SGV & Pasadena Home Equity: Craftsman Renovation & Estate HELOC Guide [2026]
Compare HELOC, HELOAN, and cash-out refinance options across 9 San Gabriel Valley cities for renovation, investment, and debt consolidation
By Mo Abdel | NMLS #1426884 | Updated February 7, 2026
San Gabriel Valley Home Equity: Key Facts for 2026
San Gabriel Valley homeowners hold an estimated $62 billion in total home equity across Pasadena, San Marino, Arcadia, La CaƱada Flintridge, South Pasadena, Sierra Madre, Glendale, Montrose, and La Crescenta. The average SGV homeowner with 10+ years of ownership has seen their property appreciate by 85-120%, creating massive equity positions that can be accessed through HELOC, home equity loan (HELOAN), or cash-out refinance products. With San Marino properties averaging $3 million and even La Crescenta exceeding $1 million, jumbo equity products are the standard tool for SGV homeowners. As a wholesale mortgage broker with access to over 200 lenders, I help San Gabriel Valley homeowners compare equity products from multiple providers to secure the most competitive rates, highest credit limits, and best terms available in 2026.
San Gabriel Valley Home Equity Overview: 9-City Comparison [2026]
Home equity access varies significantly across the San Gabriel Valley based on property values, typical mortgage balances, and the age of homeownership. The following table provides a comprehensive comparison of equity potential across all nine cities in the SGV corridor.
| City | Median Home Value | Avg Available Equity | Best Products | Key Neighborhoods |
|---|---|---|---|---|
| San Marino | $3,000,000 | $1,800,000 - $2,400,000 | Super-jumbo HELOC, Jumbo HELOAN | Old Mill, Huntington Dr, Lacy Park |
| La CaƱada Flintridge | $2,200,000 | $1,200,000 - $1,760,000 | Jumbo HELOC, Jumbo cash-out refi | Descanso area, Flintridge proper |
| South Pasadena | $1,800,000 | $1,000,000 - $1,440,000 | Jumbo HELOC, Jumbo HELOAN | Marengo Ave, Mission District |
| Arcadia | $1,800,000 | $1,000,000 - $1,440,000 | Jumbo HELOC, Jumbo cash-out refi | Upper Rancho, Arcadia Highlands |
| Sierra Madre | $1,400,000 | $750,000 - $1,120,000 | Jumbo HELOC, HELOAN | Canyon, Downtown, Mt. Wilson area |
| Pasadena | $1,200,000 | $600,000 - $960,000 | Jumbo HELOC, HELOAN, Cash-out refi | South Lake, Madison Heights, Linda Vista |
| Glendale | $1,200,000 | $600,000 - $960,000 | Jumbo HELOC, HELOAN, Cash-out refi | Rossmoyne, Verdugo Woodlands, Sparr Heights |
| Montrose | $1,100,000 | $500,000 - $880,000 | HELOC, HELOAN | Honolulu Ave corridor, Montrose Village |
| La Crescenta | $1,000,000 | $400,000 - $800,000 | HELOC, HELOAN, Cash-out refi | Briggs Terrace, Dunsmore, Glenwood |
Average available equity assumes 10+ years of ownership, 75-80% combined loan-to-value (CLTV) ratio, and typical mortgage balance for the area. Actual amounts depend on your specific property, existing liens, and lender requirements. February 2026 market data.
HELOC vs. HELOAN vs. Cash-Out Refinance: Which Is Right for Your SGV Home?
San Gabriel Valley homeowners choose from three primary equity products. Each serves different financial goals, and the right choice depends on your current mortgage terms, how you plan to use the funds, and whether you prefer fixed or variable rate structures.
| Feature | HELOC | HELOAN | Cash-Out Refinance |
|---|---|---|---|
| Rate Type | Variable (some fixed options) | Fixed | Fixed or adjustable |
| Disbursement | Revolving credit line | Lump sum | Lump sum at closing |
| Lien Position | 2nd lien | 2nd lien | Replaces 1st mortgage |
| Existing Mortgage | Stays intact | Stays intact | Paid off and replaced |
| Draw Period | 5-10 years | N/A (lump sum) | N/A (lump sum) |
| Repayment Period | 10-20 years | 10-30 years | 15-30 years |
| Closing Costs | Low to none | Moderate | Full refinance costs |
| Jumbo Available | Yes, to $3M+ | Yes, to $2M+ | Yes, to $5M+ |
| Best SGV Use Case | Staged renovations, flexible needs | One-time project, fixed payments | High existing rate, large equity need |
San Gabriel Valley Housing Market & Equity Landscape [2026]
The San Gabriel Valley's home equity environment in 2026 reflects decades of sustained appreciation driven by world-class institutions, limited housing supply, and consistent demand from both domestic and international buyers. Understanding the local market dynamics helps homeowners make informed decisions about when and how to access their equity.
