I’m Michael DiVita — DRE #01372066 | NMLS #241655, DiVita Home Finance (DRE #01818285 | NMLS #323700), Tiburon, CA. I’ve been in California mortgage lending since 2000 and founded DiVita Home Finance in 2007. Call (800) 239-1103.
Most California homeowners think they can only access 80% of their home’s value through a HELOC. That’s what the big banks offer. Through specialty lending partners, I can arrange HELOCs up to 95% combined loan-to-value (CLTV) for qualified California borrowers — unlocking tens of thousands more in equity. See also: HELOC California — all programs and HELOAN California.
What Is CLTV and Why Does It Matter?
CLTV stands for Combined Loan-to-Value — the total of all loans on your home divided by the home’s appraised value. If you have a $400,000 mortgage on an $800,000 home, your current LTV is 50%. When a lender says they’ll go up to 95% CLTV, your total debt (first mortgage + HELOC) can equal up to 95% of the home’s value — up to $760,000 total, meaning a HELOC of up to $360,000 is potentially available.
The Difference Between 80% and 95% CLTV
The gap between a standard 80% CLTV HELOC and a 95% CLTV HELOC can be enormous in California’s high-value real estate markets:
| Home Value | First Mortgage | 80% CLTV HELOC Max | 95% CLTV HELOC Max | Extra Access |
|---|---|---|---|---|
| $600,000 | $300,000 | $180,000 | $270,000 | +$90,000 |
| $900,000 | $450,000 | $270,000 | $405,000 | +$135,000 |
| $1,200,000 | $600,000 | $360,000 | $540,000 | +$180,000 |
That extra access at 95% CLTV can fund an ADU, a full renovation, a down payment on an investment property, or college tuition — without touching your first mortgage.
What Credit Score Do You Need for 95% CLTV?
The 95% CLTV program requires a minimum FICO score of 640. However, to get the best rates — including programs starting at Prime minus 0.125% — a score of 720 or higher is strongly preferred. Borrowers with scores between 640 and 720 can still access the 95% CLTV program, but may see slightly higher rates or tighter DTI requirements.
Other Key Guidelines for 95% CLTV HELOC Programs
- Loan amounts: Up to $750,000
- No initial draw required at closing
- AVM accepted for loan amounts up to $400,000 (no appraisal needed)
- 10-year draw / 20-year repayment
- Bank statement income accepted for self-employed borrowers
- Primary residence and second homes eligible
Why California Homeowners Need 95% CLTV Access
California homeowners are uniquely positioned to benefit from high-LTV HELOC programs. Home values are high — even a modest equity percentage unlock is significant in dollar terms. Construction costs are high — ADUs, renovations, and additions often require $200,000–$400,000+. Investment opportunities are abundant — Bay Area and SoCal rental property down payments are steep. Many homeowners are asset-rich, cash-light — equity is the resource, and accessing it efficiently matters.
Is 95% CLTV Safe? Managing the Risk
Borrowing to 95% CLTV means very little equity cushion. If California home values dip — even modestly — you could be temporarily underwater on the combined debt. This isn’t necessarily a problem if you’re not planning to sell, but worth understanding before proceeding. The program works best for homeowners with strong, stable income; long-term ownership plans (not selling within 1–2 years); a clear, high-value purpose for the HELOC funds; and good credit with a manageable DTI.
- HELOC California — All Programs Overview
- HELOAN California — Fixed-Rate Home Equity Loan Up to $1M
- Bank Statement HELOC for Self-Employed Borrowers
- HELOC vs. Cash-Out Refinance — Keep Your Low Rate
Frequently Asked Questions
Can I really get a HELOC up to 95% of my home’s value in California?
Yes — through specialty lending partners that I access as a mortgage broker. Standard banks typically cap HELOCs at 80–85% CLTV. My 95% CLTV programs require a minimum 640 credit score (720+ for best pricing), are available on primary residences and second homes, and accept bank statement income for self-employed borrowers. Loan amounts go up to $750,000. An AVM (automated valuation model) is accepted up to $400,000, meaning no appraisal required for many borrowers. Call me and I’ll tell you exactly how much equity you can unlock at your specific home value and first mortgage balance.
What’s the difference between a 95% CLTV HELOC and a cash-out refinance?
A HELOC at 95% CLTV adds a second loan to your existing first mortgage — your first mortgage rate stays completely untouched. A cash-out refinance pays off your entire first mortgage and creates a new loan for the total amount at today’s higher rates. For California homeowners with sub-4% first mortgages from 2020–2022, a cash-out refinance can cost $10,000–$25,000 extra in annual interest by replacing a 2.75% mortgage with a 6.5%+ rate on the full balance. A 95% CLTV HELOC lets you access additional equity at the higher rate only on the new money — preserving your low first mortgage rate indefinitely.
Can a self-employed California homeowner qualify for the 95% CLTV HELOC?
Yes. The 95% CLTV programs I offer accept bank statement income documentation — 12–24 months of personal or business bank deposits — instead of tax returns. This is specifically designed for self-employed California homeowners whose tax returns understate their actual earnings due to business deductions. A business owner with $300,000 in annual bank deposits who shows $80,000 in taxable income can qualify using the deposit-based income calculation rather than the tax return net. Minimum 2 years self-employment history and 640+ credit score required.
Talk to Michael Directly
DiVita Home Finance | Tiburon, CA | In lending since 2000, founded DiVita Home Finance in 2007. Michael DiVita DRE #01372066 | NMLS #241655. Company DRE #01818285 | NMLS #323700.
💬 Text: (310) 849-9124
