Texas HELOCs Are Different — Especially on a Primary Residence
Texas has some of the most distinctive home-equity rules in the country. If you're borrowing against a primary residence in Texas, the transaction is governed by Article XVI, Section 50(a)(6) of the Texas Constitution — and those rules affect every digital HELOC program differently.
Texas 50(a)(6) Home-Equity Rules: The Basics
80% Maximum CLTV
Texas primary-residence home-equity transactions are capped at 80% combined loan-to-value. This is a constitutional limit — not a lender guideline. No Texas primary-residence HELOC can exceed 80% CLTV regardless of credit score or program.
12-Day Cooling-Off Period
After signing the application or receiving the required disclosures, a Texas borrower must wait 12 calendar days before the loan can close. This is a mandatory waiting period — it cannot be waived.
One Home-Equity Loan at a Time
A Texas homeowner can have only one applicable home-equity loan (50(a)(6)) against a primary residence at a time. If you already have a Texas home-equity loan or HELOC, you generally cannot add another until the existing one is paid off and released.
Seasoning Between Transactions
Under HELIX's current implementation, a prior 50(a)(6) transaction generally requires 12 months of seasoning before a new one can close. Other programs may have similar or different seasoning requirements.
Consumer Fee Limitations
Texas limits the fees a lender can charge on a 50(a)(6) home-equity transaction. The maximum consumer origination fee is generally 2% of the loan amount under current rules. This affects how programs structure their fees in Texas.
Special Closing Requirements
Texas 50(a)(6) transactions have specific closing requirements, including where the closing can occur and what documents must be signed. These requirements affect the closing process for every program.
How Each Program Handles Texas
HELIX implements the 12-day cooling-off period. Prior 50(a)(6) transactions generally require 12 months seasoning. The maximum consumer origination fee is 2%. Texas has a maximum 10-acre limit under the HELIX program. Second home and investment properties can be eligible outside 50(a)(6) rules. HELIX also treats Texas properties currently listed or listed within approximately 60 days as ineligible.
Texas uses a 2% origination-fee structure instead of Aven's ordinary initial-draw fee structure. The 80% CLTV cap applies to primary-residence transactions. Aven's Texas execution should be reviewed for current term and fee availability.
Texas has its own restricted product implementation for Figure. Texas does not use Figure's general second-home and investment execution in the same way as most states. The variable-rate Figure structure is not currently generally available in Texas. Current Figure Texas property rules are more restrictive than the standard national program.
Texas primary-residence transactions are capped at 80% CLTV consistent with 50(a)(6) rules. Deephaven has expanded Texas eligibility beyond primary to second-home and investment situations under its current program framework, where 50(a)(6) restrictions do not apply in the same way.
NFTYDoor's Texas execution is subject to 50(a)(6) rules on primary-residence transactions. The 80% CLTV cap applies. Program availability and specific Texas terms should be confirmed for current execution.
Second Home and Investment Property in Texas
Texas 50(a)(6) rules apply specifically to primary-residence home-equity transactions. Second homes and investment properties in Texas are generally not subject to the same constitutional restrictions — though individual program guidelines still apply. If you're borrowing against a Texas investment property or second home, the 80% cap and cooling-off period do not automatically apply, but program-specific rules still govern eligibility.
Texas home-equity rules are unusually transaction-specific. Eligibility should be reviewed based on occupancy, existing liens, prior home-equity transactions, acreage and the specific HELOC provider.
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Morgan Hardy is licensed in Texas and familiar with 50(a)(6) requirements. Send him the basics once and he'll identify which programs are relevant for your Texas property and situation.
Shop My HELOC OptionsProgram information last reviewed: October 2026
HELOC guidelines change frequently. Credit-score thresholds, CLTV limits, terms, property eligibility and state restrictions may change without notice. This information is educational and is not a loan approval, commitment or guarantee that the same criteria will apply when you apply. This is not legal advice.