Appreciation Drivers: Caltech, JPL & Healthcare
The California Institute of Technology and NASA's Jet Propulsion Laboratory anchor the western San Gabriel Valley's economy, employing thousands of high-income scientists and engineers who drive housing demand in Pasadena, La CaƱada Flintridge, and South Pasadena. Caltech's $4.5 billion endowment and JPL's $3 billion annual budget provide economic stability that sustains property values even during broader market downturns.
The healthcare corridor anchored by Huntington Hospital, City of Hope, and Methodist Hospital contributes additional high-income employment. Physicians, specialists, and healthcare administrators in Glendale and Pasadena represent a significant segment of equity-rich homeowners who leverage HELOCs for practice expansions, investment properties, and home renovations.
Historic Homes & Renovation Economics
The San Gabriel Valley contains Southern California's densest concentration of Craftsman, Spanish Colonial Revival, and mid-century modern homes. Pasadena alone has over 60 historic districts with homes that command premium valuations when properly maintained and updated. This creates a renovation-driven equity cycle: homeowners access equity to renovate, which increases the home's value, which builds more equity.
South Pasadena's Mission District features Craftsman bungalows where sensitive renovations can add $200,000-$400,000 in value. La CaƱada Flintridge estates with updated kitchens and modernized systems command 15-25% premiums over comparable un-renovated properties. This renovation ROI makes home equity products particularly valuable for SGV homeowners looking to increase their property's market position.
Multigenerational Living & ADU Demand
Arcadia and San Marino's significant Chinese-American community has driven strong demand for multigenerational home configurations. California's ADU (Accessory Dwelling Unit) laws allow homeowners to build additional living spaces on existing lots, and the San Gabriel Valley has seen a surge in ADU construction over the past five years. Home equity products finance these conversions, which typically cost $150,000-$350,000 for a detached ADU and $80,000-$150,000 for a garage conversion.
An Arcadia homeowner with a $1.8 million property and $1 million in accessible equity can finance a $250,000 ADU through a HELOC, creating rental income of $2,500-$3,500 per month while also increasing the property's total value by $300,000-$450,000. This positive-return use of equity is one of the strongest financial moves available to SGV homeowners in 2026.
Real-World Equity Scenarios for San Gabriel Valley Homeowners
Scenario 1: San Marino Estate ā Super-Jumbo HELOC for Legacy Property Management
Property: $3.4 million estate in San Marino near the Huntington Library
Existing mortgage: $600,000 remaining (purchased 2008)
Available equity at 75% CLTV: $1,950,000
Product selected: Super-jumbo HELOC at $1.5 million credit line
Planned uses:
- $350,000 comprehensive landscape and hardscape renovation
- $200,000 seismic retrofit (common for older San Marino estates)
- $150,000 solar installation and electrical system upgrade
- Remaining credit line held as flexible reserve for property maintenance and family needs
Why HELOC: The revolving credit line allows staged project completion over 18-24 months. The homeowner draws funds as contractors complete each phase, minimizing interest charges on unused portions. The existing low first mortgage rate remains intact.
Scenario 2: Pasadena Craftsman ā Home Equity Loan for Historic Renovation
Property: $1.35 million Craftsman bungalow in Madison Heights, Pasadena
Existing mortgage: $350,000 remaining (refinanced 2021)
Available equity at 80% CLTV: $730,000
Product selected: Jumbo HELOAN at $400,000 fixed rate, 15-year term
Planned uses:
- $280,000 period-appropriate kitchen and bathroom renovation
- $75,000 foundation work and crawl-space improvement
- $45,000 original millwork restoration and interior paint
Why HELOAN: The homeowner wants fixed monthly payments for budgeting certainty during a 6-month renovation. The total renovation cost is known in advance from contractor bids, making a lump-sum disbursement ideal. The existing first mortgage at a favorable rate from 2021 stays untouched.
