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Fair Value Measurements
 6 Months Ended
Jun. 30, 2024
Fair Value Disclosures [Abstract]  
Fair Value Measurements Fair Value Measurements
Fair value is the price that would be received if an asset were sold or the price that would be paid to transfer a liability in an orderly transaction between willing market participants at the measurement date. Required disclosures include classification of fair value measurements within a three-level hierarchy (Level 1, Level 2, and Level 3). Classification of a fair value measurement within the hierarchy is dependent on the classification and significance of the inputs used to determine the fair value measurement. Observable inputs are those that are observed, implied from, or corroborated with externally available market information. Unobservable inputs represent the Company’s estimates of market participants’ assumptions.

Fair value measurements are classified in the following manner:

Level 1—Valuation is based on quoted prices in active markets for identical assets or liabilities at the measurement date.
Level 2—Valuation is based on either observable prices for identical assets or liabilities in inactive markets, observable prices for similar assets or liabilities, or other inputs that are derived directly from, or through correlation to, observable market data at the measurement date.

Level 3—Valuation is based on the Company’s internal models using assumptions at the measurement date that a market participant would use.

In determining fair value measurement, the Company uses observable inputs whenever possible. The level of a fair value measurement within the hierarchy is dependent on the lowest level of input that has a significant impact on the measurement as a whole. If quoted market prices are available at the measurement date or are available for similar instruments, such prices are used in the measurements. If observable market data is not available at the measurement date, judgment is required to measure fair value.

The following is a description of measurement techniques for items recorded at fair value on a recurring basis. There were no material items recorded at fair value on a nonrecurring basis as of June 30, 2024 or December 31, 2023.

Mortgage loans held for sale: Loans held for sale that trade in active secondary markets are valued using Level 2 measurements derived from observable market data, including market prices of securities backed by similar mortgage loans adjusted for certain factors to approximate the fair value of a whole mortgage loan, including the value attributable to mortgage servicing and credit risk. Loans held for sale for which there is little to no observable trading activity of similar instruments are valued using Level 3 measurements based upon dealer price quotes and internal models.

IRLCs: The fair value of IRLCs is based on current market prices of securities backed by similar mortgage loans (as determined above under mortgage loans held for sale), net of costs to close the loans, subject to the estimated loan funding probability, or “pull-through factor”. Given the significant and unobservable nature of the pull-through factor, IRLCs are classified as Level 3.

MSRs: The fair value of MSRs is determined using an internal valuation model that calculates the present value of estimated net future cash flows. The model includes estimates of prepayment speeds, discount rate, cost to service, float earnings, and contractual servicing fee income, among others. MSRs are classified as Level 3.

Forward commitments: The Company’s forward commitments are valued based on quoted prices for similar assets in an active market with inputs that are observable and are classified within Level 2 of the valuation hierarchy.

Investment securities: Investment securities are trading debt securities that are recorded at fair value using observable market prices for similar securities or identical securities that are traded in less active markets, which are classified as Level 2 and include highly rated municipal, government, and corporate bonds. As of March 31, 2023, the investment securities were classified as available for sale. The investments securities were subsequently transferred to the trading classification during 2023 due to the intent and frequency of purchases and sales.

Non-mortgage loans held for sale: Non-mortgage loans held for sale are personal loans, including solar loans. The fair value of non-mortgage loans is determined using an internal valuation model that calculates the present value of estimated net future cash flows. Non-mortgage loans are classified as Level 3.

Assets and Liabilities Measured at Fair Value on a Recurring Basis

The table below shows a summary of financial statement items that are measured at estimated fair value on a recurring basis, including assets measured under the fair value option. There were no material transfers of assets or liabilities recorded at fair value on a recurring basis between Levels 1, 2 or 3 during the six months ended June 30, 2024 or the year ended December 31, 2023.
Level 1Level 2Level 3Total
Balance at June 30, 2024
Assets:
Mortgage loans held for sale (1) $— $9,135,069 $351,853 $9,486,922 
IRLCs— — 170,381 170,381 
MSRs— — 7,162,690 7,162,690 
Forward commitments— 13,025 — 13,025 
Investment securities (2)— 39,836 — 39,836 
Non-mortgage loans held for sale (2)— — 269,460 269,460 
Total assets$— $9,187,930 $7,954,384 $17,142,314 
Liabilities:
Forward commitments$— $8,508 $— $8,508 
Total liabilities$— $8,508 $— $8,508 
Balance at December 31, 2023
Assets:
Mortgage loans held for sale (1)$— $6,103,714 $438,518 $6,542,232 
IRLCs— — 132,870 132,870 
MSRs— — 6,439,787 6,439,787 
Forward commitments— 26,614 — 26,614 
Investment securities (2)— 39,518 — 39,518 
Non-mortgage loans held for sale (2)— — 163,018 163,018 
Total assets$— $6,169,846 $7,174,193 $13,344,039 
Liabilities:
Forward commitments$— $142,988 $— $142,988 
Total liabilities$— $142,988 $— $142,988 

(1)     As of June 30, 2024 and December 31, 2023, $157.8 million and $195.6 million of unpaid principal balance of the level 3 mortgage loans held for sale were 90 days or more delinquent and were considered in non-accrual status.

(2)    These are included in Other assets on the Condensed Consolidated Balance Sheets.

