For Existing Homeowners
Digital HELOC Access Your Equity Without Touching Your First Mortgage
If you have built equity in your home, a Home Equity Line of Credit lets you access those funds for renovations, debt consolidation, education, investment, or anything else, without refinancing your existing mortgage.
Schedule Your Free ConsultationWhy Homeowners Choose a HELOC
California homeowners have seen significant appreciation in property values. A HELOC lets you put that equity to work without giving up the interest rate on your existing first mortgage.
Without a HELOC
- ✗ Cash out refinance resets your entire first mortgage to current rates
- ✗ You restart your loan term, paying more interest over time
- ✗ High-interest credit cards or personal loans eat into your cash flow
- ✗ Your equity sits untouched while your other needs go unmet
With a Digital HELOC
- ✓ Your existing first mortgage stays exactly as it is
- ✓ Access a revolving line of credit secured by your home equity
- ✓ Draw what you need, when you need it, pay interest only on what you use
- ✓ Digital process means faster approvals and less paperwork
How a HELOC Works
A HELOC is a revolving line of credit, not a lump sum. Think of it like a credit card secured by your home equity. You draw what you need, pay it back, and draw again during the draw period.
Draw Period
Typically 10 years. During this period you can borrow from your line, repay it, and borrow again. You pay interest only on what you have drawn.
Repayment Period
After the draw period ends, the repayment period begins. You pay principal and interest on the outstanding balance, typically over 20 years.
Variable Rate
Most HELOCs carry a variable interest rate tied to the prime rate. I will explain how this works and what it means for your payments before you commit to anything.
What Homeowners Use It For
Home Renovations
Kitchen remodels, bathroom upgrades, ADU construction, landscaping. Improvements that often increase your home's value.
Debt Consolidation
Replace high-interest credit card debt with a lower-rate home equity line. Reduce your monthly obligations and simplify your finances.
Education Expenses
College tuition, professional certifications, or continuing education. Fund it with your equity at a lower rate than private student loans.
Investment Opportunities
Down payment on an investment property, business funding, or other opportunities that require fast access to capital.
Emergency Reserve
Open a HELOC as a financial safety net before you need it. It costs nothing to have the line available and you only pay when you draw.
Bridge Financing
Use equity in your current home to fund a down payment on your next property before your existing home sells.
I call Joanna my miracle worker. While everyone else was telling me it can't be done, Joanna was getting it done for me.
Charlene Coles
Repeat Client, Digital HELOC
What I Will Cover With You
A HELOC is not right for every situation. Before recommending one I will review your full picture and give you an honest assessment.
How much equity you can access
Based on your current home value and outstanding mortgage balance.
Whether a HELOC or cash-out refi makes more sense
The right answer depends on your current rate, goals, and timeline. I will show you both options side by side.
True cost of the line
I go through every fee line by line so you know exactly what you are agreeing to before you sign anything.
How the variable rate affects your payments
I will explain rate movement and help you understand how your payment could change over time.
Frequently Asked Questions
Do I have to refinance my first mortgage to get a HELOC?
No. A HELOC is a separate second lien on your property. Your existing first mortgage stays completely intact, including the rate and term you already have.
How much can I borrow?
It depends on your current home value, outstanding mortgage balance, credit profile, and the lender's combined loan-to-value limits. Most lenders allow up to 80 to 90 percent of your home's value across all liens. I will run your exact numbers during our consultation.
How fast is the digital process?
The digital HELOC process is significantly faster than a traditional refinance. Many approvals come back within 24-hours and funding can happen in a matter of days. I will give you a realistic timeline based on your specific file.
What credit score do I need?
Generally a 620 or higher, though better rates and terms are available with stronger scores. I will tell you exactly where you stand and which lenders have the best options for your profile.
Do I have to qualify using my pay stubs or tax returns?
It depends on the lender and your situation. Many HELOC programs use pay stubs and W-2s for W-2 employees. If you are self-employed, lenders may use tax returns and profit-and-loss statements. Some digital HELOC products use bank statements or other documentation. I will match you with the option that fits how you document your income.
Can I get a fixed rate?
Most HELOCs have variable rates that move with the market. Some lenders offer fixed-rate HELOCs or the ability to convert a portion of your balance to a fixed rate. I will show you what is available for your scenario and explain the tradeoffs so you can choose what works best for you.
Find Out What Your Equity Can Do For You
Schedule a free consultation and I will show you exactly how much equity you can access, what it will cost, and whether a HELOC is the right move for your situation.
Schedule Your Free ConsultationOr call (916) 708-8555
All loans subject to credit approval and property appraisal. Rates and terms subject to change. Not a commitment to lend. Examples shown are for illustrative purposes only.