Debt consolidation
Several high-interest balances folded into one payment, often at a lower rate.
Your home has been working hard for you.
For many Texas homeowners, the equity they've built quietly, month after month, may be one of their greatest financial resources. Most have never seen it drawn out.
The 80% line
Two numbers. One picture.
Texas law generally caps home equity borrowing at 80% of a home's value. Below is what that line looks like on your home — and how much room sits between it and what you still owe.
A recent appraisal, a tax statement, or your best guess all work here.
Everything still owed against the home, including a second lien if you have one.
Estimated available equity
$0
Room between the 80% line and your balance.
A vertical column representing your home's full value, with a gold line at eighty percent, your mortgage balance filling from the bottom, and your available equity shown as the band between them.
Home value
$0
80% maximum in Texas
$0
Current mortgage balance
$0
Estimated available equity
$0
Have someone look at this with me
This calculator provides an estimate only and is not a loan approval or lending commitment.
What it tends to become
Equity rarely stays abstract for long.
Homeowners reach for it for very ordinary reasons — a roof that finally gave out, a debt that stopped making sense, a kid halfway through a degree. Here's where it usually goes.
Kitchen remodel
The room the house actually lives in — and typically the one that holds its value best.
Bathroom remodel
Smaller scope, quick turnaround, and it changes every single morning.
Home addition
A bedroom, an office, a place for a parent. Staying put instead of starting over.
Roof & HVAC
Texas hail and Texas Augusts. The repairs that can't wait for a good time.
Medical expenses
Bills that arrived without warning, handled without a payment plan you didn't choose.
Education
Tuition, a semester abroad, a certification that changes what someone earns.
Investment opportunities
A down payment on a rental, or the capital to finally start the thing.
Breathing room
Not a plan so much as a cushion — and the calm that comes with having one.
Texas matters
The rules here were written to protect you.
Texas has some of the most homeowner-protective home equity laws in the country — a legacy of a state that didn't permit home equity lending at all until 1997. When it finally did, it built in guardrails.
The most significant one is a ceiling. Texas generally limits total home equity borrowing to 80% of a home's value, subject to applicable law and lender requirements. The remaining 20% is meant to stay with you.
01
A hard ceiling at 80%All liens against the home, combined, are generally limited to 80% of its value.
02
Your 20% stays yoursA cushion designed to keep homeowners from borrowing past the point of safety.
03
Time to thinkTexas builds required waiting periods into the process. Nobody is rushed.
04
Every home is reviewed individuallyValue, credit, income, and existing liens all factor in. Not all applicants qualify.
How this actually goes
Four steps, and you can stop after any of them.
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Step 1
Estimate your equity
You already did this above. It costs nothing and tells you whether the rest is even worth reading.
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Step 2
Talk with an expert
A conversation about your home, your balance, and what you're actually trying to solve.
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Step 3
Explore your options
The paths available to you, laid out plainly — including the ones that cost you nothing.
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Step 4
Decide whether it makes sense
Sometimes the answer is no, or not yet. That's a perfectly good outcome, and we'll say so.
There is no application here, and no obligation at any step.
What you can count on.
Texas-focusedWe work within Texas home equity law, not a national script.
Personalized reviewYour numbers, read by a person, not scored by a form.
No obligationA consultation, not a commitment. Walk away at any point.
Clear explanationsPlain language. If a term needs a footnote, we'll just explain it.
Secure submissionTransmitted securely, used only to answer you, never sold.
Personalized equity review
Get a real answer, from a real person.
Tell us about the home. We'll look at your numbers against current Texas guidelines and come back with what's actually possible — including if the honest answer is "wait."
- Transmitted securely
- No credit inquiry from this form
- Your information is never sold
Thank you.
Your request has been received. Someone will reach out shortly to discuss your options.
Questions
The things people ask first.
Home equity is the difference between what your home is worth today and what you still owe on it. Every mortgage payment you make, and every year values rise, quietly adds to it.
A cash-out refinance replaces your existing mortgage with a new, larger loan and gives you the difference in cash. In Texas, a cash-out refinance on a primary residence is governed by Section 50(a)(6) of the Texas Constitution and is generally limited to 80% of the home's value.
A HELOC is a revolving line of credit secured by your home equity that you can draw from as needed, similar to a credit card, usually at a variable rate. In Texas, HELOCs are subject to the state's home equity rules, including the 80% combined limit.
A home equity loan, sometimes called a HELOAN, is a one-time lump sum secured by your equity and repaid at a fixed rate over a set term, in addition to your existing mortgage. Texas generally caps combined borrowing at 80% of the home's value.
Yes. Many Texas homeowners use a cash-out refinance, HELOC, or home equity loan to consolidate higher-interest debt into a single, often lower-rate payment. Whether it makes sense depends on your current rates, balances, and goals.
Yes. Common uses include kitchen and bathroom remodels, home additions, roof or HVAC replacement, and education costs such as tuition. The funds are generally yours to use as you choose, subject to your lender's terms.
Texas generally limits total home equity borrowing to 80% of the home's value. Take 80% of the value, subtract what you still owe, and the remainder is a rough estimate of what may be available, subject to appraisal, credit, income, and lender requirements.
No. This form is an information request. It is not a loan application, and no credit inquiry is made from it.
Not at any point. A review is a conversation about what's possible, and plenty of them end with "this isn't the right time." That is a legitimate outcome, not a failed one.