Scenario 3: Arcadia Multigenerational Home ā HELOC for ADU Construction
Property: $2.1 million home in Upper Rancho, Arcadia
Existing mortgage: $500,000 remaining (purchased 2015)
Available equity at 75% CLTV: $1,075,000
Product selected: Jumbo HELOC at $500,000 credit line
Planned uses:
- $275,000 detached ADU (800 sq ft) for elderly parents
- $85,000 kitchen remodel to accommodate multigenerational cooking needs
- $40,000 landscaping reconfiguration for private outdoor spaces
- $100,000 reserved for future educational or family expenses
Why HELOC: ADU construction involves phased payments over 6-9 months. The HELOC allows draws as construction milestones are reached, and the remaining credit line provides financial flexibility. The ADU generates potential rental value of $3,000-$3,500/month if parents eventually move elsewhere, creating a positive cash-flow asset.
Jumbo HELOC Products for San Gabriel Valley Properties
The standard conforming HELOC limit does not serve the San Gabriel Valley's high-value housing stock. Most SGV homeowners need jumbo HELOC products that accommodate credit lines from $500,000 to $3 million or more. Wholesale lending channels provide the widest selection of jumbo HELOC programs, with terms and pricing that vary significantly across lenders.
Key Jumbo HELOC Features to Compare
| Feature | Standard Jumbo HELOC | Super-Jumbo HELOC | Bank Statement HELOC |
|---|---|---|---|
| Credit Line Range | $500K - $1.5M | $1.5M - $3M+ | $250K - $2M |
| Max CLTV | 80% | 70-75% | 70-75% |
| Min Credit Score | 700 | 720 | 680 |
| Income Documentation | Full doc (W-2/tax) | Full doc (W-2/tax) | 12-24 months bank statements |
| Draw Period | 10 years | 5-10 years | 10 years |
| Repayment Period | 15-20 years | 10-15 years | 15-20 years |
| Best SGV Fit | Pasadena, Glendale, Sierra Madre | San Marino, La CaƱada Flintridge | Self-employed across all SGV cities |
Interest-Only Draw Period Strategy
During the HELOC draw period (typically 10 years), most jumbo programs require only interest payments on the outstanding balance. This creates a powerful cash flow advantage for San Gabriel Valley homeowners who need large sums for renovations or investments but want to minimize monthly obligations during the project phase.
A Pasadena homeowner with a $600,000 HELOC drawing $300,000 for a renovation pays interest only on $300,000 during the draw period. If the remaining $300,000 is never drawn, no interest accrues on it. This pay-for-what-you-use structure makes HELOCs the most efficient equity product for projects with uncertain total costs.
When Cash-Out Refinance Beats HELOC in the San Gabriel Valley
While HELOCs and HELOANs preserve your existing first mortgage, a cash-out refinance replaces it entirely. This strategy makes sense in specific San Gabriel Valley scenarios:
- High existing rate: If your current mortgage rate is significantly above market rates, a cash-out refinance allows you to improve your rate while accessing equity in a single transaction.
- Large equity need: For homeowners needing $1 million+ in equity, a single cash-out refinance at a first-lien rate is often more cost-effective than combining a first mortgage with a jumbo HELOC.
- Simplification: Replacing multiple existing liens (first mortgage plus old HELOC) with a single cash-out refinance simplifies your monthly obligations.
- Rate adjustment period: If your current ARM is approaching a rate adjustment, refinancing into a fixed cash-out product locks in certainty while accessing equity.
A La CaƱada Flintridge homeowner with a $1.2 million mortgage at a rate obtained in 2023 might find that today's rates allow a cash-out refinance to $1.8 million at a similar or lower rate, extracting $600,000 in equity with minimal impact on the monthly payment. The math depends entirely on your existing rate versus current market conditions.
Top Uses for Home Equity in the San Gabriel Valley [2026]
San Gabriel Valley homeowners access equity for a wide range of purposes. The most financially productive uses leverage the low cost of equity borrowing to achieve returns that exceed the borrowing cost.
