Home Equity — Fixed Rate, First Mortgage Untouched
Fixed-Rate Second Mortgage. Keep Your First. Tap Your Equity.
Most homeowners who bought or refinanced a few years ago hold a first mortgage rate they should never give up. A fixed-rate second mortgage lets you borrow against the equity you've built as one lump sum with one fixed monthly payment, while your first mortgage stays exactly as it is. Tell us your scenario in one sitting; Robert reviews every file personally.
No credit pull to start · Placed with wholesale lending partners · CA & TX
Estimate Your Available Equity
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Enter your home value and mortgage balance to see an estimate.
Program Limits 760+ FICO
Primary Residence CLTVUp to 80%
Second Home CLTVUp to 75%
Investment Property CLTVUp to 70%
Min Credit Score680+
Loan Amount$50,000 – $500,000
FundingOne Lump Sum
Rate TypeFixed · Three Terms
StatesCA & TX
Estimate only. Loan amounts from $50,000 to $500,000, minimum 680 credit score, up to 80% combined loan-to-value. Actual amount subject to appraisal, credit, income and program guidelines. Not a commitment to lend.
How It Works
4 Steps to Your Second Mortgage
A second mortgage is recorded behind your existing first mortgage. You keep your first mortgage rate and receive the new loan as one lump sum with a fixed rate and a fixed payment.
1
Determine Your Equity
We order an appraisal or use an AVM to establish current market value. Your available amount is based on CLTV — your existing mortgage balance plus the new second mortgage, divided by value.
2
Qualify the Borrower
Standard programs use W-2s, tax returns, or pay stubs. Flexible documentation options, such as bank statements, exist for self-employed borrowers. Credit and debt-to-income are both evaluated.
3
Close and Fund
Once approved, you sign, the lien records behind your first mortgage, and the full amount is funded at once. Nothing about your first mortgage changes.
4
One Fixed Payment
You repay principal and interest in equal monthly payments from the first month until the loan is paid off. The rate never changes, so the payment never changes.
Which Is Right for You
Fixed-Rate Second vs. HELOC
Both are second liens, and both leave your first mortgage untouched. They solve different problems. Here are the honest pros and cons of each, and who should choose which. (A cash-out refinance replaces your first mortgage entirely, which rarely makes sense when your existing rate is lower than today's.)
Best for a Known Amount and a Predictable Payment
Fixed-Rate Second Mortgage
Pro: The rate is fixed for the life of the loan, so the payment never changes
Pro: One lump sum at closing, and a set payoff date with no reset later
Pro: Three fixed terms to choose from — shorter for faster payoff, longer for a lower payment
Pro: Flexible documentation options on some programs
Con: Interest is charged on the full amount from day one, whether you have spent it or not
Con: Borrowing more later means a new loan, not a redraw
Choose this if: you know the amount you need now — consolidating debt, funding a project with a known cost, paying off a variable HELOC — and you want a payment you can plan around for years.
Best for Standby Access You May Not Use
HELOC
Pro: Revolving line — draw, repay and redraw during the draw period
Pro: You pay interest only on what you actually use, so an unused line costs little
Pro: Interest-only payments while drawing keep the early payment low
Con: The rate is variable — it moves with the market, and your payment moves with it
Con: When the draw period ends, principal comes due and the payment steps up
Con: Easy to redraw means easy to carry a balance longer than planned
Choose this if: the need is open-ended or uncertain, you want an equity reserve on standby, or you plan to sell or refinance before the rate matters. See our HELOC page.
Why a Fixed-Rate Second
Built for Certainty
Your equity is an asset. A fixed-rate second turns it into cash today, with a payment you can plan around for as long as the loan lasts.
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Rate Protection
If you bought or refinanced when rates were low, your first mortgage is worth protecting. A second mortgage leaves it untouched while still unlocking your equity. You don't have to give up what you earned.
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One Lump Sum
The full amount funds at closing. Pay off the cards, fund the project, or make the down payment in one move, without watching a variable line or wondering what the balance will cost next year.
