HELOC & second mortgages
Home equity loans and HELOCs in Ohio — use the equity, keep the rate you locked.
If you bought or refinanced a Cincinnati home when rates were low, your first mortgage is an asset. A HELOC or fixed-rate second mortgage lets you borrow against your equity without touching it. I'm Zach — a Cincinnati loan originator licensed in Ohio and California — and this page is the honest comparison between the three ways to get cash out of a house, including the one that is usually a mistake.
Closings average about 13 days · No SSN or credit pull to start
The thesis: your first mortgage might be worth more than your house
Not literally — but if your first mortgage is at 3%, 4%, or even 5%, it is a below-market loan that you can never get again once you pay it off. Refinancing it away to pull out cash is one of the most expensive decisions a homeowner can make in this rate environment. A second mortgage — a HELOC or a fixed-rate home equity loan — sits behind the first, borrows only the amount you need, and leaves the good loan alone.
That is the whole page in one sentence. Everything below is the detail on which second-lien product fits, and the narrower set of cases where a cash-out refinance is actually the right answer.
6.75%
U.S. prime rate (Sept 2026)
7.29%
Avg. HELOC rate, week of Sept 2, 2026
80%
Typical max combined loan-to-value
10 yrs
Typical HELOC draw period
Sources: Federal Reserve H.15 (September 2026); Bankrate HELOC rate survey and HELOC guide, 2026.
Three ways to get cash out of an Ohio home
| HELOC | Fixed-rate second | Cash-out refinance | |
|---|---|---|---|
| What it is | Revolving line behind your first mortgage | Lump-sum loan behind your first mortgage | New, larger first mortgage that pays off the old one |
| Rate | Variable: prime + margin | Fixed | Fixed, at today's first-mortgage rates |
| Your existing first mortgage | Untouched | Untouched | Replaced |
| Payment | Interest-only on the drawn amount during the draw period (typically 10 yrs), then amortizing (10–20 yrs) | Fixed principal & interest, 10–20 yrs | New 30-year (or shorter) amortization on the full balance |
| Max borrowing | Up to ~80% CLTV (some 85–90%) | Up to ~80–90% CLTV | 80% LTV conventional; 80% FHA; up to 100% VA (many lenders cap at 90%) |
| Closing costs | Low; no Ohio mortgage tax | Low to moderate | 2–5% of the whole new loan |
| Best for | Renovations in phases, a reserve you may not use, uncertain amounts | A known one-time amount you want on a fixed payment | When your current rate is already high, or you need more than a second allows |
The $50,000 comparison
Say you own a Cincinnati home with a $260,000 first mortgage at 4.5%, and you want $50,000 for a renovation. Here is what each path costs per month, using September 2026 rates as a reference:
The cash-out figure is the increase over your current payment — you re-priced $260,000 of low-rate debt to get $50,000 of new money. The HELOC number is interest-only and will rise when the draw period ends or when prime moves; the fixed second pays itself off. Illustrative estimates only, not offers.
Read the cash-out line twice. Roughly $640 a month extra, forever, to borrow $50,000. That is the cost of giving up a 4.5% first mortgage. The HELOC borrows the same $50,000 for about $300 a month while you keep the good loan — and the fixed second pays it off entirely in 15 years for less than the refinance costs.
How a HELOC actually works
- Draw period, typically 10 years. Borrow, repay, and borrow again up to your limit. Payments are usually interest-only on the drawn balance.
- Repayment period, 10 to 20 years. The line closes and whatever you owe amortizes into principal-and-interest payments. This is where an unplanned balance bites — budget for it from day one.
- Variable rate. Prime plus a margin. Prime is 6.75% today; it was 7.00% before December 11, 2025. When the Fed moves, your payment moves the next cycle. Always run the stress line — the calculator above shows the payment if prime rises two points.
- Undrawn money costs nothing. A $60,000 line with $0 drawn is a free emergency reserve secured by the house. Many homeowners open one for exactly that reason.
When a fixed-rate second is the better tool
If you know the number — a $40,000 roof and HVAC, paying off a specific set of debts, a $60,000 down payment on a rental property — a fixed second mortgage gives you a fixed rate, a fixed payment, and a payoff date. No draw-period cliff, no prime-rate surprises. Rates run higher than a first mortgage because the lender is in second position, but the loan is small and short, so the total interest is modest.
When cash-out refinance actually wins
Three cases, honestly:
- Your current rate is already at or above today's. If you bought in late 2023 at 7.5%, a cash-out refinance at 6.5% can lower your rate and pull cash. Nothing to protect.
- You need more than a second lien allows, or you want one payment and a 30-year amortization on the whole amount.
- You have a VA loan. VA cash-out goes up to 100% of value (many lenders cap at 90%), which no second-lien program matches.