1. Home Renovation & Value Addition
Renovation is the most common equity use in the SGV. Pasadena Craftsman restorations, San Marino estate modernizations, and Arcadia kitchen remodels for multigenerational cooking spaces all generate strong returns on invested capital.
| Renovation Type | Typical SGV Cost | Est. Value Added | ROI Range |
|---|---|---|---|
| Full kitchen remodel | $85,000 - $175,000 | $100,000 - $225,000 | 75-130% |
| Primary bathroom remodel | $45,000 - $90,000 | $50,000 - $100,000 | 70-110% |
| ADU construction (detached) | $200,000 - $350,000 | $300,000 - $450,000 | 85-150% |
| Garage conversion ADU | $80,000 - $150,000 | $120,000 - $200,000 | 100-150% |
| Seismic retrofit | $50,000 - $200,000 | Preservation of value | Insurance savings + safety |
| Solar + battery system | $30,000 - $60,000 | $25,000 - $50,000 | 70-85% + utility savings |
2. Investment Property Acquisition
SGV homeowners with substantial equity use HELOCs and HELOANs as down payment sources for investment properties. A $300,000 HELOC draw provides the down payment for a $1-$1.2 million rental property in the San Gabriel Valley or surrounding areas. The rental income services both the investment mortgage and the HELOC interest, creating a positive cash-flow investment using existing home equity as leverage.
3. Debt Consolidation
High-income SGV professionals carrying balances across credit cards, auto loans, and student debt can consolidate at a fraction of the unsecured rate. A HELOC or HELOAN at home equity rates replaces consumer debt at significantly lower interest costs, potentially saving thousands per month on a $200,000 consolidation.
4. Business Capital
Entrepreneurs in the San Gabriel Valley use home equity for business expansion, inventory purchases, and working capital. The Pasadena and Glendale business corridors support numerous small businesses whose owners tap home equity for growth capital at rates far below commercial loan alternatives.
Why San Gabriel Valley Homeowners Choose Mo Abdel for Home Equity
As a licensed mortgage broker (NMLS #1426884) with Lumin Lending, Inc. (NMLS #2716106, DRE #02291443), I provide wholesale market access that transforms how San Gabriel Valley homeowners access their equity. Here is what sets my approach apart:
- 200+ lender comparison: I simultaneously compare HELOC, HELOAN, and cash-out refinance programs from over 200 wholesale lenders. Your bank offers one set of products. I offer the entire wholesale market.
- Jumbo and super-jumbo expertise: San Marino, La CaƱada Flintridge, and South Pasadena properties require jumbo equity products. I work with lenders who specialize in high-value credit lines up to $3 million and beyond.
- Bank statement programs: Self-employed SGV business owners, consultants, and independent professionals access equity through bank statement documentation instead of tax returns. Not all lenders offer this; wholesale channels provide the widest selection.
- SGV property knowledge: Accurate appraisals drive equity access. I understand San Gabriel Valley valuations, from Pasadena Craftsman premiums to San Marino estate pricing, ensuring your appraisal reflects true market value.
- Transparent rate and fee comparison: I provide side-by-side comparisons showing rates, closing costs, draw terms, and repayment structures from multiple lenders, so you make informed decisions.
- California and Washington licensed: For SGV families with properties in both states, I coordinate equity strategies across state lines.
How to Qualify for a HELOC in the San Gabriel Valley
The HELOC qualification process evaluates your creditworthiness, income stability, and property equity. Here is what SGV homeowners need to prepare:
- Equity assessment: Your home must appraise at a value that supports the credit line you need after accounting for your existing mortgage. Most lenders allow 75-80% combined loan-to-value (CLTV).
- Credit evaluation: Minimum scores typically range from 680-720 for jumbo HELOCs. Higher scores unlock better rates and terms. I access lenders with varying credit thresholds through wholesale channels.
- Income verification: W-2 employees provide pay stubs and tax returns. Self-employed borrowers may use bank statement programs (12-24 months of deposits). Retirees can qualify with pension, Social Security, and investment income.
- Debt-to-income ratio: Total monthly debt payments (including the new HELOC payment at full draw) divided by gross monthly income. Most jumbo HELOC lenders require DTI below 43-50%.
- Property appraisal: A licensed appraiser evaluates your San Gabriel Valley property. Historic homes, estate properties, and recently renovated homes benefit from appraisers with local SGV experience.
