How to Consolidate Debt Using Your Home Equity

If you’re like many homeowners holding off on refinancing because you don’t want to lose your low mortgage rate, it might be time to look at the bigger picture. Yes, rates aren’t what they were a few years ago. However, credit card debt is at record highs, with average interest rates north of 20%. For households juggling thousands in revolving debt, it’s not the mortgage rate that’s crushing monthly cash flow; it’s those high-interest minimum payments. If you’re feeling financially squeezed, loan products like a cash-out refinance or home equity line of credit (HELOC) can help you take control by using your home’s equity to consolidate debt and reclaim hundreds, sometimes thousands, in monthly breathing room. Brian Cardenas, UMortgage Loan Originator, has been using these strategies to save his clients hundreds of dollars per month. “Money is one of the biggest stressors that we experience in our lives,” said Cardenas. “People are sitting on a ton of equity and a really low interest rate on their home. But they also have this albatross around their neck of this high-interest debt that’s just crushing them.” According to the Federal Reserve Bank of New York, total outstanding credit card debt stood at approximately $1.21 trillion by the end of Q4 2024 – a $45 billion increase from the prior quarter, marking a 7.3% year-over-year rise. At an average APR of 21.37%, as reported by the Federal Reserve in February 2025, that extra debt adds up fast. With a cash-out refi or HELOC, you’re using the money you’ve already invested in your home instead of taking on more debt with high-interest credit cards or personal loans. Here’s how each works, so you know your options before you commit. What is a Cash Out Refinance and How Does One Work? A cash-out refinance allows homeowners to replace their current mortgage with a new loan that provides extra funds by tapping into the equity homeowners have built in their property. Essentially, homeowners can "cash out" a portion of their equity to use as they see fit. This process works by allowing homeowners to borrow against their home equity, which is the difference between the home’s appraised market value and the remaining mortgage balance. By taking out a larger loan, the borrower receives the excess in cash after paying off the original mortgage. For a clearer picture of how this can work, use UMortgage’s Refinance Calculator to see what a cash-out refi might look like for you. What is a HELOC Loan and How Does One Work? A Home Equity Line of Credit (HELOC) is a loan that lets you borrow against your home’s equity without replacing your existing mortgage. Think of it like a credit card that can be used, repaid, and used again over time. This flexible borrowing option is based on the difference between the home’s current market value and the outstanding mortgage balance. Homeowners can draw from the line of credit as needed, whether for home improvements, debt consolidation, or other significant expenses, and only pay interest on the amount they use. Why You Should Consult with an Expert Before You Act Accessing your equity is just like any other mortgage product: there’s no one-size-fits-all option. That’s why it’s so important to consult with a mortgage expert before you pull the trigger. Working with a UMortgage Loan Originator takes out the guesswork; you’ll have someone in your corner who will present you with all your options so you can make an informed decision that works best for your financial future. “After crunching all the numbers, I found out that there were some considerable savings that we can present to this borrower and help relieve some of the financial burdens that they’re experiencing every single month,” said Cardenas regarding a client whose debt he consolidated earlier this year. “We’re just simply presenting options and letting the consumer decide which, if any of these options, is going to fit their needs best.” If you want to discover your options to consolidate your debt with your home’s equity, or learn more about HELOC rates, fill out this form to connect with a UMortgage Loan Originator in your area. They’ll reach out shortly after you submit to start the process.

