Best Home Equity Investment (HEI) Companies (2026)

A home equity investment (HEI) lets you convert a portion of your home’s equity into cash — no monthly payments, no interest rate, no impact on your debt-to-income ratio. In exchange, the company takes a share of your home’s future value when you sell, refinance or reach the end of your term.

It’s a different product from a home equity line of credit (HELOC) or home equity loan, designed for homeowners who either can’t qualify for traditional financing or simply don’t want another monthly bill. The catch: if your home appreciates significantly, what you owe at settlement can be much higher than the cost of a traditional loan.

Our picks for the best HEI companies

• Best for customer experience: Hometap
• Best for longest term and credit flexibility: Point Home Equity Investment
• Best for rental and investment properties: Unlock
• Best for downside protection: Unison

Loan products offered	State availability	Min. credit score
Best for customer experience
Hometap	Home equity investment	Only available in: AZ, CA, FL, MI, MN, NC, NJ, NV, NY, OH, OR, PA, SC, UT, VA, WA	585	Sell a portion of your home's equity for cash without monthly payments or hurting your credit score.	See rates More info Compare product selection Compare	loading	Why we like it Hometap is consistently the top-rated HEI company for customer service, with high ratings from custom review sites. Every borrower gets a dedicated Investment Manager who guides them through the process. Hometap uses a share-of-home-value model, taking a percentage of your home's future total value at settlement. The 10-year term is shorter than some competitors, and rental properties aren't eligible. The Massachusetts Attorney General filed a lawsuit against Hometap in early 2025 alleging predatory practices targeting financially vulnerable homeowners. Hometap disputes these claims. Review current case status before applying. Pros & cons Pros Among the highest customer ratings in the HEI space Dedicated Investment Manager throughout the process No income requirements Cons 10-year term only — shorter than Point and Unison Doesn't invest in vacation homes or rental properties Massachusetts AG lawsuit pending as of 2026
Best for longest term and credit flexibility
Point Home Equity Investment	HEI (Home Equity Investment) and HELOC	AZ, CA, CO, CT, DC, FL, GA, HI, IL, KY, MI, MN, MO, NC, NJ, NV, NY, OH, OR, PA, SC, TN, UT, VA, WA, WI		See rates More info Compare product selection Compare	loading	Why we like it Point offers agreements up to 30 years in length — the longest term in the market — and accepts credit scores as low as 500 with no income requirements. For homeowners who need maximum flexibility on repayment timing, or who can't qualify for other HEI providers, Point is the most accessible option. It uses a share-of-appreciation model with a homeowner protection cap, and allows repayment at any time during the term with no prepayment penalty. Rental properties are eligible, though a premium applies at payoff. Pros & cons Pros Longest term available (up to 30 years) Accepts credit scores as low as 500 No income requirements Invests in rental properties Cons 3.9% origination fee with a $2,000 minimum Risk-adjusted starting value discounts your home from day one Available in 24 states + DC only
Best for rental and investment properties
Unlock	Home Equity Agreement	Only available in: AR, CA, FL, KY, MI, NJ, NV, OH, OR, PA, SC, TN, UT, VA, WA	500	More info Compare product selection Compare	loading	Why we like it Unlock is one of the few HEI companies that invests in rental properties, second homes and two- to four-unit multifamily properties. It also offers partial buyouts throughout the term, a relatively rare feature that lets you gradually repurchase your equity rather than waiting until the agreement ends. The tradeoff is a 4.9% origination fee, the highest on this list, and a value-share model where Unlock typically takes a 2x multiple of what you borrow. An Annualized Cost Limit of 19.9% per year caps what you owe. Pros & cons Pros Accepts rental and investment properties Partial buyout option throughout the term Accepts credit scores as low as 500 Cons 4.9% origination fee — highest on this list Value-share model typically results in a larger share going to Unlock 10-year term only
Best for downside protection
Unison				See rates More info Compare product selection Compare	loading	Why we like it Founded in 2004, Unison is the original equity sharing company. Its biggest differentiator is genuine loss sharing, if your home's value drops, Unison absorbs a proportional share of that decline. It also applies a low 5% risk adjustment to your home's starting value (most competitors use 25–50%) and offers a remodeling credit that strips out any appreciation you created through renovations. The result is one of the more homeowner-friendly pricing structures in the market, though the minimum credit score of 620 is higher than Point or Unlock. As of early 2026, Unison has faced legal scrutiny related to its equity-sharing practices. Verify current status before applying. Pros & cons Pros Shares in home value declines, not just gains Low 5% risk adjustment Up to 30-year term Remodeling credit protects value you add to the home Cons Higher minimum credit score (620) than most competitors Caps investment at 15% of home value Legal scrutiny as of early 2026

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How we chose these companies

We evaluated companies on five factors: investment amounts and flexibility, term length, minimum credit score requirements, upfront fees (origination fee and structure) and state availability. We also considered each company’s pricing model (share of appreciation vs. share of home value), risk adjustment methodology and whether they offer consumer protections like return caps, loss sharing or partial buyout options.