Home Equity Resources Across Los Angeles & Southern California
Regional Guides
- California Home Equity Guide 2026 ā Statewide HELOC, HELOAN, and cash-out refinance overview
- Home Equity LA Westside & Beach Cities Guide ā Beverly Hills, Santa Monica, Pacific Palisades
- Home Equity South Bay & Palos Verdes Guide ā Manhattan Beach, Palos Verdes, Redondo Beach
Cross-Track Guides for the San Gabriel Valley
- Reverse Mortgage SGV & Pasadena Guide 2026 ā HECM and proprietary options for seniors 62+
- Wholesale Mortgage Broker SGV & Pasadena 2026 ā Purchase and refinance with wholesale pricing
Orange County & Related Resources
Common Home Equity Mistakes San Gabriel Valley Homeowners Should Avoid
Accessing home equity is a powerful financial tool, but SGV homeowners should be aware of common pitfalls that reduce the value of the transaction or create unnecessary risk.
Mistake 1: Using Your Bank Without Shopping the Wholesale Market
Your bank offers exactly one HELOC product with one rate structure. A wholesale broker compares dozens of programs simultaneously. For a $1 million jumbo HELOC on a La CaƱada Flintridge property, even a small rate difference translates to thousands of dollars in annual interest savings. Always compare wholesale options before committing to a single bank's product.
Mistake 2: Choosing Cash-Out Refinance When HELOC Is Better
If you locked in a favorable first mortgage rate in 2020 or 2021, replacing it with a cash-out refinance at today's rates costs you money every month for the life of the loan. A HELOC as a second lien preserves your favorable first mortgage while providing equity access. Run both scenarios before deciding.
Mistake 3: Underestimating Your Home's Value
San Gabriel Valley properties, especially historic homes in Pasadena and estate properties in San Marino, are frequently undervalued by appraisers unfamiliar with the local market. An appraiser who does not understand the premium for a restored Greene and Greene Craftsman or the value of a San Marino lot near the Huntington Library may produce a low appraisal that limits your equity access. Work with a broker who can request appraiser reassignment if the initial valuation does not reflect market reality.
Mistake 4: Drawing the Full HELOC Amount Immediately
A HELOC's advantage is that you only pay interest on the amount drawn. Drawing the full credit line at closing when you only need $200,000 of a $600,000 line means paying interest on $400,000 you are not using. Draw strategically based on actual needs to minimize borrowing costs.
Mistake 5: Ignoring the Repayment Period Transition
When the HELOC draw period ends (typically after 10 years), the loan converts to a repayment period with fully amortizing payments. This can cause payment shock if you have not planned for it. Understand the full lifecycle of your HELOC and budget for the repayment phase.
Frequently Asked Questions: Home Equity in the San Gabriel Valley
What is the best home equity product for San Gabriel Valley homeowners in 2026?
The best product depends on your goals. A HELOC provides flexible access with a variable rate for ongoing expenses or staged projects. A HELOAN gives fixed-rate certainty for one-time needs. Cash-out refinance replaces your existing mortgage and works best when you can improve your rate. Most SGV homeowners with values above $1.5 million need jumbo equity products available through wholesale channels.
How much equity can I access on my San Marino home?
San Marino homes with a median value of $3 million typically allow homeowners to access 75-80% of the home's value minus the existing mortgage balance. A homeowner with a $3 million home and a $500,000 mortgage could access up to $1.9 million through jumbo products.
What is a jumbo HELOC and do I need one in the SGV?
A jumbo HELOC is a home equity line of credit that exceeds conforming loan limits. In the San Gabriel Valley, where most homes are valued above $1 million, jumbo HELOCs are the standard product. Lines of credit can range from $500,000 to $3 million or more through wholesale lending channels.
Can I get a HELOC on my Pasadena Craftsman home?
Yes, Pasadena Craftsman homes qualify for HELOCs and other equity products. The historic nature of the home does not affect eligibility. Your available equity is based on the home's current appraised value minus any existing mortgage balance.
How does a HELOC compare to a cash-out refinance in the San Gabriel Valley?
A HELOC adds a second lien while keeping your existing mortgage intact, ideal if you have a favorable first mortgage rate. A cash-out refinance replaces your existing mortgage. SGV homeowners with low existing mortgage rates typically prefer HELOCs to preserve their favorable first mortgage terms.
What are HELOC rates in the San Gabriel Valley for 2026?
HELOC rates vary by lender, credit score, loan-to-value ratio, and draw amount. Working with a wholesale broker provides access to rates from 200+ lenders, ensuring competitive pricing. Jumbo HELOCs on SGV properties often receive preferential pricing due to strong collateral values.
Can I use home equity for a renovation in Arcadia?