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Fixed Payment
The rate is fixed and the payment is fixed, from the first month to the last, on whichever of the three fixed terms you choose. There is no draw period that ends, no reset, and no index to watch. What you sign for is what you pay.
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Flexible Documentation Options
Self-employed, or income that does not fit neatly on a W-2? Some programs qualify on bank statements or other alternative documentation. As an independent broker, Robert can place you where your file actually fits.
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Faster Than a Refi
A second mortgage is a simpler loan than a full refinance. Only the new amount is underwritten, the first mortgage is left alone, and the process typically moves faster, especially for borrowers with strong equity and credit.
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One Point of Contact
Robert reviews every second-mortgage inquiry personally. No call centers, no transfers, no processors on first contact. You work directly with a licensed MLO who knows the equity products on both sides of the first-versus-second decision.
How Borrowers Use It
Put Your Equity to Work
A fixed-rate second fits a known, one-time amount. Here are the most common ways California and Texas homeowners are using theirs right now.
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Home Improvements
Kitchen remodels, ADU construction, roof replacement, solar installation. Fund the whole project at once with a payment you can plan around, and potentially deduct the interest.
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Investment Down Payment
Pull equity from your primary residence or a stabilized rental and use it as the down payment on your next investment property. Stack assets without liquidating existing ones.
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Debt Consolidation
Replace credit card and personal loan balances with one fixed payment secured by your home. One due date, one rate that never changes, and a payoff date you can see. Your first mortgage stays as it is.
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Education & Major Expenses
College tuition, business startup costs, medical expenses. When the amount is known, a lump sum with a fixed payment beats an open line you have to manage.
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Pay Off a Variable HELOC
Carrying a HELOC balance whose rate has climbed, or whose draw period is ending? A fixed-rate second can pay it off and turn a moving payment into a fixed one with a set payoff date.
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Business Capital
Equipment, inventory, a buy-in, or working capital for a business you own. Home equity is often the least expensive capital a small-business owner can reach, and a fixed payment keeps it predictable.
Eligibility
What You Need to Qualify
Requirements vary by program and property type. Primary residences have the most flexible guidelines. Second homes and investment properties require stronger equity and credit.
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Credit Score 680+ — The program starts at a 680 credit score. Robert will tell you where your profile lands before anything is pulled.
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Equity Position — Your first mortgage balance plus the new second mortgage can total up to 80% of the home's value. Loan amounts from $50,000 to $500,000.
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Income Documentation — W-2s, tax returns or pay stubs on standard programs; flexible documentation options such as bank statements on some. DTI is evaluated.
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Property in Good Standing — No active foreclosure, no delinquent property taxes. Standard appraisal required.
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Reserves — Some programs ask for a few months of combined mortgage payments (first + second) in reserve after closing.
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Property in California or Texas — Robert is licensed in both states. Texas has specific constitutional rules on home equity lending that affect CLTV and fees.
FAQ
Common Questions
A fixed-rate second mortgage is a closed-end loan secured by your home's equity that sits behind your existing first mortgage. You receive the full amount at closing as one lump sum, the interest rate is fixed for the life of the loan, and you repay it in equal monthly payments until it is paid off. Your first mortgage is not replaced or changed.
A HELOC is a revolving line with a variable rate: you draw as needed, pay interest only on what you use during the draw period, and your rate moves with the market. A fixed-rate second mortgage funds once, carries a fixed rate, and has a fixed payment with a set payoff date. If you have a defined amount to fund and want a predictable payment, the fixed second is usually the simpler product. If you want standby access you may never use, a HELOC fits better.
No. The new loan is recorded as a second lien. Your first mortgage keeps its rate, payment and term exactly as they are. That is the main reason homeowners choose a second mortgage over a cash-out refinance when their first mortgage rate is lower than today's rates.
The amount depends on your combined loan-to-value ratio: your existing mortgage balance plus the new second mortgage, divided by the home's appraised value, must stay within the program's limit. Your credit profile, income and property type also affect the maximum. Use the estimator above for a starting point and Robert will confirm the figure for your scenario.
