Keep Your First Mortgage Untouched. Access Your Cash On Your Terms.
- Second mortgage — your existing rate, term, and monthly payment are completely untouched
- Up to 100% combined loan-to-value for qualified borrowers — past the 80% ceiling most lenders impose
- Closed-end loan — a defined amount, structured interest-only payments for 60 months, then converts to a fixed amortizing schedule
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A Watermark specialist will review and reach out.
- Secure & confidential. Zero obligation.
The cash-out refinance math that stops most financially serious homeowners cold
The Scenario: You owe $400,000 on your home at a locked-in 3.00% rate, and you want to safely access $100,000 in equity for strategic liquidity, or financial flexibility. Here is how the math breaks down.
The Cash-Out Refinance
The Watermark Path*
*Illustrative example only. Assumes an existing $400,000 first mortgage at 3.00% and a $100,000 Expanded Access second mortgage at 7.99% initial note rate (Tier 2 pricing), APR 10.157%, variable during the 60-month interest-only period; the payment increases after month 60 when principal repayment begins. Refinance figures assume a $500,000 loan at approximately 6.30% and are shown for comparison only.
Why a HELOC doesn't feel like the right structure — and why that instinct is correct
Most homeowners in your situation have looked at a HELOC and walked away with a vague sense that it doesn’t fit. That instinct is accurate.
A HELOC is a revolving line of credit — not a loan. The amount you can access fluctuates. The rate fluctuates. There’s a draw period during which you can borrow and repay repeatedly, followed by a repayment period during which the line closes and the balance amortizes.
For homeowners who have a specific financial purpose — a defined investment, a particular opportunity, a clear goal with a number attached — a variable revolving line of credit is structurally mismatched to the need.
- Variable rate — moves with market conditions
- Variable rate — moves with market conditions
- Variable rate — moves with market conditions
- Variable rate only during IO period — converts to fixed after month 60
- Defined loan — no draw period, no reset
- Closed-end structure — specific amount, specific payoff
- Up to $250,000 for qualified borrowers
What most homeowners in this situation are actually looking for is a defined loan amount, structured monthly payments, a clear path to payoff, and no impact on the first mortgage.
That structure exists.
Three things that make this different from what you’ve probably seen.
Second position. Not a refinance.
The Expanded Access loan is a second mortgage that sits behind your first loan. Your existing mortgage — its rate, its term, its monthly payment — is completely untouched. You keep what you spent years protecting.
A human reviews your application.
This is a closed-end loan: a specific dollar amount, a defined interest-only payment structure for the first 60 months, then a conversion to a fully amortizing fixed-rate loan for the remaining term. A clear beginning, a clear payment, a clear end. No draw periods. No resets. No surprises.
Up to 100% combined loan-to-value.
For qualified borrowers with 720+ FICO, we can reach 100% of your home’s current value. For 660–719, up to 90% for primary residences. Either way, past the 80% ceiling that most conforming lenders impose — and in many cases, using an Automated Valuation Model rather than a traditional physical appraisal.
This may be worth a conversation if:
- Your home has appreciated significantly and you have substantial equity you'd like to put to work
- You have a first mortgage rate below 5% that you are not willing to give up through a refinance
- You've looked at HELOCs and found the variable rate, draw period, and revolving structure don't fit what you're actually trying to accomplish
- You have a specific financial purpose for the funds — an investment opportunity, a project with a defined cost, capital you want available without liquidating other assets
- Your credit score is 660 or above
- The loan amount you need falls between $75,000 and $250,000
This probably isn’t the right fit if:
- Your current mortgage rate is above 5% — at that point, a cash-out refinance may actually make sense and is worth evaluating
- You need less than $75,000 or more than $250,000
- The property is an investment property or rental
- Product not available in Texas or West Virginia
What people say about working with Watermark Home Loans
Bryden M.
2 months ago
Had a wonderful experience with Amanda and team! She was incredibly responsive, patient, and personable every step of the way. Honestly, other lenders I contacted felt robotic and even cold, so I could not recommend Watermark enough. They really surpassed my expectations.
Andrew H.
2 months ago
Worked with Monica and Nancy. They were fast to turn a pre approval and attentive to getting everything lined up in time to meet my closing Date.
C B.
3 months ago
Have worked with Ron twice and he's honest, quick, and makes the process very easy.
Kelyna W.
3 months ago
Mike and Dana were great throughout the whole process. Our journey to buying a home was quick (<2 months I think) and honestly easier than I expected. Mike was always available to answer questions and kept us updated throughout. Will recommend Watermark to my friends or family buying
Marcie W.
3 months ago
jeff l.
3 months ago
Mike and Dana were both super helpful, and made the process very simple without a lot of pressure. Everything was very straightforward and convenient. Thank you !!