Refinancing your mortgage can be a smart move to improve your financial situation, but it’s not something you want to rush into unprepared. Whether your goal is to lower your interest rate, consolidate debt using your home’s equity, add/remove someone from your mortgage, or adjust your loan, setting yourself up for success starts with preparation and education. In this guide, we’ll walk you through five key steps to help you feel confident and ready to make the most of your refinance. Set Your Refinance Goals There are a lot of reasons you might want to refinance, with specific programs that will help you achieve your specific goals. That’s why the most important first step of a refinance is determining why you want to refinance. Is your goal to save money by lowering your monthly mortgage payment? Maybe you want to cash out some of your equity to pay off high-interest debt like credit cards or auto loans. Perhaps you want to use your equity to pay for a home renovation project. Or you might have an FHA loan that you want to turn into a conventional loan to get rid of your mortgage insurance premium payment. A refinance can help you achieve any of these goals. Before you get the ball rolling on your refi, it’s important to identify those goals so you know what kind of refinance works best for you. Not entirely sure of your goals? See the top 3 reasons why homeowners choose to refinance their mortgage with UMortgage for some inspiration. See How Much Equity You Have If you want a conventional refinance, lenders typically require a minimum of 20% home equity. Your equity is the difference between your home’s current market value and your mortgage’s remaining principal balance. For example, if your home is appraised at $300,000 and your mortgage’s remaining principal balance is $150,000, then you have 50% or $150,000 in equity. You can find your remaining mortgage balance on the same site where you pay your mortgage each month. For an accurate assessment of your home’s market value, you’ll need to get it appraised. Appraisals are a mandatory part of the refi process, which we’ll touch on later. Use UMortgage’s Refinance Calculator for an estimate of your refi options. Review Your Finances Just like the mortgage process when you bought your home, lenders will need to review your current financial picture to determine the refinance options and loan terms that you qualify for. This includes your credit score, income, debt, and available assets. For example, when you apply for your refinance, you’ll need to provide an up-to-date credit score. A higher score (typically 740 or higher) can unlock the most competitive rates, while a lower score might mean higher rates or more limited options. Beyond your credit score, you’ll also want to review anything that could prevent you from qualifying. Think about things like tax liens, recent debt delinquencies, or a high debt-to-income ratio. Addressing those issues ahead of time will expedite the refi process, improve your chances of approval, and get you better terms. You’ll also need to factor in closing costs, which typically range from 2–5% of your loan amount. You can pay these out of pocket, roll them into your new loan, or ask your UMortgage Loan Originator about a no-cost refinance. Finally, gather all necessary documentation for your application. That includes: Recent pay stubs or proof of income W-2s or tax returns Bank statements Documentation for any large deposits or financial gifts Having these prepared can help you navigate the refinance process more smoothly and confidently. Connect With a UMortgage Loan Originator The most important step in the refinance process is connecting with a mortgage expert who can help you understand your options and guide you toward the best solution for your goals. When you work with a UMortgage Loan Originator, you gain a strategic mortgage partner invested in your long-term financial well-being. They’ll help you understand what’s possible now and what steps to take to improve your position if now isn’t the best time for you to refinance. With their support, you can feel confident knowing you're making the best decision for your financial future. Ready for an expert’s insight? Fill out this form to get connected with a UMortgage Loan Originator in your area. Prepare Your Home for a Refi Appraisal Just like when you first bought your home, your refinance will require an appraisal. The appraiser’s job is to estimate your home’s current market value, which helps determine how much equity you have. That number can impact everything from the rate you’re offered to how much cash you can access if you’re doing a cash-out refinance. While you can’t control the market or magically add square footage, you can take a few smart steps to make sure your home shines during the appraisal. Start with the basics: clean up, declutter, and take care of any small repairs you’ve been putting off. Things like chipped paint, leaky faucets, or broken fixtures can influence the appraiser’s overall impression of your home and impact your value. Next, make sure your home is up to code when it comes to health and safety standards. Check that smoke and carbon monoxide detectors are installed & working. If the appraiser can’t verify that your home meets the necessary standards, it could delay your refinance or even affect your eligibility. Finally, don’t be afraid to advocate for your home. If you’ve made any significant improvements (like updating your kitchen, replacing your roof, or installing new flooring), create a list to share with the appraiser. It’s a great way to ensure your upgrades are seen and factored into your home’s value. Eager to learn more about your refi options? Click here and fill out the form with your refinance goals, and we’ll get you connected with a UMortgage Loan Originator near you who will help you get the process started. If you want to do more independent research about the refinance process, dive deeper with our resources below! How to Refinance Your Mortgage Three Reasons to Refinance Your Home Loan UMortgage’s Refinance Calculator How a Cash-Out Refinance Can Balance Your Budget Your Credit Score’s Role in the Mortgage Process

