HELOCs & Closed-End Second Mortgages in California

A HELOC (home equity line of credit) or closed-end second mortgage lets you tap home equity without disturbing your existing first mortgage. HELOCs work as revolving lines secured by the home; closed-end seconds are fixed-amount, fixed-term loans. Both are ideal when your first mortgage carries a low fixed rate you do not want to refinance away.

California at a glance

Major metro
Los Angeles
2026 conforming loan limit (1-unit)
$832,750 to $1,249,125
High-cost counties
Yes
Active matching programs
37

Who it's for

Homeowners with a low-rate first mortgage who need cash for renovations, debt consolidation, or business funding, parents funding college, and investors raising capital for additional property purchases without refinancing their primary residence.

Programs available in California

Non-QM Mortgage Program

confirmed 5/17/2026

A non-QM second mortgage program allowing homeowners to access equity without impacting their existing first mortgage rate, available with various income documentation types.

LTV up to 90%12mo-bank-stmt, 24mo-bank-stmt

Non-QM Mortgage Program

confirmed 5/10/2026

A closed-end second mortgage program offering flexible income documentation including bank statements, P&L, 1099, WVOE, DSCR, and full doc options with up to 90% CLTV.

LTV up to 90%12mo-bank-stmt, 24mo-bank-stmt

Non-QM Mortgage Program

confirmed 5/19/2026

Second mortgage program available for owner-occupied, non-owner occupied, and second homes with bank statement or full documentation.

FICO 660+LTV up to 85%12mo-bank-stmt, full-doc

Bank Statement Loan for Self-Employed

confirmed 5/18/2026

A 30-year fixed standalone second lien mortgage for primary residences using 24-month bank statements for income qualification, with up to 70% CLTV.

LTV up to 70%24mo-bank-stmt

Non-QM Mortgage Program

confirmed 5/19/2026

A closed-end second mortgage program designed to help borrowers access home equity without refinancing their existing first mortgage. It supports various documentation types including full doc, bank statement, P&L, WVOE, 1099, and DSCR.

FICO 700+LTV up to 75%full-doc, 12mo-bank-stmt

Non-QM Mortgage Program

confirmed 5/10/2026

Closed-end second mortgage program for primary, secondary, and investment homes, offering fixed terms and cash-out options without refinancing the first lien.

FICO 660+LTV up to 90%full-doc, 12mo-bank-stmt

Specialized Mortgage Program

confirmed 5/21/2026

Fixed-rate second lien mortgage options designed for debt consolidation, home improvements, or other financing needs without refinancing the existing first mortgage.

full-doc, 12mo-bank-stmt

Non-QM Mortgage Program

confirmed 5/26/2026

Non-QM loan programs including second liens, currently eligible for a 25 bps pricing incentive on new submissions.

Specialized Mortgage Program

confirmed 5/19/2026

A second-lien home equity line of credit that allows homeowners to access equity without refinancing their existing first mortgage.

FICO 640+LTV up to 85%

Non-QM Mortgage Program

confirmed 5/19/2026

A closed-end second mortgage program designed to help borrowers access additional funding while maintaining their current first mortgage rate, featuring flexible income qualification options.

Specialized Mortgage Program

confirmed 5/18/2026

Closed-end second mortgage program available in conjunction with first liens, featuring a 25 BPS price improvement for locks through May 31, 2026.

Specialized Mortgage Program

confirmed 5/18/2026

A 20-year fixed standalone second lien mortgage for primary residences, offering up to 70% CLTV.

LTV up to 70%

Specialized Mortgage Program

confirmed 5/15/2026

A second mortgage loan program designed for borrowers to access home equity without refinancing their existing first mortgage, suitable for debt consolidation, home renovations, or investment purposes.

Specialized Mortgage Program

confirmed 5/15/2026

A closed-end second lien mortgage program allowing borrowers to access home equity without refinancing their existing first mortgage, available for primary, secondary, and investment properties.

FICO 660+LTV up to 85%full-doc

Specialized Mortgage Program

confirmed 5/18/2026

A home equity line of credit allowing homeowners to access up to $750,000 in equity with fast funding timelines.

Non-QM Mortgage Program

confirmed 5/12/2026

A closed-end second lien program that allows borrowers to access equity in primary residences, second homes, and investment properties without refinancing their first mortgage. It offers flexible income documentation options or DSCR qualification.

LTV up to 85%12mo-bank-stmt, 24mo-bank-stmt

Specialized Mortgage Program

confirmed 5/20/2026

A standalone digital home equity line of credit designed for streamlined processing and quick access to home equity.

Bank Statement Loan for Self-Employed

confirmed 5/13/2026

A fixed-rate second lien program for primary residences using 12 or 24 months of bank statements for income qualification, with credit scores from 680.

FICO 680+LTV up to 80%12mo-bank-stmt, 24mo-bank-stmt

Specialized Mortgage Program

confirmed 5/10/2026

A first-lien home equity line of credit that allows borrowers to access equity without replacing their existing mortgage.

FICO 600+LTV up to 85%

Specialized Mortgage Program

confirmed 5/13/2026

A fixed-rate second lien program for primary, secondary, and investment properties with full documentation, credit scores from 660, and loan amounts up to $500,000.

