Unlock Your Home’s Hidden Value
Your home equity is one of your most powerful financial tools. Adam Bartling & Team help homeowners access their equity with competitive rates, clear guidance, and a streamlined process — no surprises, no pressure.
How Much Home Equity Can You Access?
Lenders typically allow borrowing up to 80–90% of your home’s appraised value — minus your existing mortgage balance. Texas applies a stricter 80% cap by law. Here’s how that math works in practice.
Your Home’s Value Breakdown
The Formula: (Home Value × 80%) − Current Mortgage Balance = Maximum Equity You Can Access
Amounts based on appraised value. A current appraisal is required. LTV limits vary by state and lender. Contact us for your personalized estimate.
HELOC vs. Home Equity Loan — Which Is Right for You?
Both tap your equity — but they work very differently. Here’s how to know which one fits your situation.
HELOC
A revolving line of credit secured by your home. Draw what you need, when you need it — pay interest only on what you use.
💡 Best For:
Ongoing home improvements, emergency reserve, projects where the final cost is uncertain, or when you want to borrow in stages.
Home Equity Loan
A second mortgage with a fixed rate and term. Receive your full amount upfront with predictable monthly payments from day one.
💡 Best For:
Debt consolidation, major renovations with known costs, large one-time expenses, or when payment predictability matters most.
Smart Ways Homeowners Use Their Equity
Your equity is a powerful financial tool. Here are the most common — and most strategic — ways homeowners put it to work.
Home Renovations
Upgrade your kitchen, add a bathroom, or build an addition. Well-chosen improvements can increase your home’s value — and your equity — right back.
ROI: Up to 80%Debt Consolidation
Replace high-interest credit card debt (18–25% APR) with a low-rate equity loan. One payment, dramatically lower interest — and a clear payoff date instead of minimum payments forever.
Save $500+/monthInvestment Property Down Payment
Use equity from your primary home to fund the down payment on a rental property. A proven wealth-building strategy that lets you acquire income-producing assets with minimal out-of-pocket cash.
Fund 20% DownEmergency Reserve
A HELOC gives you a safety net without costing anything until you use it. Access funds when you need them — pay zero interest on the unused portion.
Pay $0 Until DrawnEducation Expenses
Fund college tuition or private school at rates often well below student loans, with potential tax advantages. Equity loan rates typically beat Parent PLUS loan rates significantly.
Lower Than Student LoansMedical Expenses
Cover unexpected medical bills or planned procedures at equity loan rates — typically far lower than medical financing options or credit cards, with no deferred interest traps.
Better Than 0% CardsTexas Home Equity Rules — What You Need to Know
Texas has stronger homestead protections than almost any other state. These rules protect you — but you need to know them before you plan. Rules in other states may differ; we’ll walk you through what applies to you.
We navigate these rules with every Texas client — so you’re never caught off guard and can plan your timeline accordingly. Serving Texas and 30+ states with confidence.
How to Get a HELOC or Home Equity Loan
Six straightforward steps — from first conversation to funded. Here’s exactly what to expect when working with Adam & Team.
Free Strategy Consultation — No Credit Pull
We start with a conversation about your goals, your home value estimate, and your existing mortgage balance. We determine whether a HELOC or home equity loan is the right fit — and run the math to show you exactly how much you can access. No credit check yet.
Application & Document Collection
Once you’re ready to move forward, we complete the formal application. You’ll provide income documentation (pay stubs, W-2s, or tax returns if self-employed), mortgage statements, and your property information. Our dedicated processor guides you through every document.
Home Appraisal
A licensed appraiser determines your home’s current market value. This is the number that drives the LTV calculation. In strong markets, appraisals often come in higher than expected — increasing the equity available to you.
Underwriting & Lender Review
Your file goes through underwriting while state-required waiting periods run simultaneously. We time everything so you’re not waiting any longer than necessary. Texas borrowers should plan for the mandatory 12-business-day wait.
Closing
You’ll review and sign your final loan documents at closing. Depending on your state, a brief right of rescission period follows — typically 3 business days — before funds are released.
Funded — Access Your Equity
After the rescission period, funds are disbursed. Home equity loan proceeds are sent in a lump sum. HELOC credit lines become available to draw against as needed. Total timeline from application to funding: typically 21–30 days.
Not Sure Which Equity Option Is Right for You?
We’ll run both scenarios for your home — HELOC vs. home equity loan — so you can compare real numbers before deciding. No upfront credit check required.
