HELOC & home equity loans
Unlock the equity. Don't touch the rate.
Lines and lump sums from $50k to $500k+, funding in days on digital programs, variable or fixed, and your first mortgage never changes.
Program snapshot
Home equity at a glance
- First mortgage
- untouched
- Products
- credit line or fixed lump sum
- Amounts
- $50k to $500k+
- Funding
- in days on digital programs
- Doc options
- full doc or bank statements
Program menus from specialty wholesale lenders. Terms vary by program and tier and change without notice. Not an offer or approval.
The house has been saving for years. Time it paid out.
We broker dozens of wholesale lenders, including the digital home equity shops built for speed and the specialty programs banks don't carry.
days
to fund, not weeks
Equity at digital speed
Digital home equity programs replace the full appraisal with automated valuations and keep the file short, so approvals move in minutes and funding lands in days. When the roof or the opportunity can't wait, neither does the money.
- Automated valuations, short files
- Funding in days on select programs
- Lines and loans from $50k to $500k+
fixed
rate HELOCs exist here
A line without the float
Everyone assumes a credit line means a floating rate. The wholesale menu says otherwise: fixed-rate HELOC options lock your draws while keeping the line's flexibility, alongside classic fixed home equity loans.
- Fixed-rate line options on select programs
- Classic fixed lump sums from 10 to 30 years
- Variable when you want it, not by default
2
products, quoted together
Line or lump sum, side by side
The line flexes with a renovation that unfolds in stages; the loan locks certainty around a known number. We quote both against your scenario, blended rate included, and let the project pick the product.
- HELOC for flexibility, HELOAN for certainty
- Blended rate against your first mortgage
- One conversation covers both
Built around the rate you're protecting
Your bank wants to refinance you. We'd rather leave your first mortgage alone.
The rate you locked stays locked
A second lien sits behind your first mortgage and never touches it. Blend the numbers and your total home debt usually stays far below what a cash-out refinance at today's rates would cost. Run it yourself in our home equity calculator: the math is the argument.
Self-employed? Deposits qualify.
Bank statement home equity programs read 12 to 24 months of business deposits instead of tax returns, so the write-offs that shrink your taxable income don't shrink your equity access.
Rental properties can tap in too
Investment-property HELOCs and equity loans exist on the wholesale menu: typically 720+ credit, combined LTV around 70-75%, and reserves. Landlords can pull capital from one door to buy the next without refinancing anything.
Consolidation, fine print out loud
Rolling card balances into home equity can cut the monthly dramatically and the rate by more. The trade, said plainly: unsecured debt becomes debt secured by your home, and longer terms can cost more in total. We show both sides before you sign.
From scenario to funded, fast.
- 1
Send your scenario
Home value, first mortgage balance, and what the money is for. Two minutes, no documents yet.
- 2
We shop the menu
Line vs lump sum, variable vs fixed, full doc vs bank statement, quoted side by side with the blended rate math.
- 3
Fund in days
Digital programs move from approval to money fast, and your first mortgage never notices a thing.
The quick eligibility check.
- First mortgage untouched
- Variable and fixed options
- $50k to $500k+
- Primary, second homes, and rentals
- Full doc or bank statement
- Funding in days (select programs)
Want the math before the conversation? The home equity calculator compares both products with today's average rates and your blended rate. Prefer no monthly payment at all? A home equity investment trades a share of future appreciation instead.
Straight answers
What's the difference between a HELOC and a home equity loan?
A HELOC is a credit line: draw what you need as you need it, pay on what you've drawn, with variable and fixed-rate options. A home equity loan is a lump sum at a fixed rate with one steady payment from day one. Flexibility versus certainty; we quote both on every scenario.
Will this change my first mortgage?
No. Both products are second liens that sit behind your existing mortgage. Your first mortgage's rate, payment, and term continue untouched, which is precisely why these beat a cash-out refinance for most people who locked low rates.
How much can I borrow?
Most programs lend to a combined loan-to-value around 85%, with select programs stretching higher on strong profiles. Amounts run from $50,000 past $500,000. Our home equity calculator shows your tappable number in one input.
How fast can this actually fund?
Digital home equity programs use automated valuations and short files, with approvals in minutes and funding in days on select programs. Traditional programs with full appraisals run a few weeks. Speed is a quoting criterion like rate; tell us the deadline.
I'm self-employed and my tax returns look tiny. Am I stuck?
No. Bank statement home equity programs qualify you on 12 to 24 months of business deposits instead of returns, the same alt-doc logic as our purchase programs, applied to the equity you already have.
Can I get a HELOC on a rental property?
Yes, through wholesale channels: investment-property lines and loans typically want 720+ credit, combined LTV around 70-75%, and some reserves. It's how landlords turn a paid-down door into the next down payment without touching its first mortgage.
Is this better than a cash-out refinance?
Usually, if your first mortgage rate is low: the blended rate of your untouched first plus a small second often lands far below today's refinance rates. Sometimes the refi wins anyway, and our calculator and our quotes will both say so when it does.
The equity is already yours. Let's make it useful.
Two minutes to send your scenario. No cost, no obligation, and both products quoted side by side with the blended math.
Guthix Lending • NMLS# 2672037 · Home equity lines and loans are second liens secured by your home and subject to combined loan-to-value, credit, income or alternative documentation, and property requirements. Variable rates move with the market; fixed-rate line options, funding timelines, amounts, and bank statement and investment-property programs are limited to select programs and vary without notice. Consolidating other debts converts unsecured debt into debt secured by your home and may increase total costs over time. Not all borrowers will qualify. This is not a commitment to lend or an offer of specific terms.