Second Mortgage vs. Home Equity Loan: What’s the Difference? | Mortgage Rates, Home Loan Guides & Expert Insights
Key Takeaways
- A second mortgage is a loan subordinate to an existing mortgage. A home equity loan offers a lump sum that you repay over a fixed term.
- A home equity loan or HELOC typically becomes a second mortgage if you already have a mortgage. If you own your home outright, the new loan may take first position.
- A home equity loan provides a lump sum, usually at a fixed rate. A HELOC offers a revolving line of credit, typically with a variable rate.
When comparing a second mortgage and a home equity loan, the terminology can make two related ideas sound like separate products. A second mortgage refers to the loan’s position on your property, while a home equity loan describes the method of borrowing. If you already have a mortgage, a home equity loan usually becomes a second mortgage. This guide explains these distinctions and compares home equity loans with HELOCs to help you understand your options.
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Is a home equity loan the same as a second mortgage?
Not always. A home equity loan is a second mortgage when it is subordinate to an existing mortgage. If you own your home outright, it may take a first-lien position.
The two terms answer different questions:
- Second mortgage refers to lien position. In foreclosure, the second lender is paid after the first-mortgage lender if sale proceeds are insufficient.
- A home equity loan is a lump-sum loan secured by your home.
The Consumer Financial Protection Bureau lists home equity loans and HELOCs as common second mortgages when another loan already uses the home as collateral. The CFPB’s home equity guide explains that a home equity loan creates a new mortgage if the property has no existing mortgage.
| Comparison |
Second mortgage |
Home equity loan |
|---|---|---|
|
What the term describes |
A loan’s position behind another mortgage |
A lump-sum loan secured by home equity |
|
How you receive money |
Depends on the product |
One payment at closing |
|
Products included |
Commonly home equity loans and HELOCs |
One specific home equity product |
|
Lien position |
Second or junior lien |
Usually second lien when a first mortgage remains; may take first position when no mortgage remains |
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What is a second mortgage?
A second mortgage is a home loan subordinate to an existing mortgage on the same property. The original mortgage holds first-lien position, and the new loan ranks second.
The term “second” refers to repayment priority, not the order of application. For example, a homebuyer may close both a primary mortgage and a piggyback second mortgage simultaneously.
How lien priority works
If a foreclosure sale does not cover both loans, the first-mortgage lender is paid first. The second lender receives any remaining funds and may not recover the full balance. This increased risk often results in higher rates for second mortgages. Borrowers also face significant risk, as missed payments can lead to foreclosure.
Home equity loan vs. HELOC: two common second mortgages
Home equity loans and HELOCs are the most common ways to add a second mortgage while keeping your first mortgage. Both use home equity as collateral, but differ in how you receive and repay funds.
|
Feature |
Home equity loan |
HELOC |
|---|---|---|
|
How you receive money |
One lump sum |
Draw from a credit line as needed |
|
Interest rate |
Usually fixed |
Usually variable; some plans offer a fixed-rate option |
|
Monthly payment |
Usually stays the same |
Can change with the balance, rate, and loan phase |
|
Can you borrow again? |
No |
Yes, during the draw period |
|
Common use |
A large expense with a known cost |
Expenses that arise in stages or have an uncertain total |
A home equity loan charges interest on the entire balance from closing. Its fixed payments can simplify budgeting by letting you know your monthly obligation in advance.
A HELOC charges interest only on the amount you draw. You can borrow and repay repeatedly during the draw period, but variable rates may increase your payments. Payments may also increase when the draw period ends and principal repayment begins.
See what HELOC rates you qualify for today
How a second mortgage works with your first mortgage
Taking a second mortgage typically leaves your first mortgage’s rate, term, and balance unchanged. You continue paying the first mortgage and make a separate payment on the home equity loan or HELOC.
Lenders use your combined loan-to-value ratio, or CLTV, to estimate how much you can borrow:
- CLTV = (first mortgage balance + second mortgage balance) ÷ home value × 100
Suppose your home is worth $400,000, you owe $250,000 on your first mortgage, and you request a $50,000 home equity loan. Together, the two loans would total $300,000, for a 75% CLTV.
