Turn Your Equity Into Cash Without Losing Your Low Rate
Pay off high-interest debt, renovate, or buy your next property. Choose a cash-out refinance or a fixed-rate second mortgage that leaves your current first mortgage untouched.
See how much cash you can get
We will compare a cash-out refi and a fixed-rate second side by side and send the free guide.
Pick the option that keeps more money in your pocket
Closed-end second mortgage
- Fixed-rate second lien, fixed payment
- Keep your existing low first-mortgage rate
- Access equity without refinancing
- Loan amounts up to $850K
- Full-doc and alt-doc options, including DSCR
- Rental income can be used to qualify
- No prepayment penalty
- No-appraisal option on eligible loans
Best when: your current rate is lower than today's rates.
Cash-out refinance
- Replace your mortgage with a larger one
- Take the difference in cash
- One loan and one payment
- Can change your rate and term at the same time
- Available on primary homes, second homes and rentals
- DSCR cash-out for investment properties
Best when: today's rates are at or below your current rate.
Texas homeowners: know the 80% rule
Texas has some of the strongest homestead protections in the country. When you borrow against the home you live in, the total of all loans on it generally cannot exceed 80% of its value, and state law adds a 12-day notice period and a 3-day right to cancel.
Second homes and rental properties are not homesteads, so they can qualify for higher limits. We will tell you exactly which rules apply before you apply.
Equity calculator
A quick estimate of the cash available in your home.
Based on 80% combined loan-to-value.
Estimate only, before closing costs. Texas homestead equity borrowing is capped at 80% combined loan-to-value by the Texas Constitution. Non-homestead limits depend on the program, credit and property.
Cash-out FAQ
Should I do a cash-out refinance or a second mortgage?
If your current first-mortgage rate is low, a fixed-rate second lets you take cash without touching it. If your rate is higher than today's market, a cash-out refinance can lower it and give you cash in one loan. We will price both so you can see the difference.
How much can I take out of my Texas home?
For a Texas homestead, the total of all loans against the home generally cannot exceed 80% of its value. Second homes and rentals are not homesteads, so higher limits may be available depending on the program.
What is a closed-end second mortgage?
A fixed-rate loan for a set amount that sits behind your first mortgage. You get the cash up front and a fixed payment, and your first mortgage stays exactly as it is.
Can I use rental income or bank statements to qualify?
Yes. Full-doc and alt-doc options are available, including rental income, bank statements and DSCR on investment properties.
Is there a prepayment penalty?
No prepayment penalty on our closed-end second mortgage program.
How long does it take?
Texas requires waiting periods on homestead equity loans, including a 12-day notice before closing and a 3-day right to cancel after. We start the clock early so there are no surprises.
Program guidelines as of October 2026 and subject to change without notice. All loans subject to credit approval, underwriting and property eligibility. Not all applicants will qualify. This is not a commitment to lend. Texas home equity loans on a homestead are subject to Section 50(a)(6), Article XVI of the Texas Constitution.
Need cash from your home or rentals?
See both options side by side and get the free Texas Cash-Out Guide. Brad or Buddy will follow up within the hour.
Call or text either of us directly:
Brad 512-269-5278 · Buddy 512-595-6220
Ready to apply? Start your application