Loan-to-Value Ratio (LTV) is the loan amount divided by the appraised value of the collateral (typically property). An 80% LTV on a $500K home means a $400K loan and $100K down payment.
LTV measures the lender's risk relative to the collateral. Lower LTV = less risk = better terms. On mortgages, LTV thresholds drive specific products: 80% LTV or below avoids Private Mortgage Insurance (PMI) on conventional loans. 95% LTV is the practical maximum on most conventional purchases (5% minimum down). 96.5% LTV is the FHA maximum (3.5% minimum down). 100% LTV is available on VA loans (no down payment required). LTV impacts pricing too. The 'sweet spot' rates are typically reserved for 80% LTV or below with 740+ FICO. Each LTV/FICO 'pricing bucket' has standardized rate adjustments (called LLPAs — Loan Level Pricing Adjustments) published by the FHFA at https://www.fhfa.gov/PolicyProgramsResearch/Policy/Pages/Enterprise-Products-and-Activities.aspx. For refinances, LTV is calculated based on the CURRENT appraised value, which has often changed since purchase. A homeowner who put 5% down on a property that has appreciated 30% might have effective LTV of 73% or lower at refinance — opening up better refi rates and removing PMI. The HUD/FHA handbook (https://www.hud.gov/program_offices/housing/sfh/handbook_references) defines maximum LTV ratios for FHA-insured loans. The VA Lenders Handbook (https://www.benefits.va.gov/warms/pam26_7.asp) explains VA loan LTV — VA loans offer 100% LTV (no down payment) to eligible veterans.
80% or below on conventional mortgages. Below 80% LTV at origination, you avoid PMI entirely. PMI also drops off automatically when LTV reaches 78% (per federal law) on most loans, or you can request removal at 80% LTV with appraisal proof.
Yes — rising home values automatically lower your effective LTV without any action on your part. If your home has appreciated, the lender's risk shrinks even if your loan balance hasn't dropped. A refinance at lower LTV can unlock better rates and remove PMI.