FICO 660+LTV up to 85%full-doc

Specialized Mortgage Program

confirmed 5/13/2026

Closed-end second mortgage program allowing borrowers to access home equity without refinancing their existing first mortgage.

Jumbo Mortgage Program

confirmed 5/26/2026

A variety of non-QM loan options including closed-end seconds, DSCR, and jumbo products with pricing improvements for the month of May.

Non-QM Mortgage Program

confirmed 5/10/2026

A stand-alone or piggyback second lien mortgage solution that allows borrowers to access home equity without refinancing their existing first mortgage.

Non-QM Mortgage Program

confirmed 5/28/2026

Flexible Non-QM second mortgage solutions for self-employed and complex borrowers with loan amounts up to $1MM and CLTV up to 85%.

LTV up to 85%alt-doc, 12mo-bank-stmt

Specialized Mortgage Program

confirmed 5/11/2026

A closed-end second mortgage for primary residences available with full documentation or bank statement income verification options.

FICO 750+LTV up to 70%full-doc, 12mo-bank-stmt

Specialized Mortgage Program

confirmed 5/9/2026

Fixed-rate second lien mortgage options for primary, second, and investment properties, allowing borrowers to access equity without refinancing their existing first mortgage.

FICO 660+LTV up to 85%full-doc

Specialized Mortgage Program

confirmed 5/9/2026

A flexible HELOC program for primary, second homes, and investment properties with up to 95% CLTV and no initial draw requirement.

FICO 640+LTV up to 95%alt-doc

Bank Statement Loan for Self-Employed

confirmed 5/9/2026

A fixed-rate second lien program for primary residences using 12 or 24-month bank statements for income qualification, with credit scores starting at 680.

FICO 680+LTV up to 80%12mo-bank-stmt, 24mo-bank-stmt

Specialized Mortgage Program

confirmed 5/9/2026

A fixed-rate second lien program offering up to 85% CLTV for primary and secondary homes, and 75% CLTV for investment properties, with credit scores starting at 660.

FICO 660+LTV up to 85%full-doc

Non-QM Mortgage Program

confirmed 5/23/2026

A non-QM second mortgage program offering up to 90% CLTV for primary, second home, and investment properties with flexible income documentation options.

LTV up to 90%full-doc, 12mo-bank-stmt

Specialized Mortgage Program

confirmed 5/10/2026

A flexible, fully amortized HELOC solution for primary, second home, and investment properties with loan amounts up to $750,000 and fast funding in as little as 5 days.

FICO 600+LTV up to 85%alt-doc

Conventional Mortgage Program

confirmed 5/9/2026

Prime mortgage program for first and second liens with updated LTVs for P&L only documentation and expanded eligibility for rural properties and first-time homebuyers.

LTV up to 85%p-and-l, full-doc

Non-QM Mortgage Program

confirmed 5/15/2026

A closed-end second lien loan option that supports various income documentation types or DSCR qualification for cash-out needs.

LTV up to 85%12mo-bank-stmt, 24mo-bank-stmt

Specialized Mortgage Program

confirmed 5/8/2026

A second mortgage taken out concurrently with a purchase loan to help borrowers avoid mortgage insurance or eliminate the need for a jumbo loan.

Specialized Mortgage Program

confirmed 5/8/2026

A closed-end second mortgage providing a lump sum with a fixed rate and term, utilizing existing home equity for purposes such as debt consolidation or home improvements.

Non-QM Mortgage Program

confirmed 5/19/2026

A closed-end second lien mortgage program available for owner-occupied, second home, and investment properties with fixed-rate terms of 10, 20, and 30 years.

FICO 660+LTV up to 90%full-doc, 12mo-bank-stmt

Non-QM Mortgage Program

confirmed 5/20/2026

A non-QM second mortgage program allowing borrowers to access home equity without impacting their existing first mortgage rate. Available with various income documentation types including bank statements, P&L, 1099, WVOE, DSCR, and full documentation.

12mo-bank-stmt, 24mo-bank-stmt

Frequently asked questions

HELOC or closed-end second - which should I pick?

HELOC if you want flexibility and only draw what you need (variable rate). Closed-end second if you want predictable payments and a fixed rate on the full amount.

How high can my CLTV go?

Most lenders cap combined LTV (first + second) at 85%. Some non-QM seconds extend to 90% with strong credit. Standalone HELOCs vary by lender.

Do I need a new appraisal?

Often yes, though many lenders accept AVMs (automated valuation models) on smaller loan amounts (typically under $250K) with high-confidence valuations.

Will this affect my first mortgage rate?

No. A second lien does not change anything about your first mortgage. You keep the existing rate, term, and payment.

Get a rate for California

Pricing for Los Angeles and the rest of California. No personal information required.

Get instant pricing

Today's mortgage rates

Conventional

5.875%

5.906% APR

FHA

5.375%

5.405% APR

VA

5.375%

5.402% APR

Conv: 80% LTV, 780 FICO. FHA: 96.5% LTV, 680 FICO. VA: 100% LTV, 680 FICO. 30-yr fixed. Your rate may vary.