How can I get a home equity loan/line of credit with lots of unsecured debt?

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Good for you for not declaring bankruptcy - in my opinion it is a bad invention. If 25K is not the entirety of your debt that is really a lot of credit card debt. That will scare banks away (as you know!). Are you paying extra on your mortgage or have any savings you could put towards the debt? Interest rates at the banks are not nearly as high as your CC interest rate so it would make sense to pay that down first and foremost. Another option is to keep paying as much as you can on the cards and apply for the loan in a few months. The most important step is to cut up you cards. Do not use them. Ever. Good luck.

Try looking for a 0% balance transfer card - I like the Discover More card for this purpose. they will charge you a 3% balance transfer fee, and the rate is only good for a year, but there is no interest, so every penny you pay goes straight to principal balance on the card. Use that to chip away at the balance. If you put $600 a month toward it, your balance will be down to about $19,000 in a year, and then you can roll it over to another 0% card, or maybe then the bank will be willing to give you a HELOC. See the website www.fivecentnickle.com for advice on this strategy.

It truly is a catch 22. im sure you can understand the bank's position as well. While you have equity, there is no guarantee that the equity will not go away. (check Las Vegas default rates on second mortgages since real estate has fallen 50%), and there is no guarantee your market will remain stable. Your best opportunity is to meet with a locally based bank. when you discuss your loan, explain what you are planning to do, (Including asking if they can wire transfer the funds directly to the cc company, as that would insure them that you actually are going to do what you say you are going to do). Then you need to show them your financial plan and timeline to get your debts in line. If there were extraordinary reasons that your cc debt got so high, you need to explain that as well. Banks will understand a $25k debt due to medical issues, much more leniently than one for a Cruise arond the world.