Blended Rate Calculator

A blended mortgage rate is the weighted average interest rate across two or more loans secured by the same property — typically your first mortgage and a HELOC (home equity line of credit) or fixed second mortgage.

Because each loan has a different balance and rate, your true cost of borrowing isn't just one of those numbers — it's a blended figure that reflects both. This calculator does that math for you so you can see what you're actually paying across both loans combined.

This tool is built for California homeowners who have both a first mortgage and a second lien — whether that's a HELOC (variable rate, tied to prime) or a fixed-rate second mortgage. Both types affect your blended rate, and this calculator handles either one.

It's especially useful if you're wondering whether refinancing both loans into one new loan would lower your monthly payment or your overall rate. It's also helpful if you have credit card debt, auto loans, or other high-interest debt that you're considering consolidating into your mortgage.

HELOCs typically carry a variable rate tied to the prime rate, while fixed second mortgages lock in a rate at origination — but both are often higher than your original first mortgage rate. If your HELOC or 2nd mortgage balance is significant, it can pull your blended rate up meaningfully — even if your first mortgage rate looks great on its own.

Enter both balances and rates in the calculator to see your true combined rate. Many homeowners are surprised to find their blended rate is higher than they expected.

That depends on your blended rate, how much equity you have, and what new rates are available. If your blended rate is above current 30-year fixed rates, a cash-out refinance that pays off both loans may reduce your payment and simplify your finances.

The Current vs. Refi Rate tab on the calculator lets you enter a proposed new rate and see the breakeven point — how many months until your closing costs pay for themselves through lower payments.

Keep in mind that refinancing resets your loan term and increases the amount of interest paid over time if you extend the loan. A licensed mortgage professional can help you weigh the tradeoffs for your specific situation.

The payment shown is principal and interest only. It does not include property taxes, homeowners insurance, or HOA fees. Your actual monthly housing payment will be higher once those are added in.

Results are estimates only and do not constitute a loan approval or commitment to lend. Rates and terms vary and are subject to change without notice. All loans are subject to credit approval.

Yes. The All-Debt Consolidation tab is designed exactly for this. Enter all of your outstanding debts — credit cards, auto loans, student loans, personal loans — and the calculator will show you what a single mortgage payment would look like if you rolled everything into a new loan.

Debt consolidation into a mortgage can lower your monthly outflow significantly, but it converts unsecured debt into debt secured by your home, extends your repayment timeline, and may increase total interest paid over time. It's worth discussing with a mortgage advisor before deciding.

When you refinance, you typically pay closing costs — usually 1% to 3% of the loan amount. The breakeven point is how many months it takes for your monthly payment savings to offset those costs.

For example, if refinancing saves you $200 per month and closing costs are $6,000, your breakeven is 30 months (2.5 years). If you plan to stay in the home longer than that, refinancing likely makes financial sense.

The Current vs. Refi Rate tab calculates this for you automatically.

The math works the same everywhere, but this tool and the team behind it are California-focused. Geoffrey Miyao is licensed by the California Department of Financial Protection and Innovation (DFPI) under the California Financing Law and works with California homeowners exclusively.

California has some of the highest average home values and HELOC/2nd mortgage balances in the country, which makes blended rate analysis especially valuable here.

Start with the calculator — it gives you a clear picture of your current blended rate and what a refi scenario could look like. Then, if the numbers look interesting, the best next step is a quick conversation with a licensed mortgage professional who can pull actual rate quotes, review your credit, and give you real numbers.

Our team reviews every lead personally and will follow up within one business day.

Yes. The Divorce / Buyout tab is built specifically for this situation. When one spouse wants to keep the home and buy out the other's share of the equity, it's typically structured as a cash-out refinance: the new loan pays off the existing mortgage and covers the equity owed to the departing spouse — all in one transaction.

Enter your current mortgage balance, the agreed home value, and the equity amount owed to your ex-spouse. The calculator adds those together to show your estimated new loan amount, new monthly payment, and loan-to-value (LTV) ratio. If the LTV is above 80%, the result is flagged in amber — a reminder that PMI may apply, which your lender can confirm.

Because divorce timelines often move fast and credit can be affected by the process, it helps to connect with a mortgage professional early — before the settlement is finalized — so you know exactly what you qualify for and what the payment will look like.

Our team reviews your submission and follows up within one business day — usually sooner. We'll ask a few questions to understand your goals, then help you figure out whether refinancing, a new HELOC, or another strategy makes the most sense for your situation.

There's no obligation, no pressure, and no hard credit pull just to have a conversation.