HELOC & second-mortgage refinance
Lock your HELOC payment — without touching your first mortgage.
A variable HELOC or second mortgage can climb every time rates move, and jump again when the draw period ends. Refinance just that second lien into a fixed rate — your first mortgage and its low rate stay exactly as they are. Additional cash may be available.
Fix the second, leave the first alone
Keep the rate you love, lock the one you don’t
A HELOC or second mortgage sits behind your first mortgage. When its draw period ends — or when rates rise — the payment can jump, sometimes sharply. This refinances only that second lien into a new fixed-rate loan. Your first mortgage isn’t refinanced, so the low rate you locked in stays right where it is.
- Keep your first-mortgage rate. Only the second lien is refinanced — the first is untouched.
- Fixed rate and payment on the second. No more rate resets or payment surprises.
- Tap additional equity if you need cash — up to your combined loan-to-value limit.
- Consolidate a variable balance into one predictable monthly payment.
- Up to 90% combined loan-to-value, depending on credit and property.
- Close on just the second — typically faster and lower cost than refinancing everything.
Run the numbers
See your new fixed payment
Enter your home value, your first mortgage, and your current HELOC or second mortgage. You’ll see the new fixed payment and the cash you could take out — up to 90% combined loan-to-value — with your first mortgage left untouched. It defaults to a 7.5% rate on the new second; adjust any field to match your situation.
Is this you?
When a second-lien refinance makes sense
Your HELOC draw period is ending
The payment is about to jump
When the interest-only draw period ends, a HELOC converts to principal and interest and the payment can rise sharply. Lock a fixed payment before it resets.
Rates are rising on your variable second
Stop the increases
If your HELOC or second mortgage adjusts with the market, converting to a fixed rate ends the uncertainty and sets your payment for good.
You need cash, but love your first rate
Don’t refinance the whole thing
Pull equity through a new second lien instead of a full cash-out refinance, so your low first-mortgage rate stays exactly where it is.
Fixed-rate second mortgage and fixed-rate HELOC options available. Your loan officer will compare both and confirm your combined loan-to-value before you apply.
What to expect
Three steps, first mortgage untouched
- 1Check your equity. We confirm your combined loan-to-value and what you can borrow — with no credit pull to start.
- 2Pick fixed. Choose a fixed-rate second mortgage or a fixed-rate HELOC, with cash out if you want it, and lock the payment.
- 3Close on the second only. The new second lien pays off your old HELOC or second mortgage. Your first mortgage never changes.
Common questions
HELOC refinance FAQ
Will this change my first mortgage?
No. Only the second lien — your HELOC or second mortgage — is refinanced. Your first mortgage, and the rate you locked in on it, stay exactly as they are.
Can I get cash out?
Often yes. You can usually borrow more than your current second-lien balance, up to your combined loan-to-value limit, and take the difference as cash.
My HELOC is interest-only now — what happens when it resets?
When the draw period ends, a HELOC converts to principal and interest, and the payment can jump significantly. Refinancing to a fixed second locks your payment before that happens.
How much can I borrow?
Up to 90% combined loan-to-value — your first mortgage balance plus the new second — depending on your credit, income and property.
Fixed second mortgage or fixed HELOC — which should I choose?
A fixed second mortgage gives you one set payment on a lump sum. A fixed-rate HELOC keeps a line available to draw on. We’ll compare both for your situation.
Does consolidating increase my total interest?
It can, if it extends the payoff timeline. We show you the tradeoff — the monthly payment versus the total interest — before you decide.
What credit score do I need?
It varies by program and your combined loan-to-value. We’ll check your options with no credit pull to start.
Is this available on an investment property or second home?
Often, yes — terms and limits differ by occupancy. Your loan officer will confirm what’s available for your property.
Lock your second-lien payment
See what you can do without touching your first
Tell Justin your first-mortgage balance, your HELOC or second balance, and your home’s value, and you’ll get the fixed options and any cash available. Usually the same day, with no credit pull to start.
I help homeowners convert a variable HELOC or second mortgage into a fixed payment — keeping their first mortgage and its low rate intact — and tap equity when it makes sense.
Three ways to start
Apply now, or email or text Justin directly — usually answered the same day.