Loan amounts run from $50,000 to $500,000. The program starts at a 680 credit score, and your first mortgage plus the new second mortgage can total up to 80% of the home's value. Property type, income and reserves are reviewed as well.
You choose from three fixed terms. A shorter term pays the loan off faster with a higher monthly payment; a longer term lowers the payment and spreads the payoff over more years. The rate is fixed for whichever term you pick, and Robert will quote the exact terms with your numbers.
Not always. Standard programs use W-2s, tax returns or pay stubs. Some programs offer flexible documentation options, such as bank statements, for self-employed borrowers. Robert reviews your situation and matches you to the documentation path that fits.
Common uses include consolidating higher-rate debt into one fixed payment, home improvements, a down payment on an investment property, education costs, business needs and paying off an existing variable-rate HELOC balance. Because the funds arrive as one lump sum, it suits a known, one-time amount.
Interest on a second mortgage may be tax deductible if the funds are used to buy, build or substantially improve the home that secures the loan. Interest on funds used for other purposes, such as debt consolidation, is generally not deductible. Consult a qualified tax advisor for guidance specific to your situation.
Yes. On a primary residence or second home there is no prepayment penalty. On an investment property the program may carry a prepayment charge during the early years of the loan; Robert will tell you exactly what applies before you apply, so there are no surprises later.
Some programs allow second mortgages on second homes and investment properties, with stricter equity and credit requirements than a primary residence. Availability varies by lender, so working with a broker who has access to more than one program matters. Submit your scenario and Robert will confirm what is available.
Most second mortgages close in a few weeks from application to funding, depending on appraisal and title timing. On a primary residence there is a three-day right of rescission after signing before funds are released.
About This Broker
Robert Sumlin — Licensed Mortgage Loan Originator
Robert Sumlin is a licensed Mortgage Loan Originator (NMLS #1530065) operating as an independent mortgage broker through Equity Smart Home Loans (NMLS #856170, DRE #01906808), headquartered in South Pasadena, California. Robert is licensed to originate mortgage loans in California and Texas, with a focus on second mortgages and home equity products, DSCR investor loans, and cash-out refinancing.
Brokering independently, Robert has access to multiple wholesale lenders for second-mortgage and home-equity products — including programs for primary residences, second homes, and investment properties. Every inquiry submitted through this platform is reviewed by Robert personally — no call centers, no transferred leads, no outsourced processing on first contact.
The AI Mortgage Pro™ at ai.myeshloans.com is a technology platform powered by Equity Smart Home Loans; mortgage services are offered by Equity Smart Home Loans through Robert, combining AI-assisted loan guidance with personal originator review.
Licensing
NMLS #1530065 California & Texas
Broker
Equity Smart Home Loans NMLS #856170 · DRE #01906808
Primary residence, second home, or investment property — select your scenario and answer only the questions that apply. Robert reviews every submission personally.
Property TypeStep 1
Step 1
What type of property is this?
Your selection determines the program guidelines and documentation requirements.
Step 2 of 5
Where is the property?
State, property structure, and address.
Step 3 of 5
The equity picture
Current value, what you owe, and what you're looking to access.
Est. Available Equity (typical CLTV assumption)—
CLTV on Requested Amount—
Step 4 of 5
Borrower profile
Affects program eligibility and pricing — not a credit pull.
Final Step
How should Robert reach you?
You'll hear back within 24 hours — usually same day.
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You're in the queue.
Robert Sumlin has your inquiry and will reach out within 24 hours — usually same day.
What Happens Next
Robert will review your scenario and will call, text or email to confirm the details.
If you are ready to move now, you can start the full application online at any time using the button below.
It takes one sitting, nothing is pulled until you say so, and Robert picks it up from there.
No Credit Pull to Start
Your second-mortgage summary will appear here as you complete the form.
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Robert reviews every submission personally
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No obligation, no credit pull to start
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CA & TX licensed — primary, second home & investment scenarios reviewed
