Your equity, unlocked. No monthly payments.
Check My HEA Options
about 55 seconds left60 seconds · no hard credit pull · never sold
What type of property is this?*
A home equity agreement turns the equity in your property into cash today, with no monthly payment. Qualification is driven by your equity and your FICO band rather than income documents, with credit accepted down to the 500s.
- No monthly payments
- Credit accepted from the 500s — your FICO band sets the max OLTV
- $50,000 to $600,000
- 1st, 2nd, and 3rd lien positions considered
- Three clear exits — sell, refinance out, or buy it out early
- Available in 12 states
- Credit in the 500s
- Equity-rich, payment-sensitive owners
- Paying off high-interest debt
- A bridge while credit recovers
Equity does the heavy lifting.
Nothing due monthly
Funds arrive as a lump sum and no monthly payment exists on this product. The agreement waits for its exit.
Qualifies on equity, not income
Your equity and FICO band decide it. A low score sets a lower maximum OLTV instead of disqualifying you outright.
Existing liens are fine
A first mortgage or a HELOC already on the property doesn't rule you out. Lien position is considered by band.
The exit is planned on day one
Sell, refinance, or buy it out. Joshua can arrange the HEA today and the HELOC or refinance you leave it with later.
Sound like your situation? Answer a few questions and I'll show you what you qualify for — about 60 seconds, no hard credit pull.
Check my options →Run your own numbers.
Home equity agreement
Directional terms from your value, what you owe, and your FICO band. An estimate, not an offer.
Estimated net cash-out
$187,520
Capped at 25% of the property's value.
An estimate is a start. Tell me about the property and I'll come back with real options for it.
Check my options →FICO score and maximum OLTV
Your credit band sets your maximum combined loan-to-value. That's the whole grid.
- FICO score500 – 539
- Max OLTV60%
- Lien position1st and 2nd lien positions eligible; 3rd lien ineligible
- FICO score540 – 579
- Max OLTV65%
- Lien positionAll lien positions eligible
- FICO score580+
- Max OLTV75%
- Lien positionStandard maximum; all lien positions eligible
Investment properties: 10 points lower in every band. Cash-out is capped at 25% of appraised value and at $600,000; minimum $50,000. Available in Arizona, California, Colorado, Florida, Nevada, Ohio, Oregon, Pennsylvania, Tennessee, Utah, Virginia, and Washington.
- Credit in the 500s or better
- Meaningful equity in the property
- No room in the budget for another monthly payment
- Existing liens on the property — 1st, 2nd, and 3rd positions considered by band
- OLTV caps by band: 60% at 500 – 539, 65% at 540 – 579, 75% at 580+
- Up to $600,000 per agreement, and no more than 25% of the property's value
- 3rd lien position is ineligible in the 500 – 539 band
- A higher band means more access — if your score is rising, timing matters
- If your score is 620 or above, compare a HELOC first; it is usually cheaper
Start to finish.
- 01
See your band and numbers
The 60-second funnel (no hard credit pull) and the calculator above show what your credit band and equity support.
- 02
Get your offer
A short scenario call, then a written offer: your cash amount, the provider's share of future value, the 4.99% origination and roughly $2,500 in title costs.
- 03
Valuation and closing
The property is valued, documents are signed, and the agreement records. Expect a few weeks end to end; you'll get a real timeline for your file on the first call.
- 04
Cash, then nothing monthly
Funds arrive as a lump sum. There is no monthly payment; the agreement waits for whichever exit you choose.
How the agreement ends: three doors.
Every HEA question eventually becomes this one: how do I get out, and what will it cost?
Sell the home
- The agreement settles at closing, out of the sale proceeds
- The provider receives its agreed share of the home's value; the rest is yours
- Escrow handles it like any other lien payoff
Refinance out
- A cash-out refinance or new loan pays off the agreement
- The credit-recovery play: start in the 500s, rebuild for a few years, then refinance at a score no bank would have given you at the start
- Joshua can arrange both sides — the HEA now, the HELOC or refinance when you exit
Buy it out early
- Settle the agreement early with cash; there's no obligation to wait for a sale
- The buyout is based on the home's value at that time and your agreement's terms
- The term is set by your individual offer and confirmed in writing before you sign
What it costs.
Cash today, no payments along the way, and the provider is paid its agreed share of your home's future value at whichever door you choose. The upfront costs are an estimated 4.99% origination fee plus roughly $2,500 in title and settlement costs; actual costs vary by scenario and are disclosed before you sign. The share percentage is set by your individual offer, so you won't find an example percentage here. Joshua will put your real offer next to a HELOC and a cash-out refinance so you choose on actual numbers.
Good to know.
What is a home equity agreement (HEA)?+
A way to turn home equity into cash today with no monthly payments. It's also called a home equity investment (HEI) or equity-sharing agreement; providers brand the same product differently. Qualification is driven by your equity and FICO band rather than income documentation.
Can I get a home equity agreement with bad credit?+
Yes. Because there's no monthly payment to qualify for, credit is accepted from the 500s. Your band sets the maximum combined leverage: 60% at 500 – 539, 65% at 540 – 579, 75% at 580+. If your score is 620 or above, compare a HELOC first.
How much can I access?+
From $50,000 up to $600,000, and no more than 25% of the property's appraised value.
Can I get an HEA if I already have a mortgage or a HELOC?+
Yes. 1st, 2nd, and 3rd lien positions are considered, so existing financing doesn't automatically rule you out.
How long does a home equity agreement last?+
The term is set by your individual offer and confirmed in writing before you sign. It can end earlier through any of the three exits: selling the home, refinancing it, or buying the agreement out with cash.
Can I buy out my HEA early or refinance out of it?+
Yes, both. Many clients use the HEA as a bridge while credit recovers, then refinance into a HELOC or cash-out loan later.
Which states offer the HEA?+
Arizona, California, Colorado, Florida, Nevada, Ohio, Oregon, Pennsylvania, Tennessee, Utah, Virginia, and Washington.
What does an HEA cost?+
An estimated 4.99% origination fee plus roughly $2,500 in title and settlement costs. Actual costs vary by scenario and are disclosed up front before you sign anything.
Still have a question about your own scenario? Start here and I'll answer it with your numbers in front of me.
Check my options →Let's build your structure.
Tell me your goal and the numbers. You'll get a clear, no-pressure plan — and the rate that fits it.