In this guide, we’ll share how you can qualify for our 1% down payment program, the benefits homebuyers get with only 1% down, and how this exclusive option is making homeownership more accessible for everyday buyers. How Our 1% Down Payment Program Works With our Homeownership for All program, eligible buyers can purchase a home with just 1% down—and we’ll cover the rest, up to 2% or $7,000 in assistance. With our 1% Down Program, you’ll get: Up to $7,000 in down payment assistance A low-cost conventional loan with cancellable private mortgage insurance (PMI) once you reach 20% equity Financial flexibility with the option to use gift funds or a local first-time homebuyer grant program to cover your 1% down payment No additional second lien or repayment terms on the 2% or $7,000 down payment contribution See the full guide below to learn how our 1% down payment program works and helps you decide if it's the right path to homeownership for you. Why Consider 1% Down Here’s why eligible buyers choose our 1% down payment program: Lower Upfront Cost The biggest obstacle for many buyers is saving for a down payment. This program removes that barrier and lets you get in the door sooner. More Affordable Than an FHA Loan Unlike FHA loans, this program gives you access to a conventional loan with PMI that can be removed once you hit 20% equity. Room in Your Budget for Move-In Costs Save money for furniture, moving expenses, appliances, or even a rainy-day fund. Gift Funds Flexibility Friends or family can gift the entire 1% down and help you cover closing costs. No minimum borrower contribution required. How to Qualify for 1% Down Payment Program Income: Income at or below 80% of Area Medium Income (AMI) Credit Score: 620 FICO Down Payment: 1% (or remaining amount if 2% down payment assistance exceeds the $7,000 maximum) Debt-to-Income (DTI): Less than 50%, exact amount varies by borrower. Property Types Allowed: Primary home. Q: Can I buy a home with no money out of pocket? A: In some cases, yes! If you combine this program with local or state grant programs or receive gift funds, you may be able to buy with little to no money due at closing. Use our affordability calculator to get a snapshot of your homebuying budget Compare 1% Down vs. Conventional vs. FHA Loans Q: Which loan is best for low down payment buyers? A: If you have a 620+ credit score and qualify based on income, the 1% Down Program gives you the best of both worlds: low upfront costs and a conventional loan with cancelable PMI. How to Apply for the 1% Down Program Step 1: Pre-Qualification (60 Seconds) Answer a few quick questions online or with a UMortgage Loan Originator. Step 2: Get Custom Loan Options We’ll check your eligibility, show you rates, and explain how much assistance you qualify for. Step 3: Lock Your Rate Once you're happy with your rate, you can lock it in and start gathering documents for underwriting. Step 4: Close with Confidence We'll guide you every step of the way and help you close on your new home quickly and clearly. Frequently Asked Questions Q: How does the 1% down program work? A: You put down 1% of the purchase price, and UMortgage provides 2% of the down payment (up to $7,000). That gives you 3% equity, which is enough to qualify for a low-cost conventional loan. Q: Do I need to be a first-time homebuyer to qualify for 1% down? A: No. You don’t need to be a first-time buyer, you just need to meet the income and credit qualifications. Q: Is this available in my state? A: Yes! This is a nationwide program. Your UMortgage loan expert can help you confirm your eligibility based on your location and income. Q: Can I combine this with other assistance programs? A: Yes! If you qualify, you can stack this program with local or state first-time homebuyer grants to reduce your total upfront costs. The 1% down payment program can also be combined with our Temporary Rate Buydown product, giving you the option to secure a lower interest rate for the first few years of your loan. Talk to your UMortgage Loan Originator to see exactly what you qualify for. Q: Can I use gift funds for my portion? A: Yes. Your entire 1% down payment and closing costs can be covered by gift funds. Ready to learn more? Fill out this form to connect with a UMortgage Loan Originator in your area. *For informational purposes only. This program is available only for income-qualified borrowers and subject to eligibility under HomeReady® and Home Possible® guidelines. A minimum FICO score of 620 is required. UWM provides lender-paid assistance of 2% of the home’s purchase price (up to $7,000) toward the down payment; the borrower must contribute 1% of the purchase price. Total down payment must meet a minimum 3% requirement with a maximum 97% LTV. Available only for 30-year fixed-rate, primary residence purchases originated through the broker channel. Program is not available for condos, PUDs, or TRAC-eligible properties. Homeownership education is required for first-time homebuyers. Incentives such as the $2,500 pricing benefit for borrowers at or below 50% AMI are subject to specific criteria and may be removed upon any change of circumstance. Down payment assistance programs are subject to eligibility requirements and availability. Not all borrowers will qualify. This is not a commitment to lend. Terms and conditions apply. UMortgage LLC | NMLS ID 1457759 | Equal Housing Lender. For licensing information, visit www.nmlsconsumeraccess.org.*