How Hometap works out what you owe
- How you repay: a share of your home's total value when you settle. The share is 1.65× if you settle in year 5 or earlier, otherwise 1.8× the share of your home's value you received.
- Fee: 4.5% of the investment, taken from the cash you receive, plus third-party closing costs (we use $1,500).
- Cost cap: 18.5% a year, compounded monthly, on the investment. You never repay more than that.
- Term: settle within 10 years.
- Limits: $15,000 to $600,000; at most 27% of your home's value; mortgage plus investment at most 75% of home value; credit score 585+.
Worked example. $750,000 home, $300,000 mortgage, $100,000 investment, 4% yearly growth, settled after 7 years: you'd receive $94,000 after fees and repay $236,868, a total cost of $142,868, or 14.1% a year.
Things to know about these terms
- Hometap says its multiplier varies with the amount; we use the 1.65× and 1.8× from Hometap's own example of a 10% investment.
- The 4.5% fee comes from a third-party review (LendEDU), not Hometap's own pages.
Sources for every term: Hometap on our provider terms page. Real offers are set after underwriting and can differ; always check your written offer.
What Hometap costs as home prices change
Same example, settled after 7 years. Unlike a loan, an HEI costs more the faster your home grows.
| Home growth | You repay | Total cost | Effective annual cost |
|---|---|---|---|
| -2% a year | $156,263 | $62,263 | 7.5% |
| 0% a year | $180,000 | $86,000 | 9.7% |
| 2% a year | $206,763 | $112,763 | 11.9% |
| 4% a year | $236,868 | $142,868 | 14.1% |
| 6% a year | $270,653 | $176,653 | 16.3% |
| 8% a year | $308,488 | $214,488 | 18.5% |
Hometap vs the other providers
In the standard example ($750,000 home, $100,000 investment, 4% growth, 7 years), Hometap ranks 2 of 6 by effective annual cost.
| Provider | Effective annual cost | Head-to-head |
|---|---|---|
| CHEIFS | 13.7% | Hometap vs CHEIFS |
| Hometap | 14.1% | This calculator |
| Point | 14.3% | Hometap vs Point |
| Unison | 14.7% | Hometap vs Unison |
| Unlock | 15.9% | Hometap vs Unlock |
| Splitero | 15.9% | Hometap vs Splitero |
Read the full Hometap review on HEI Compare, check whether you meet Hometap's requirements on HEI Offers, or compare all six providers on your numbers.
Frequently asked questions
How much will I owe Hometap?
It depends on your home's value when you settle. In our example ($750,000 home, $300,000 mortgage, $100,000 investment, 4% yearly growth, settled after 7 years), you'd repay $236,868 for $94,000 received. Enter your own numbers above to see yours.
Does Hometap cap what I owe?
Yes. Hometap publishes a cost cap of 18.5% a year, applied to the investment. In our example at 4% growth, the cap doesn't come into play; it matters most when your home grows fast or you settle early.
When do I have to settle with Hometap?
Within 10 years of funding, or sooner if you sell or refinance. If you plan to stay longer than 10 years, Hometap isn't an option for that plan.
Is this calculator from Hometap?
No. HEI Calculator is independent. We apply Hometap's published terms, last verified September 23, 2026, to your numbers. Your actual offer is set by Hometap after underwriting.