LET’S TALKWhy Homeowners Choose Adam & Team for Equity Loans
We don’t work for a bank — we work for you. That means shopping for competitive equity rates, explaining your options clearly, and staying with you through every step.
Multiple Lenders Compete
We shop your equity loan across multiple lenders — so you get the best rate available, not just what one institution can offer.
Equity Specialists
We know the rules in every state we serve — LTV caps, waiting periods, homestead protections. No surprises at closing.
Veteran-Owned
Retired Army Captain. The integrity and mission focus from 22 years of military service applied to every loan we process.
Education-First
We explain HELOC vs. equity loan pros and cons for your specific situation — so you make the right choice, not just a quick one.
No Upfront Credit Check
We evaluate your equity potential and options before pulling credit — protecting your score while giving you a realistic picture.
Fast Closings
We close as fast as law allows — typically 21 days from application. Same team from start to funded, no department handoffs.
What Homeowners Are Saying
“We had $85,000 in credit card debt at 22% interest. Adam helped us get a home equity loan and consolidated everything. Monthly payments dropped by $600 and we’ll be debt-free years sooner. Life-changing.”
“I wanted flexibility for a kitchen remodel. Adam recommended a HELOC so I could draw funds as the project grew. The credit line gave me peace of mind throughout — and I only paid interest on what I used.”
“Adam explained the equity rules clearly — no surprises. Used the HELOC as a down payment on a rental property and now building real wealth. I appreciated his straightforward military approach.”
Home Equity Loan & HELOC FAQs — 2026
Common questions homeowners ask about HELOCs, equity loans, and how they compare to cash-out refinancing.
How much equity can I access?
Lenders typically allow up to 80–90% of your home’s appraised value minus your current mortgage balance. Texas law caps this at 80%. Example: $400,000 home with $250,000 mortgage — 80% cap is $320,000 — so maximum equity access is $70,000. See the full calculation table above for more scenarios.
When does a HELOC or equity loan beat a cash-out refinance?
A HELOC or home equity loan is often the smarter choice when you have a low rate on your existing mortgage — because a cash-out refinance replaces your entire mortgage at today’s rate, potentially raising your payment significantly. If your current rate is below 5%, preserving it with a second lien equity product usually saves money. Cash-out refi makes more sense when rates have dropped materially below your current rate, or when you want one simplified payment.
What credit score do I need for a HELOC or home equity loan?
Scores of 700+ unlock the best rates. We have equity options available for scores as low as 620. The stronger your credit, the better your rate — but don’t assume you don’t qualify without checking. We’ll review your full profile before running credit.
How long does it take to close a home equity loan?
Plan for 21–30 days from application to funded. Texas requires a mandatory 12-business-day waiting period plus a 3-business-day right of rescission after signing. Other states vary. We structure the timeline to minimize any additional delays.
Can I use a HELOC as a down payment on another home?
Yes — this is one of the most powerful wealth-building strategies for homeowners. Use your HELOC proceeds as a down payment on a second home or investment property. We can structure both loans simultaneously so you’re not waiting between transactions.
What are the closing costs on a HELOC or home equity loan?
Many HELOCs carry low or no closing costs. Home equity loans typically have costs similar to a refinance — roughly 2–5% of the loan amount, covering appraisal, title work, and lender fees. We provide a full fee disclosure upfront before you commit to anything.
Can I pay off my HELOC or equity loan early?
Most HELOCs and home equity loans have no prepayment penalty. You can pay off your balance at any time without extra fees — giving you complete flexibility to manage the debt on your terms.
What is the Texas 80% LTV rule?
Texas law limits combined borrowing (first mortgage + equity product) to 80% of your home’s appraised value — a stronger homestead protection than most states. Texas also requires a mandatory 12-business-day waiting period before closing and limits borrowers to one equity loan per property per year. We navigate these rules with every Texas client.
Adam Bartling
Loan Officer · NMLS# 2213358 · Movement Mortgage · Serving Texas & 30+ States
Adam is a retired U.S. Army Captain with 22 years of military service who now applies that same discipline to helping homeowners nationwide navigate equity loans, HELOCs, and the full range of home financing options. He has guided hundreds of borrowers through state-specific equity rules — from Texas’s strict 80% LTV cap to the nuances of closing in 30+ states — ensuring clients are never surprised at the closing table.
Adam’s education-first approach means he compares every option — HELOC, home equity loan, and cash-out refinance — with each client before recommending a path. As a broker through Movement Mortgage, he shops multiple lenders to deliver competitive rates across Texas and 30+ states.
