5 Ways to Refinance a HELOC

A home equity line of credit can be a great financial tool—until it isn’t.

Maybe the interest-only draw period is ending, and your payments are about to spike. Maybe you’re tired of juggling a variable rate and want the stability of fixed monthly payments. Or perhaps your lender hasn’t been helpful, and you’re ready to move on.

Whether you’re feeling financial pressure or simply want more control, refinancing your HELOC could help. It might lower your payments, lock in a better rate, or even free up more equity to use how you see fit.

In this guide, we’ll explore five ways to refinance a HELOC—so you can weigh your options and find the best path forward for your situation.

Table of Contents

1. Can you refinance a HELOC?
2. 5 ways to refinance your HELOC
   1. 1. Refinance into a new HELOC
   2. 2. Convert to a home equity loan
   3. 3. Consolidate with a cash-out refinance
   4. 4. Use a personal loan
   5. 5. Modify your current HELOC
3. FAQ
   1. Is now a good time to refinance my HELOC?
   2. When is it a good idea to refinance my HELOC?
      1. Interest rate reduction
      2. To transition to fixed rates
      3. Draw period expiration
      4. Access additional funds

Can you refinance a HELOC?

You can refinance a HELOC—and you usually have several options for doing so. Whether you’re still in the draw period or already in repayment, refinancing is possible. That said, the timing and the type of refinance you choose can affect your options.

❓Can you refinance during the draw period?

Yes. In fact, many homeowners choose to refinance while they’re still in the draw period to avoid the higher payments that come with the repayment phase. You might refinance into a new HELOC with a fresh draw period, switch to a home equity loan for fixed payments, or even roll the balance into a new mortgage with a cash-out refinance.

❓Can I refinance my HELOC with another bank?

Absolutely. You don’t have to stick with your original lender. Shopping around can help you find a lower rate, better terms, or a more responsive lender. Just keep in mind that refinancing with a new bank means going through the full application process again—including income verification, a credit check, and possibly a home appraisal.

❓Can you refinance a HELOC into a fixed-rate loan?

Yes. If you’re tired of watching your variable HELOC rate shift with the market, you can refinance into a fixed-rate home equity loan. Some lenders may also offer fixed-rate conversion options for your existing HELOC, though availability varies.

5 ways to refinance your HELOC

Here are five ways to refinance your HELOC—whether you want lower payments, a fixed rate, or a fresh start with a new lender.

1. Refinance into a new HELOC

If your original HELOC served you well, refinancing into a new one can offer continued flexibility—especially if you’re still in the draw period or nearing repayment and want to avoid a jump in your monthly payment.

With this approach, you take out a new HELOC—either from your current lender or a different one—and use it to pay off your existing HELOC balance. This effectively resets the clock, giving you a new draw period (often 5 to 10 years) and renewed access to revolving credit based on your home’s equity.

This option works well if your home has appreciated in value or your credit profile has improved, potentially allowing you to qualify for a better rate, higher credit limit, or both.

However, keep in mind that most new HELOCs still come with variable interest rates, which means your payment could rise again in the future. And if you’re only making interest payments, it’s easy to stay in a debt cycle.

Pros

• Lower monthly payments

• You get an extended draw period

• You might qualify for a higher HELOC limit since your property has likely gained value

Cons

• Variable interest rate

• Additional loan origination fees and other costs

• You will stay in debt longer

Here are some top-rated HELOC lenders to consider refinancing your HELOC with:

2. Convert to a home equity loan

A home equity loan has fixed monthly payments and a term that ranges from five to 30 years. It differs slightly from a HELOC due to its higher monthly payments. However, home equity loans help you pay off the principal faster.

Another distinction with home equity loans is their fixed interest rates. You don’t have to worry about what the Fed or your lender does with interest rates moving forward. However, HELOC borrowers must monitor their variable rates to see if their monthly payments will change.

Home equity loans and HELOCs both tap into your property’s equity. It’s possible that your home equity loan’s amount will exceed your current HELOC’s limit since your property has likely appreciated. 

Pros

• Fixed monthly payments offer more stability and help you know what to expect

• You can potentially borrow more for a home equity loan than your current HELOC limit

• Terms vary from five to 30 years, offering plenty of flexibility

Cons

• Fixed monthly payments don’t offer much flexibility if you have a sudden change in income

• High closing costs and other fees

• You will likely stay in debt longer

Here are some recommended lenders for a home equity loan:

Company	Rates (APR)	Loan amounts
Spring EQ	Not specified on the site	$25,000 – $500,000
Navy Federal Credit Union	7.34% – 18.00%	$10,000 – $500,000
Discover	7.93% – 12.32%	$35,000 – $300,000
Unison	Not specified on the site	$30,000 – $400,000

3. Consolidate with a cash-out refinance

A cash-out refinance lets you replace your existing mortgage—and possibly your HELOC—with a new, larger mortgage. It’s similar to “rolling your HELOC into your mortgage,” because you’re consolidating the two into a single loan.

