Rates have changed since you bought. A HELOC or fixed second mortgage lets you tap into your home's equity while keeping your existing low rate exactly where it is.
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Both let you access equity without refinancing your first mortgage. The difference is how you receive the funds and how you repay them.
A revolving line of credit secured by your home equity. Draw what you need, when you need it — similar to a credit card, but at mortgage rates.
A one-time lump sum loan at a fixed rate, secured by your home equity. Predictable payments from day one — no variable rate risk.
Most homeowners in Southern California and South Florida are sitting on significant equity right now. Between appreciation and years of paydown, that equity is accessible — without giving up a mortgage rate you may have locked in years ago.
The maximum you can borrow is determined by your Combined Loan-to-Value (CLTV) — the total of your first mortgage balance plus the new second mortgage, divided by your home's current value.
* Based on 90% max CLTV. Assumes 780+ FICO score. Actual available amount varies by lender, property type, and qualification.
Apply Now to Access Your Equity →Home equity is one of the most affordable forms of capital available. Here's how our borrowers are using it.
Kitchen, ADU, bathrooms — projects that increase your home's value while you finance them at mortgage rates.
Pay off high-interest credit cards and auto loans. Consolidate into a single, lower-rate payment and free up monthly cash flow.
Use equity from your primary home to fund the down payment on a rental or DSCR property purchase.
Fund tuition at rates that typically beat private student loans, without the student loan paperwork.
Inject capital into your business at borrowing costs far lower than business lines of credit or SBA loans.
Open a HELOC as a standby line — pay nothing unless you draw on it, but have six figures available when you need it.
Three ways to access equity — here's how to choose the right one for your situation.
| Feature | HELOC | Fixed 2nd Mortgage | Cash-Out Refi |
|---|---|---|---|
| Touches first mortgage? | No | No | Yes — replaces it |
| Rate structure | Variable (Prime) | Fixed | Fixed or ARM |
| Funds disbursement | Draw as needed | Lump sum | Lump sum |
| Best if current rate is low | ✓ Yes | ✓ Yes | ✗ Loses your rate |
| Closing costs | Low (often $0) | Low–moderate | Higher (2–3%) |
| Best for | Ongoing / flexible needs | One-time large expense | Major cash need + rate reset |
Tell us your home value and current mortgage balance — we'll run the numbers and walk you through your options in one call.