Jae C.
4 months ago
I secured my mortgage with a VA loan through Ron. Ron was always accessible for any questions on any days at any time. All the loan-related costs were explained upfront and there was no surprise fee at the end; I appreciated his transparency. He also had very competitive rates and allowed some flexibility with rate match and float-down, though I did not need those for my loan process. I will definitely seek him again if I need another loan or refinance.
Andrew A.
4 months ago
Amanda was great and easy to work with. She has such a fun personality that made the process less stressful and she always went above and beyond.
Dan E.
4 months ago
Monica and the Watermark was very responsive and focused on what we idetified as important to us. The focus on the best possible mortgage rate was very successful.
Randie S.
4 months ago
I can't say enough great things about my experience with Watermark Capital. From day one, the entire team made me feel like I was in great hands. They were professional, responsive, incredibly knowledgeable, and always took the time to answer my questions and explain everything along the way. What really stood out to me was how genuinely invested they were in making the process as smooth and stress-free as possible. I never felt like just another client—they truly cared about helping me achieve the best outcome and were there every step of the way.
- Reviews reflect individual customer experiences and are not a guarantee of future results, rates, or terms.
Three questions worth answering before you reach out
For homeowners with a first mortgage rate below 4–5%, a cash-out refinance means replacing your entire existing mortgage balance at today’s rates — currently around 6.30%. On a $400,000 mortgage, that’s approximately $790 more per month in principal and interest, every month, for the remaining life of your loan. For most homeowners who locked in a low rate between 2019 and 2022, the math on a cash-out refinance simply doesn’t work. The Expanded Access loan sits behind your first mortgage without touching it.
A Home Equity Line of Credit (HELOC) is a revolving line of credit with a variable rate and a draw period. The Expanded Access loan is a closed-end second mortgage — a specific loan amount, a structured payment schedule, and a defined path to payoff. For homeowners with a specific financial purpose, the closed-end structure is often the better fit. The rate is variable during the 60-month interest-only period, then converts to a fully fixed rate for the remaining term.
Nothing. The Expanded Access loan sits in second position behind your first mortgage. Your first mortgage’s rate, term, balance, and monthly payment are completely unaffected. You’ll have two separate payments, but your first mortgage is untouched.
The loan is structured as a 5/20 hybrid ARM. For the first 60 months, your required payment covers interest only — keeping the monthly obligation lower. During this period, the rate is variable, indexed to the WSJ Prime Rate with defined caps and a 5.99% floor. After month 60, the loan converts to a fully amortizing fixed-rate loan for the remaining 20-year term. Your payment increases at month 61 because principal repayment begins. A Watermark specialist will walk you through specific payment illustrations based on your loan amount and credit profile.
The most common limitation is the 80–90% Combined Loan-to-Value (CLTV) cap imposed by conforming lenders. The Expanded Access loan was designed to reach beyond that ceiling for qualified borrowers, and it is manually underwritten, so a person reviews your full picture instead of a single automated cutoff. If you’ve been declined or limited by a traditional lender’s CLTV cap, your situation may look different here.
The equity you've built represents years of decisions made well.
Buying when you did. Locking in when you did. Staying when others refinanced into higher rates chasing cash they needed. Those decisions compounded into something real.
Accessing that equity shouldn’t force you into a financial compromise or require giving up a low interest rate you’ve already secured. Your home equity is a significant financial resource you’ve built over time, giving you the flexibility to fund major life goals, property updates, or future projects exactly when you decide the timing is right.
It may not be the last option.
There may be a path that doesn’t require giving up your rate. That doesn’t force you into a revolving line when you need a defined loan. That reaches past the 80% ceiling your bank put up without much explanation.
It’s worth 15 minutes to find out.
See What May Be Possible
- No hard credit pull. No obligation. No pressure.
This page is provided for informational purposes only and is not an offer of credit or a commitment to lend. The Expanded Access Home Equity Loan is available for primary residences in states where Watermark Home Loans is licensed. Not available in Texas or West Virginia. The loan is structured as a 5/20 hybrid ARM — the rate is variable during the 60-month interest-only period and converts to fixed for the remaining term. Monthly payment will increase after the interest-only period ends. Maximum CLTV may be reduced in areas designated as declining markets. Loan approval is subject to creditworthiness, income verification, property eligibility, and underwriting review. Your home is collateral — failure to repay could result in foreclosure. Rate comparison illustrations are provided for informational purposes only and are not a commitment to any specific rate or terms. Actual rates, APRs, and payments will be disclosed at application. Nick Joutz, Individual MLO NMLS #9220. Watermark Home Loans NMLS #1838. © 2026 Watermark Capital, Inc. All rights reserved. Equal Housing Lender.