Home Equity
Tap your equity.
Keep your rate.
Borrow against your equity two ways. A HELOC is a revolving line: draw what you need, pay interest only on what you use, pay it back down to draw again. A HELOAN is a lump sum at a fixed rate with a set monthly payment. Neither one touches your first mortgage or its rate.
Why a HELOC
The smartest money you're not using
If you bought or refinanced when rates were low, your mortgage might be the cheapest debt you'll ever hold. A cash-out refinance would throw that rate away. A HELOC doesn't. It's a separate line of credit secured by your equity, sitting on top of the mortgage you already love.
You draw what you need, when you need it, and pay interest only on what you use. For Southern California homeowners sitting on years of appreciation, it's the most flexible tool in the box.
One of our clients has come back for two mortgages and two HELOCs. His words from a Google review: "I've never had anything but an A1 experience."
Three ways to use your equity
Pick the shape of the money, then the path to get it
All three run through our team and Lower's secure platform. Two come with a full application and an in-house underwriter reviewing every detail. The third is our digital HELOC, decided online in minutes. They fit different situations, so here they are side by side.
HELOC
A line you draw from as you go
Revolving credit secured by your equity. Draw what you need, when you need it, and pay interest only on what you use. Your first mortgage stays exactly where it is.
Apply NowHELOAN
A lump sum at a fixed rate
A home equity loan delivers one amount at closing, repaid over a fixed term at a fixed rate with one predictable payment. Built for a known project or a known payoff. Read the HELOAN page.
Apply NowDigital HELOC
Fully online, decided in minutes
Apply in about five minutes and get your funds in as few as five days. No in-person appraisal required. A fully digital application, valuation, and funding process.
Apply NowHome lending products offered by Lower, LLC | NMLS #1124061. All loans are subject to underwriting or investor approval. Other restrictions may apply. This is not an offer of credit or a commitment to lend. Rate subject to change depending on time of lock.
What people use it for
One line of credit, many jobs
Renovation
Kitchens, ADUs, pools. Improvements that raise the value of the very asset securing the loan. The classic HELOC play.
Debt consolidation
Move 20%+ credit-card balances into one single-digit-rate payment. Watch a monthly budget breathe again.
Opportunity fund
Tuition, a business, a bridge to your next home, or simply dry powder that costs nothing until you draw it.
How it works
Full documentation. A person on your side.
This is the full-documentation HELOC: an in-house underwriter reads your file. Built for self-employed borrowers, complex income, and anyone who wants a person rather than a model deciding on their file. It takes weeks rather than minutes, and we're with you every step.
Application and credit
Start online here, or call and we'll take it with you. We pull your credit, confirm how much you want to access, and send your disclosures. By the end of this step your line size and terms are a real range, not a guess.
Documents, valuation, and title
We'll tell you exactly what we need: income documentation, your most recent mortgage statement, your homeowner's insurance declaration page, ID, and HOA details if you have them. We order the valuation, anywhere from an automated value to a full appraisal depending on your loan amount and equity, and we order title to confirm how the property is vested and what's recorded against it.
Underwriting, signing, and funding
An in-house underwriter reviews your file end to end and tells you exactly what's still needed. Once those items are in, you're cleared to close and your loan documents are drawn. You sign with a notary, we fund, and your line is open, ready to draw whenever you need it.
Want the fastest option? Apply online for the digital HELOC, decided in minutes with funding in as few as five days.
HELOC vs. cash-out refinance, one more time
Keep it simple: if your current mortgage rate is better than today's rates, get a HELOC and protect it. If your rate is worse than today's, consider a cash-out refinance and fix both problems at once. We'll run the numbers both ways and show you the total cost of each. That's the #TUME way.
The quiet advantage
The cheapest money you'll ever borrow may be sitting in your walls. A HELOC puts it to work without touching the mortgage rate you were smart enough to lock.
HELOC FAQs
Fair questions, straight answers
How much can I borrow with a HELOC?
It depends on your equity. Lenders generally allow your combined loans, first mortgage plus HELOC, to reach about 85 to 90% of your home's value. On a $900,000 home with a $500,000 mortgage, that could mean a line of $265,000 to $310,000. We'll calculate your exact number.
How long does a traditional HELOC take?
Weeks rather than minutes, because a person underwrites your file and your home is valued. The exact timeline depends on how quickly documents come together and on the appraisal. We keep you updated at every stage, and we answer our phones.
What will I need to provide?
Typically income documentation, your current mortgage statement, proof of homeowners insurance, and identification. Self-employed or complex income? Bring us the whole picture. Reading a real file is exactly what this path is for.
Is HELOC interest tax-deductible?
Often yes when the funds are used to buy, build, or substantially improve the home securing the line, but tax rules change and depend on your situation. Confirm with your tax professional; we're happy to coordinate with them.
What if I never draw from the line?
Then it simply sits there as a safety net. You pay interest only on what you actually draw. Many clients open a HELOC precisely for that optionality: an emergency fund that doesn't sit idle in a checking account.
HELOC vs. home equity loan, what's the difference?
A home equity loan hands you one lump sum at a fixed rate. A HELOC is a revolving line you draw as needed. If you have a single known expense, a fixed loan can make sense; for flexibility over time, the line usually wins. We'll help you choose.
Your equity, on your terms.
Ready when you are.
Let's talk it through
Want to go over these numbers?
Call us, or send your info and we'll walk through them with you. A real conversation about your situation, no pressure and no obligation.
Mon to Fri, 8:30am to 7:30pm PST