff amount from your latest mortgage statement, not just the principal balance, because the payoff includes accrued interest and any escrow shortage.
Why do people underestimate their home equity?
Most owners anchor to the price they paid, not the price the home would sell for today. Across much of Utah, values have moved a long way over the last decade, and online value estimates commonly miss the actual sale price by 8 to 12 percent. The mix of an outdated mental anchor and a low automated estimate is why many owners underestimate their real equity position.
What is a healthy annual appreciation rate for a Utah home?
It depends on the area and the years you owned. As long-term historical context, this tool compares your annualized rate against a reference band for the city you choose, with a statewide default of roughly 4 to 6 percent per year. Individual years can run much higher or much lower with rate cycles and supply. This is historical context, not a forecast, and your specific home and neighborhood can differ.
Does this calculator show what I would walk away with at closing?
No. It shows estimated equity, which is value minus debt. It does not subtract real estate commission, title insurance, escrow fees, prorated taxes, or any buyer concessions. To estimate your net proceeds after selling costs, use the seller net sheet. Your net at closing will be lower than your equity number, often by several percent of the sale price.
How accurate is my home's estimated value?
An online value estimate is a starting point, not the answer. Automated models miss by about 8 to 12 percent on average because they cannot see your finishes, your view, your floor plan, or what is selling right now in your specific subdivision. For a real number, get a valuation from someone who actively sells in your area and can pull the comparable sales that match your home.
Can I use my equity without selling my home?
Yes. A home equity line of credit and a cash-out refinance both let you access equity while staying in the home. A line of credit works like a revolving credit line against the home, while a cash-out refinance replaces your existing mortgage with a new, larger one and returns the difference in cash. Each has tradeoffs in rate, payment, and risk. For how these loan options work, see the mortgage guides on this site, and talk with a mortgage lender before deciding.
Looking for the rest of the suite? Browse all calculators or head back to resources.
Your equity is only as good as the value behind it.
Online estimates miss by 8 to 12 percent on average. Get a real number from someone who actively sells in your area, then come back and run it again.