Here’s how it works: You take out a new mortgage for more than what you currently owe on your home. The new loan pays off your existing mortgage and your HELOC, and you keep any leftover cash. That’s why it’s called a cash-out refinance—you’re tapping into your home equity and converting some of it into cash.

For example, say you owe $200,000 on your mortgage and have a $50,000 HELOC balance. You could take out a new mortgage for $275,000. That amount would cover both balances, and you’d walk away with $25,000 in cash (minus closing costs). You’d then make one monthly payment on the new mortgage instead of managing two separate loans.

Pros

• Access additional funds

• You can extend the loan’s duration to minimize monthly payments

• Lower interest rates than unsecured loans

Cons

• You’ll pay closing costs, which can be several thousand dollars

• Extends or resets your mortgage term

• Puts your entire home at risk if you can’t repay

4. Use a personal loan

You can use a personal loan for any purpose. It’s not usually the first option for refinancing a HELOC. However, personal loans have quicker approval processes than home equity loans and HELOCs. You don’t have to go through an appraisal or extra steps.

Many lenders will let you take out up to $50,000 with a personal loan. However, some let you go as high as $200,000 for a personal loan. However, interest rates on personal loans tend to be higher than on home equity loans and HELOCs.

It’s also important to note that many personal loan providers only let you select two-to-seven-year terms. Some lenders offer personal loans with more than 10-year terms. Unfortunately, it’s very difficult to find ones with the same flexibility as home equity loans and HELOCs.

Pros

• Easier application process

• Receive funds earlier

• Some lenders do not require good credit scores

Cons

• Higher interest rates than loans that use your home as collateral

• Shorter loan terms

• In most cases, lower loan amounts than HELOCs and home equity loans

Here are some top-rated personal loan recommendations:

5. Modify your current HELOC

Some lenders will let you modify your current HELOC. This approach can preserve your relationship with your current lender. However, you must still pay closing costs and other applicable fees.

A HELOC modification can help homeowners reduce their principal, extend the repayment term, reduce the interest rate, or convert to a fixed-rate HELOC. Lenders will review your explanation for the modified HELOC and make a decision.

Pros

• Adjust the terms of your HELOC to make monthly payments more manageable

• You can work with the same lender

• You have an established history with this lender, which can help you get a modified HELOC

Cons

• Lenders are not obligated to modify your HELOC

• You still pay extra closing costs and other applicable fees

• Another lender may have a better deal

FAQ

Is now a good time to refinance my HELOC?

Refinancing a HELOC could be a good move if your financial situation warrants it. However, homeowners with more financial flexibility should also consider market conditions before deciding.

The Federal Reserve has been lowering interest rates, with the federal funds rate ranging from 4.75% to 5.00%. The Fed is likely to reduce rates more, and that would be favorable for HELOC borrowers.

The National Association of Home Builders projects that mortgage rates will drop below 6% in the second quarter of 2025. The organization also believes that rates will continue to drop in 2026.

Most HELOCs have variable interest rates, so any rate cuts will make your HELOC more affordable. Homeowners looking for fixed-rate loans may want to wait for the Fed to lower rates a bit more, as that outcome seems likely.

When is it a good idea to refinance my HELOC?

Refinancing a HELOC can make plenty of sense under the right scenario. These are some of the ways homeowners can benefit from a HELOC refinance.

Interest rate reduction

Some homeowners can get lower rates if they refinance their HELOCs. While the Fed’s rate cuts can result in lower rates, you can also get a more favorable APR if you have improved your credit score.

If you received your current HELOC when you had fair credit, and you have excellent credit now, it may be worth getting a refinance. 

To transition to fixed rates

Transitioning to a fixed-rate HELOC or home equity loan can be a good move if rates continue to drop. Homeowners who are nervous about interest rates rising may want to secure a good rate now.

While rates aren’t likely to spring higher anytime soon, it’s good to keep this option in mind. It’s easier to predict how rates will change within the next 1-2 years than within the next 5-10 years.

Draw period expiration

Refinancing a HELOC will give you a new draw period. That way, you can access your home equity if needed instead of only making monthly payments. 

Access additional funds

Homeowners can use HELOC funds for any purpose, such as home improvements for a vacation. A cash-out refinance lets you tap into additional equity that you can use for any expense.

If the current interest rates are at least 1% lower than your HELOC rate, it might be a good time to refinance. This could help reduce your monthly payment and total interest, and potentially give you access to additional funds if the value of your home has increased. 

When making the decision to refinance, consider the likelihood of future interest rate cuts and if waiting could pay off. Also, consider the costs associated with refinancing and how long it will take to recoup those costs.

Chloe Moore, CFP®