Combined loan-to-value compares the mortgage debt secured by a property—including the first lien and specified subordinate balances—with the applicable property-value denominator.
For a current-value planning scenario, divide the first-mortgage balance, closed-end junior-lien balance, and drawn HELOC balance by the property value. Under Fannie Mae’s guide, CLTV and the separate HCLTV calculation treat HELOC exposure differently; current underwriting can also prescribe a transaction-specific value denominator.
How combined loan-to-value (cltv) works
Identify every secured lien, separate a HELOC’s current drawn balance from its full credit limit, and state which property value is used. The Aptoria calculator reports a drawn-balance CLTV scenario and a separate full-line-limit scenario rather than silently substituting the line limit into CLTV.
Formula: planning CLTV = (first-mortgage balance + closed-end junior balance + drawn HELOC balance) ÷ property value × 100
Worked example
With a $240,000 first mortgage, $20,000 closed-end second, $10,000 drawn HELOC, and $400,000 value, the planning CLTV is 67.5%. A $50,000 HELOC limit creates a different full-line exposure and should be shown separately.
Common mistakes and review checks
Treat the result or document as one input to a decision. Verify the current source document, definitions, dates, and transaction facts before relying on it.
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Using a HELOC credit limit and drawn balance interchangeably.
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Leaving out a secured junior lien.
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Using a current online estimate when the transaction requires a different documented value denominator.
This is general educational information, not legal or tax advice. Rules vary by state and locality and change over time — check your local law and confirm specifics with a qualified professional.
Related tools & guides
Editorial ownership
Written and maintained by the Aptoria editorial team
Content updated August 3, 2026. Repository and source review completed July 28, 2026. Aptoria reviews scope, source fit, examples, limitations, links, and publication gates. This record does not claim attorney, CPA, lender, appraiser, or other independent professional sign-off.
Professional review is not claimed. Verify current law, tax treatment, loan terms, valuation inputs, and property-specific facts with the appropriate qualified professional before acting.
Primary and authoritative sources
CFPB Regulation C commentary: combined loan-to-value ratio ↗
Official definition of the combined loan-to-value ratio as total debt secured by the property divided by the property value relied on in the credit decision.
Fannie Mae Selling Guide: CLTV ratios ↗
Fannie Mae CLTV numerator treatment for first liens, drawn HELOC balances, and closed-end subordinate liens (guide checked August 3, 2026).
Freddie Mac: Maximum LTV, TLTV, and HTLTV requirements ↗
Freddie Mac program terminology and the need to check current transaction-specific limits rather than assume one universal cap.
Related terms
Investing metrics
LTV (loan-to-value ratio)
The loan amount as a percentage of a property's value — a core measure of leverage and lender risk.
Financing
HELOC (home equity line of credit)
A revolving credit line secured by the equity in a property you already own, that you can draw on, repay, and reuse.
Financing
Home equity loan
A home equity loan is closed-end credit secured by home equity that generally advances a lump sum and is repaid under a scheduled term.
Financing
Cash-out refinance
A cash-out refinance replaces a mortgage with a new loan whose proceeds pay transaction obligations and release additional property equity to the borrower or other permitted uses.
Investing metrics
Debt-service coverage ratio (DSCR)
Debt-service coverage ratio divides net operating income by the annual debt service required during the same period.
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