Yes, home renovations are one of the most common uses of equity products in Arcadia. Kitchen remodels, ADU construction for multigenerational living, and whole-house renovations are popular projects. A HELOC provides flexible draw capability that aligns with staged renovation timelines.
What credit score do I need for a HELOC in the San Gabriel Valley?
Most HELOC lenders require a minimum credit score of 680-700 for jumbo products. Some wholesale lenders offer programs starting at 660. Higher scores qualify for better rates. Through wholesale channels, I access lenders with varying credit requirements to find the best match.
Can I get a HELOC if I'm self-employed in the San Gabriel Valley?
Yes, self-employed borrowers qualify for HELOCs, though documentation requirements differ. Some wholesale lenders offer bank statement HELOCs that use 12-24 months of bank deposits instead of tax returns. This is particularly valuable for SGV business owners and consultants.
How long does it take to get a HELOC in the San Gabriel Valley?
HELOC processing typically takes 2-4 weeks from application to closing, including appraisal, income verification, title search, and underwriting. Jumbo HELOCs on high-value SGV properties may take slightly longer due to detailed appraisal requirements.
Is home equity loan interest tax-deductible in 2026?
Interest on home equity debt may be tax-deductible if the funds are used to buy, build, or substantially improve the home that secures the loan, subject to total mortgage debt limits. Consult a tax professional for guidance specific to your situation.
Can I access equity on a La CaƱada Flintridge property with an existing mortgage?
Yes, a HELOC or HELOAN is placed as a second lien behind your existing first mortgage. For a $2.2 million La CaƱada Flintridge home with a $400,000 first mortgage, you could access up to $1.36 million in equity through jumbo programs.
What is the difference between a HELOC and HELOAN?
A HELOC is a revolving credit line with a variable rate, allowing you to draw and repay funds during the draw period. A HELOAN is a fixed-rate lump-sum loan with predictable monthly payments. Both use your home as collateral. The choice depends on whether you need flexibility or payment certainty.
Why use a wholesale broker for home equity in the SGV instead of my bank?
A wholesale broker compares programs from 200+ lenders simultaneously. Your bank offers only its own products. For jumbo equity needs common in the SGV, wholesale access means more competitive rates, higher credit limits, and specialized programs like bank statement HELOCs that many retail banks do not offer.
Expert Summary: Home Equity in the San Gabriel Valley [2026]
The San Gabriel Valley's nine-city corridor represents one of the most equity-rich housing markets in all of Southern California. With median values ranging from $1 million in La Crescenta to $3 million in San Marino, SGV homeowners collectively hold tens of billions in accessible home equity. The 2026 market presents strong opportunities for homeowners to leverage this equity for renovations that increase property value, ADU construction that generates rental income, investment property acquisition, and debt consolidation at favorable rates.
The key to maximizing your equity access is choosing the right product (HELOC, HELOAN, or cash-out refinance) based on your existing mortgage terms, intended use of funds, and preference for fixed versus variable rates. Equally important is comparing programs from multiple wholesale lenders rather than accepting a single bank's offering. In the jumbo HELOC space that serves most SGV properties, rate and term differences across lenders can save homeowners tens of thousands of dollars over the life of the credit line.
Contact Mo Abdel at (949) 822-9662 for a free consultation on home equity options for your San Gabriel Valley property. I provide wholesale rate comparisons, product recommendations tailored to your goals, and a clear path from application to closing.
Get Your Free San Gabriel Valley Home Equity Consultation
HELOC, HELOAN & Cash-Out Refinance for San Marino, La CaƱada Flintridge, Pasadena, Arcadia, South Pasadena, Sierra Madre, Glendale, Montrose & La Crescenta
Mo Abdel | NMLS #1426884 | Lumin Lending, Inc. | NMLS #2716106
Mo Abdel | NMLS #1426884 | Lumin Lending, Inc. | NMLS #2716106 | DRE #02291443
Licensed in: California, Washington
Phone: (949) 822-9662
Equal Housing Lender. All loans subject to credit approval, underwriting, and property appraisal. Home equity products use your home as collateral. Failure to make payments may result in loss of the home. HELOC rates are variable and subject to change. Program terms, rates, and availability are subject to change without notice. Tax deductibility of interest depends on individual circumstances; consult a tax advisor. Not available in all states. NMLS Consumer Access: nmlsconsumeraccess.org.