Many lenders cap CLTV at 80% to 85%, though limits vary. At an 80% cap, the homeowner could have up to $320,000 in combined mortgage debt. Subtracting the $250,000 first mortgage, the estimated maximum second mortgage is $70,000. Your income, debts, credit history, and lender policies will determine your borrowing limit. Review standard home equity loan requirements before applying.
What happens when you sell or refinance?
When you sell your home, the closing agent typically uses the sale proceeds to repay both mortgages and release the liens.
A second mortgage can complicate refinancing your first mortgage. The second-lien lender may need to approve subordination to remain behind the new first mortgage. If subordination is not approved, you may need to repay the second mortgage before refinancing. The CFPB notes that a HELOC can also affect your ability to refinance.
Second mortgage vs. cash-out refinance
A cash-out refinance is not a second mortgage. It replaces your current first mortgage with a larger loan and pays you the difference after closing costs and other payoffs.
A home equity loan or HELOC usually leaves your first mortgage unchanged and adds a separate payment. This may be preferable if you want to keep a low rate on your first mortgage. A cash-out refinance replaces the first mortgage, so the new rate and term apply to the entire balance. Compare the total cost of each option, including closing costs and interest, before deciding.
Our cash-out refinance guide explains qualification rules and borrowing limits.
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Which option fits your needs?
Start by considering when your expenses are due and whether you want a fixed payment.
- Consider a home equity loan when you need a known amount for one large expense and prefer a steady payment.
- Consider a HELOC when you expect to borrow in stages and can manage possible rate and payment changes.
- Consider a cash-out refinance when the new rate and total cost work for your full mortgage balance.
Compare the APR, fees, payment schedule, and total repayment cost for each offer. A lower monthly payment may cost more in the long run if it extends your debt over many years. Home equity loans and HELOCs both use your home as collateral. If you cannot repay, the lender may foreclose.
Ready to compare your second mortgage options?
If you have enough equity and room in your budget for another loan payment, you may qualify for a home equity loan or HELOC. A home equity loan gives you one lump sum, while a HELOC lets you borrow as needed.
The next step is seeing how much you could borrow and what rates lenders may offer.
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FAQs
Is a home equity loan always a second mortgage?
No, a home equity loan becomes a second mortgage when an existing mortgage holds the first-lien position. If you own your home outright, the home equity lender may take first-lien position. It remains a home equity loan because it provides a lump sum secured by your home.
Is a HELOC a second mortgage?
A HELOC is usually a second mortgage if you have a first mortgage. If you have no other mortgage, the HELOC may take first-lien position. A HELOC provides a revolving line of credit rather than a lump-sum payment.
What is the difference between a second mortgage and a home equity loan?
A second mortgage is a mortgage in a junior position behind another mortgage. A home equity loan is a lump-sum loan secured by home equity and is considered a second mortgage when another mortgage holds first position.
Does a second mortgage change your first mortgage?
No, a second mortgage typically leaves the original loan’s rate, balance, and term unchanged. You continue paying the first mortgage and add a separate payment for the second. However, the second lien may affect future refinancing.
Is a cash-out refinance a second mortgage?
No, a cash-out refinance replaces your existing first mortgage with a larger one. A home equity loan or HELOC usually leaves the first mortgage in place and adds an additional lien and payment.
What happens if you cannot repay a second mortgage?
The lender may pursue foreclosure since your home secures the loan. The first-mortgage lender is paid first from sale proceeds, followed by the second lender. Contact your lenders or a HUD-approved housing counselor promptly if you anticipate payment difficulties.
The information contained on The Mortgage Reports website is for informational purposes only and is not an advertisement for products offered by Full Beaker. The views and opinions expressed herein are those of the author and do not reflect the policy or position of Full Beaker, its officers, parent, or affiliates.
By refinancing an existing loan, the total finance charges incurred may be higher over the life of the loan.