All five companies verified here accept primary residences and are available in multiple states with published eligibility criteria.

How to compare home equity investment companies

HEIs don’t have an APR, so traditional loan comparison tools don’t apply. Here’s what to evaluate:

• Origination fee. This is deducted from your funding at closing, so you receive less than the stated investment amount.
• Risk adjustment. Most companies apply a discount to your home’s appraised value at the start of the agreement, creating the baseline against which their share is calculated. Smaller is better for you.
• Pricing model. Share-of-appreciation means the company takes a cut of how much your home goes up from a baseline. Share-of-home-value means the company takes a percentage of your home’s total future value, which can be more expensive in high-appreciation markets.
• Return caps. Some companies limit the maximum amount you can owe. Aspire’s cap is the most explicit (12–18% annually). Always ask whether a cap exists and what the terms are.
• Term length. A longer term reduces the risk of a forced settlement at a bad time. Shorter terms require more certainty about your exit plan.
• Loss sharing. If your home loses value, does the company share in the loss? Unison explicitly does. Most others reduce what you owe proportionally, but confirm the specifics before signing.
• State availability. Not all companies operate in your state.
• Property type eligibility. If you’re trying to access equity from a rental or investment property, only Unlock explicitly supports this.

What is a home equity investment?

A home equity investment (HEI), also called a home equity agreement (HEA) or equity sharing agreement, lets you access a lump sum of cash from your home’s equity without taking on debt. The company places a lien on your property to secure its interest, but you continue to own and live in the home as normal. There are no monthly payments and no interest rate.

At the end of the agreement — when you sell, refinance or reach the term limit — you repay the original investment amount plus the company’s share of your home’s change in value. If your home appreciates, you pay more. If it depreciates, most companies reduce what you owe accordingly.

Because HEIs aren’t loans, they don’t show up as debt on your credit report and don’t affect your DTI. That makes them one of the few equity-access options available to homeowners with irregular income, high existing debt or lower credit scores.

Pros and cons of home equity investments

When is a home equity investment a bad idea?

An HEI isn’t right for every homeowner. Consider alternatives if any of these apply to you:

• Your home is likely to appreciate significantly. In a rising market, the company’s share of your home’s gain can exceed what you’d have paid in interest on a traditional loan. Run the numbers before signing.
• You plan to stay long term without selling. If you don’t sell or refinance, you’ll need to buy out the company with cash or a new loan, and the buyout grows with your home’s value. Don’t sign without a clear exit plan.
• You want to refinance soon. The HEI company places a lien in second position. Some lenders won’t refinance your first mortgage while a second lien exists, or will require you to settle the HEI first.
• You qualify for a HELOC or home equity loan. If your credit, income and DTI meet standard thresholds, a traditional home equity product will almost always be cheaper — especially if your home appreciates.
• You need a small amount. Most companies have minimums of $15,000–$35,000 plus appraisal and closing costs. For smaller needs, a personal loan is faster and cheaper.

How does settling a home equity investment work?

Settlement is the moment you pay the company back. There are four ways it happens:

• You sell your home. The most common exit. At closing, the HEI company receives its share of the sale proceeds based on the sale price. The more your home has appreciated, the more they receive.
• You buy out the company’s share. At any point during the term, you can pay out the company based on your home’s current appraised value — funded with savings, a new loan or a cash-out refinance. An independent appraisal sets the amount.
• You refinance your mortgage. Some homeowners use a refinance to pay out the HEI at the same time. This requires enough equity to cover both the new mortgage and the buyout. Not all lenders will refinance with a second lien in place — confirm before you proceed.
• The term expires without settlement. This is the scenario to plan around. Most companies will work with you on a resolution, but your contract may give the provider the right to seek a court-ordered sale of the property. Never enter an HEI without a clear exit strategy.

Unlock allows partial buyouts throughout the 10-year term, so you can gradually reduce the company’s share using periodic windfalls rather than settling in one lump sum.

What are the tax implications of a home equity investment?