The following tables present the quantitative information about recurring Level 3 fair value financial instruments and the fair value measurements as of:
June 30, 2024December 31, 2023
Unobservable InputRangeWeighted AverageRangeWeighted Average
Mortgage loans held for sale
Model pricing
69% - 102%
89 %
68% - 100%
87 %
IRLCs
Pull-through probability
0% - 100%
75 %
0% - 100%
72 %
MSRs
Discount rate
9.5% - 12.5%
9.9 %
9.5% - 12.5%
9.9 %
Conditional prepayment rate
6.7% - 28.8%
7.4 %
6.6% - 37.0%
7.5 %
Non-mortgage loans held for sale
Discount rate
8.5% - 9.3%
8.6 %
8.5% - 9.3%
8.6 %
The table below presents a reconciliation of Level 3 assets measured at fair value on a recurring basis for the three and six months ended June 30, 2024 and 2023. Mortgage servicing rights are also classified as a Level 3 asset measured at fair value on a recurring basis and its reconciliation is found in Note 3, Mortgage Servicing Rights.
Mortgage Loans Held for SaleIRLCsNon-Mortgage Loans Held for Sale
Balance at March 31, 2024
$385,786 $202,873 $197,661 
Transfers in (1)108,566 — 104,143 
Transfers out/principal reductions (1)(139,822)— (32,711)
Net transfers and revaluation losses— (32,492)— 
Total (losses) gains included in Net income (loss) for assets held at the end of the reporting date(2,677)— 367 
Balance at June 30, 2024$351,853 $170,381 $269,460 
Balance at March 31, 2023
$763,761 $182,112 $32,490 
Transfers in (1)197,709 — 46,405 
Transfers out/principal reductions (1)(363,072)— — 
Net transfers and revaluation losses— (54,422)— 
Total gains (losses) included in Net income (loss) for assets held at the end of the reporting date33,980 — (405)
Balance at June 30, 2023$632,378 $127,690 $78,490 
Balance at December 31, 2023
$438,518 $132,870 $163,018 
Transfers in (1)217,736 — 164,439 
Transfers out/principal reductions (1)(295,537)— (56,408)
Net transfers and revaluation gains— 37,511 — 
Total losses included in Net income (loss) for assets held at the end of the reporting date(8,864)— (1,589)
Balance at June 30, 2024$351,853 $170,381 $269,460 
Balance at December 31, 2022
$1,082,730 $90,635 $— 
Transfers in (1)408,767 — 79,243 
Transfers out/principal reductions (1)(963,525)— — 
Net transfers and revaluation gains— 37,055 — 
Total gains (losses) included in Net income (loss) for assets held at the end of the reporting date104,406 — (753)
Balance at June 30, 2023$632,378 $127,690 $78,490 
(1)    Transfers in represent loans repurchased from investors or loans originated for which an active market currently does not exist. Transfers out primarily represent loans sold to third parties and loans paid in full.
Fair Value Option

The following is the estimated fair value and UPB of mortgage and non-mortgage loans held for sale that have contractual principal amounts and for which the Company has elected the fair value option. The fair value option was elected for mortgage and non-mortgage loans held for sale as the Company believes fair value best reflects their expected future economic performance:
Fair ValuePrincipal Amount Due Upon MaturityDifference (1)
Balance at June 30, 2024
Mortgage loans held for sale$9,486,923 $9,319,342 $167,581 
Non-mortgage loans held for sale$269,460 $276,604 $(7,144)
Balance at December 31, 2023
Mortgage loans held for sale$6,542,232 $6,418,082 $124,150 
Non-mortgage loans held for sale$163,018 $168,573 $(5,555)
(1)    Represents the amount of gains (losses) included in Gain on sale of loans, net for Mortgage loans held for sale and Other income for Non-mortgage loans held for sale on the Condensed Consolidated Statements of Income (Loss) and Comprehensive Income (Loss), due to changes in fair value of items accounted for using the fair value option.

Disclosures of the fair value of certain financial instruments are required when it is practical to estimate the value. In cases where quoted market prices are not available, fair values are based on estimates using present value or other valuation techniques.

The following table presents the carrying amounts and estimated fair value of financial liabilities that are not recorded at fair value on a recurring or nonrecurring basis. This table excludes cash and cash equivalents, restricted cash, warehouse borrowings, and line of credit borrowing facilities as these financial instruments are highly liquid or short-term in nature and as a result, their carrying amounts approximate fair value:
June 30, 2024December 31, 2023
Carrying AmountEstimated Fair ValueCarrying AmountEstimated Fair Value
Senior Notes, due 10/15/2026$1,144,858 $1,074,813 $1,143,716 $1,064,520 
Senior Notes, due 1/15/202861,530 60,403 61,463 60,469 
Senior Notes, due 3/1/2029745,321 680,362 744,819 679,455 
Senior Notes, due 3/1/20311,240,987 1,088,938 1,240,311 1,105,088 
Senior Notes, due 10/15/2033843,491 714,247 843,139 725,458 
Total Senior Notes, net$4,036,187 $3,618,763 $4,033,448 $3,634,990 
The fair value of Senior Notes was calculated using the observable bond price at June 30, 2024 and December 31, 2023, respectively. The Senior Notes are classified as Level 2 in the fair value hierarchy.