Bought my home in 2019. Worth 20% more now using a conservative estimate.

Seeing prices start to correct and think a further drop is likely. How do I cash in on the appreciation?

If I sell now and buy a new place I’d pay broker fees, closing costs, moving expenses, etc. And all the places by me have also appreciated by roughly the same amount.

Not to mention mortgage rates are double now what they were when I bought

Do I become a rentcel? Rents are stupid high here too

Home equity line of credit to buy stocks or crypto?

That's the problem of looking at it like you have gained 20%. The market is probably up the same, so if it's your primary residence you haven't really gained anything of that %. You have to live, so again, you are looking at the cost of either buying or renting something that fits your bill. In the end you are probably net zero, but if you get to the point where you want to leverage the equity part of your mortgage you can do that to upsize or downsize your living accommodations.

Doing as SkiGains said is possible so that you can leverage your whole house as "liquid" cash, but keep in mind the risk and so on. Don't be a WallStreetBets participant that has lost their entire HELOC on gambling on the stock market.

Pay higher property taxes and insurance while basking in a higher net worth

Buy another with equity and chuck a couple rent cucks in it

Bump for more advice

Do a HELOC is the only option, unless you want to do a cash out refi and get a higher rate

Came to say that.

I would keep it if its a good place. If you want to take a risk pull out as much equity as you can and buy some mutual funds. The market is down this year so it could work out in your favor sooner rather than later.

This is not investing advice