Conventional cash-out rules require the existing first mortgage to be at least 12 months old and at least one borrower on title for six months. The refinance page covers the full math, including break-even.
- 1 Day 1
Equity check
Your first-mortgage balance, an estimate of value, and how much you want. I confirm which CLTV you fit and whether a line or a fixed second is the better tool.
- 2 Week 1
Application + valuation
Many second-lien programs use an automated valuation or drive-by appraisal instead of a full one — faster and cheaper.
- 3 Week 2–3
Approval and closing
Second liens typically close faster than a first mortgage. Ohio has no mortgage recording tax; you pay ordinary recorder fees.
- 4 After closing
Three-day rescission, then funds
On a primary residence, federal law gives you three business days to cancel. Funds are available after that window.
What people use the equity for
Renovations that add value — kitchens, additions, a finished basement in a Hyde Park or Oakley two-story that has outgrown its family. Consolidating high-interest debt onto a lower rate (with the discipline not to re-run the cards). The down payment on an investment property, where a HELOC on your primary funds 25% down on a DSCR loan that qualifies on the rent. And a standby reserve that costs nothing until you draw on it.
What I will talk you out of: pulling equity for a depreciating purchase, or refinancing a sub-5% first mortgage to do any of the above. If the numbers say your equity should stay where it is, I will say that.
Figures current as of September 2026 — programs and limits change; Zach re-verifies at application.
Napkin math, upgraded
What does a HELOC draw cost per month?
Interest-only on what you actually draw, at a rate that floats with prime. The stress line shows what happens if prime rises 2%.
Illustrative estimates only — not a rate quote, an offer, or a commitment to lend. Your actual figures depend on your full scenario. More tools on the calculators page.
Real questions
Things people ask Zach about this
What is the difference between a HELOC and a home equity loan?
A HELOC is a line of credit: you draw what you need during a draw period (typically 10 years), pay interest only on what you have drawn, and the rate floats with the prime rate plus a margin. A home equity loan — a fixed-rate second mortgage — is a lump sum with a fixed rate and a fixed payment over a set term, usually 10 to 20 years. Lines are flexible; fixed seconds are predictable.
What is the prime rate right now?
The U.S. prime rate is 6.75% as of early September 2026, per the Federal Reserve's H.15 release; it last moved from 7.00% to 6.75% on December 11, 2025. HELOC rates are quoted as prime plus a margin, so a HELOC at prime plus 0.5% would be 7.25% today. Bankrate's national average HELOC rate was 7.29% the week of September 2, 2026. The Fed meets again on September 16, 2026, so this line moves.
How much equity can I borrow?
Most HELOC and second-mortgage programs lend up to 80% combined loan-to-value — your first mortgage plus the new line, divided by the home's value — with some going to 85% or 90% at a higher rate. On a $350,000 Cincinnati home with a $220,000 first mortgage, 80% CLTV allows a line of up to $60,000.
Should I just do a cash-out refinance instead?
Only if your current rate is close to today's rates or higher. A cash-out refinance replaces your entire first mortgage at today's rate. If you are sitting at 4.5% on $260,000, refinancing the whole balance to 6.5% to pull $50,000 costs you about $640 more per month than keeping the first and adding a HELOC for the $50,000. Cash-out wins when your existing rate is already high, when you want one payment, or when you need to borrow more than a second-lien program allows.
Is HELOC interest tax deductible?
Only when the money is used to buy, build, or substantially improve the home that secures the loan, and only within the $750,000 total acquisition-debt cap, per IRS Publication 936. A kitchen renovation qualifies; paying off credit cards or funding a rental down payment does not. Talk to your tax preparer — I will tell you what the rule says, not what your return should say.
Does Ohio charge a tax to record a second mortgage?
No. Ohio has no mortgage recording tax. The state's conveyance fee — $1 per $1,000 plus up to $3 per $1,000 county permissive — attaches to deed transfers, not mortgages. A second lien records for ordinary per-page county recorder fees only, which keeps Ohio HELOC closing costs low compared to states with mortgage taxes.
Keep reading
Related lending
Refinancing an Ohio home — rate-and-term and cash-out compared →DSCR loans — using equity as the down payment on a rental →Conventional loans in Ohio →Jumbo loans — the 80/10 structure with a second mortgage →Ohio mortgage calculators →Where Zach lends
HELOCs and second mortgages across Ohio & California
No pressure, no credit pull
Run your HELOC scenario by Zach.
Send the shape of it — what you’re buying, roughly what you earn, where you’re at. Zach reads every one personally and gets back to you the same day, nights and weekends included.
Nothing sensitive lives on this form: no Social Security number, no paperwork, and your credit isn’t touched until you say so. Equal Housing Opportunity. Zachary Bates, NMLS #2687902 · Coast 2 Coast Mortgage, NMLS #376205.