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Mortgage Servicing Rights | 3 Months Ended
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Mar. 31, 2019
Mortgage Servicing Rights [Abstract] |
Transfers and Servicing of Financial Assets [Text Block] | Our portfolio of residential mortgage loans serviced for third parties was $2.97 billion and $2.95 billion as of March 31, 2019 and December 31, 2018, respectively. These loans were originated by BancShares and sold to third parties on a non-recourse basis with servicing rights retained. The retained servicing rights are recorded as a servicing asset and reported in other intangible assets on the Consolidated Balance Sheets, while the associated amortization expense and any valuation allowance recognized is included as a reduction of mortgage income in the Consolidated Statements of Income. The mortgage servicing rights are initially recorded at fair value and then carried at the lower of amortized cost or fair value. Contractually specified mortgage servicing fees, late fees, and ancillary fees earned for the three months ended March 31, 2019 and 2018 were $1.9 million and reported in mortgage income in the Consolidated Statements of Income. The following table explains changes in the servicing asset during the three months ended March 31, 2019 and 2018.
(Dollars in thousands) | Total
Balance at December 31, 2018 | $ | 21,396 |
Servicing rights originated | 859 |
Amortization | (1,447 | )
Valuation allowance provision | (161 | )
Balance at March 31, 2019 | $ | 20,647 |
Balance at December 31, 2017 | $ | 21,945 |
Servicing rights originated | 1,200 |
Amortization | (1,486 | )
Balance at March 31, 2018 | $ | 21,659 |
BancShares recorded a valuation allowance of $161.0 thousand compared to no valuation allowance for the three months ended March 31, 2019 and March 31, 2018, respectively. Valuation of mortgage servicing rights is performed using a pooling methodology. Similar loans are pooled together and evaluated on a discounted earnings basis to determine the present value of future earnings. Key economic assumptions used to value mortgage servicing rights were as follows:
| March 31, 2019 |  | December 31, 2018
Discount rate - conventional fixed loans | 9.41 | % |  | 9.69 | %
Discount rate - all loans excluding conventional fixed loans | 10.41 | % |  | 10.69 | %
Weighted average constant prepayment rate | 11.28 | % |  | 9.26 | %
Weighted average cost to service a loan | $ | 88.07 |  |  | $ | 87.52 |
The fair value of mortgage servicing rights is sensitive to changes in assumptions and is determined by estimating the present value of the asset's future cash flows by utilizing discount rates, prepayment rates, and other inputs. The discount rate is based on the 10-year U.S. Treasury rate plus 700 basis points for conventional fixed loans and 800 basis points for all other loans. The 700 and 800 basis points are used as a risk premium when calculating the discount rate. The prepayment rate is derived from the Public Securities Association Standard Prepayment model. Generally, as interest rates decline, mortgage loan prepayments accelerate due to increased refinance activity. This results in a decrease in fair value. The average cost to service a loan is based on the number of loans serviced and the total costs to service the loans. Other Servicing Rights Other servicing rights were acquired as part of a business combination and relate to the sale of the guaranteed portion of government guaranteed loans with servicing retained. The amount of the other servicing rights were $2.4 million and $2.7 million at March 31, 2019 and December 31, 2018, respectively.

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- Definition Mortgage Servicing Rights [Abstract] + References No definition available. + Details
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- Definition The entire disclosure for a transferor's continuing involvement in financial assets that it has transferred in a securitization or asset-backed financing arrangement, the nature of any restrictions on assets reported by an entity in its statement of financial position that relate to a transferred financial asset (including the carrying amounts of such assets), how servicing assets and servicing liabilities are reported, and (for securitization or asset-backed financing arrangements accounted for as sales) when a transferor has continuing involvement with the transferred financial assets and transfers of financial assets accounted for as secured borrowings, how the transfer of financial assets affects an entity's financial position, financial performance, and cash flows. + References Reference 1: http://fasb.org/us-gaap/role/ref/legacyRef -Publisher FASB -Name Accounting Standards Codification -Topic 860 -URI http://asc.fasb.org/topic&trid=2197590 + Details
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