HEIs have different tax treatment than traditional loans, and the rules are still evolving. Always consult a tax professional, but here’s what to know:

• The upfront cash is generally not taxable income. An HEI is structured as an equity transaction, not a loan. The lump sum you receive is typically not treated as income in the year you receive it.
• The settlement payment is not deductible. Unlike mortgage interest, what you pay the HEI company at settlement isn’t tax-deductible. There’s no interest rate, so there’s nothing to deduct.
• Settlement may affect your capital gains calculation. The amount paid to the HEI company reduces your net sale proceeds, which can affect your taxable gain — particularly if you’re approaching the primary residence exclusion limit ($250,000 single / $500,000 married filing jointly as of 2026).
• The origination fee is not deductible. Because this isn’t a mortgage, the upfront processing fee doesn’t qualify for any standard deduction.
• If you repay less than you received, there may be tax consequences. In loss-sharing scenarios where the company accepts less than the original investment, the forgiven amount could be treated as taxable income. IRS guidance here is limited — professional advice is essential.

How to qualify for a home equity investment

Requirements vary by company, but most look at:

• Credit score: Minimums range from 500 to 660 depending on the provider
• Equity: Most require you to retain at least 20–25% equity after the investment
• Property type: All companies accept single-family homes; coverage of condos, townhomes and multifamily varies
• State: Availability is limited — check each provider’s site for your state
• Owner occupancy: Most require the property to be your primary residence; Unlock is the notable exception
• Income: Most HEI companies have no income requirements

Alternatives to a home equity investment

• HELOC. A revolving line of credit tied to your home equity, generally a lower total cost if your home appreciates significantly. Best if you want to draw funds over time rather than all at once.
• Home equity loan. A fixed lump sum with a fixed rate and monthly payments. Typically cheaper than an HEI if you expect your home to appreciate.
• Cash-out refinance. Replace your existing mortgage with a larger one and pocket the difference. Best if current rates are at or below your existing rate.
• Personal loan. Unsecured, no lien on your home, faster to fund. Higher rates than secured products but no risk to your home equity.
• Reverse mortgage. Available to homeowners 62 and older. Converts equity to cash with no monthly payments, but has complex costs and risks and isn’t suitable for most homeowners under 62.

Compare alternatives to HEI — see today’s HELOC and home equity rates

Use our tool to see estimated rates from top lenders based on your location and financial details. Select whether you’re looking for a home equity loan, HELOC or cash-out refinance. Enter your ZIP code, credit score and information about your current home to see your personalized rates.

Frequently asked questions

• What is the difference between an HEI and an HEA?

  They're the same product. "Home equity investment" and "home equity agreement" are used interchangeably across the industry. Some providers also use "equity sharing agreement." The product works the same way regardless of the name a company uses.

• What credit score do you need for a home equity investment?

  The lowest minimums are 500, offered by both Point and Unlock. Hometap accepts 575, Unison requires 620 and Aspire requires 660. A higher credit score generally results in better terms from any provider.

• Can you sell your home if you have an HEI?

  Yes, selling is the most common way to settle an HEI. At closing, the company receives its agreed share of the sale proceeds. Notify the company and account for the settlement amount when pricing your sale.

• What happens if your home loses value with an HEI?

  It depends on the company. Unison explicitly shares in losses — if your home depreciates, Unison absorbs a proportional share of the decline. Most other providers reduce what you owe proportionally, but always confirm the specific loss-sharing terms before signing.

• Is a home equity investment the same as a reverse mortgage?

  No. A reverse mortgage is a loan available only to homeowners 62 and older that converts equity to cash and is repaid when the homeowner dies, sells or moves out. An HEI has no age requirement, isn't a loan, and requires settlement by the end of a fixed term — typically 10 to 30 years. The two products work very differently.

• Do home equity investments affect your credit score?

  The initial pre-qualification typically involves a soft credit pull, which doesn't affect your score. If you proceed to a full application, a hard pull may occur. The lien placed on your property doesn't directly lower your credit score, but it will appear in a title search and can affect your ability to refinance your first mortgage.

To make sure you get accurate and helpful information, this guide has been edited by Richard Laycock as part of our fact-checking process.

Written by

Megan B. Shepherd

Editor, Loans & Insurance

Megan B. Shepherd is a personal finance expert and editor for loans and insurance at Finder. Her personal finance expertise has been featured on Forbes, Nasdaq, MediaFeed, Fox News, Time, Reviews.com, and carinsurance.com, adding invaluable information related to personal loans, financial strategies and smart borrowing tactics. Megan graduated from the University of Texas at Dallas with a BS in Business Administration with an entrepreneurial focus. She's worked as a certified financial adviser and has earned certificates of completion from A.D. Banker & Company. See full bio

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