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Mortgage Servicing Assets (Tables) | 12 Months Ended
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Dec. 31, 2025
Servicing Asset [Abstract] |
Schedule of Changes in Carrying Amount of Mortgage Servicing Assets | Changes in the carrying amount of commercial mortgage servicing assets are summarized as follows:
Year ended December 31, Dollars in millions | 2025 | 2024
Balance at beginning of period | $ | 609 |  | $ | 638 |
Servicing retained from loan sales | 83 |  | 67 |
Purchases | 11 |  | 28 |
Amortization | (125) |  | (124) |
Balance at end of period | $ | 578 |  | $ | 609 |
Fair value at end of period | $ | 736 |  | $ | 819 |
Changes in the carrying amount of residential mortgage servicing assets are summarized as follows:
Dollars in millions | 2025 | 2024
Balance at beginning of period | $ | 111 |  | $ | 108 |
Servicing retained from loan sales | 14 |  | 13 |
Amortization | (12) |  | (11) |
Temporary recoveries (impairments) | — |  | 1 |
Balance at end of period | $ | 113 |  | $ | 111 |
Fair value at end of period | $ | 137 |  | $ | 138 |
Schedule of Range and Weighted-Average of Significant Unobservable Inputs | The range and weighted-average of the significant unobservable inputs used to determine fair value our commercial mortgage servicing assets along with the valuation techniques, are shown in the following table:
dollars in millions |  | December 31, 2025 | December 31, 2024
Valuation Technique | Significant Unobservable Input | Range | Weighted-Average | Range | Weighted-Average
Discounted cash flow | Expected defaults | 1.00 | % | 2.00 | % | 1.01 | % | 1.00 | % | 2.00 | % | 1.01 | %
| Residual cash flows discount rate | 6.96 | % | 10.84 | % | 10.58 | % | 7.00 | % | 10.61 | % | 10.31 | %
| Escrow earn rate | 3.94 | % | 4.09 | % | 4.08 | % | 4.62 | % | 4.70 | % | 4.69 | %
| Prepayment rate | 8.00 | % | 45.00 | % | 10.05 | % | 8.00 | % | 45.00 | % | 10.29 | %
The range and weighted-average of the significant unobservable inputs used to fair value our mortgage servicing assets at December 31, 2025, and December 31, 2024, along with the valuation techniques, are shown in the following table:
|  | December 31, 2025 | December 31, 2024
Valuation Technique | Significant Unobservable Input | Range | Weighted-Average | Range | Weighted-Average
Discounted cash flow | Prepayment speed | 6.01 | % | 33.07 | % | 8.33 | % | 5.42 | % | 46.30 | % | 7.69 | %
| Discount rate | 6.50 | % | 8.75 | % | 6.62 | % | 6.50 | % | 8.75 | % | 6.61 | %
| Servicing cost | $ | 70.00 |  | $ | 4,332 |  | $ | 76.47 |  | $ | 70.00 |  | $ | 4,332 |  | $ | 75.99 |
If these economic assumptions change or prove incorrect, the fair value of residential mortgage servicing assets may also change. Prepayment speed, discount rates, and servicing cost are critical to the valuation of residential mortgage servicing assets. Estimates of these assumptions are based on how a market participant would view the respective rates and reflect historical data associated with the residential mortgage loans, industry trends, and other considerations. Actual rates may differ from those estimated due to changes in a variety of economic factors. An increase in the prepayment speed would cause a decrease in the fair value of our residential mortgage servicing assets. An increase in the assigned discount rates and servicing cost assumptions would cause a decrease in the fair value of our residential mortgage servicing assets. The sensitivity of the fair value of residential mortgage servicing assets to adverse fluctuations in key assumptions as of December 31, 2025, is presented below:
Dollars in millions | 2025
Key Assumptions: |
Prepayment speed | 8.33 | %
Effect on Fair Value of a 10% adverse change | $ | (4) |
Effect on Fair Value of a 20% adverse change | (8) |
Discount rate | 6.62 | %
Effect on Fair Value of a 10% adverse change | $ | (4) |
Effect on Fair Value of a 20% adverse change | (7) |
Schedule of Assumptions and Sensitivity of MSR’s | The sensitivity of the fair value of commercial mortgage servicing assets to adverse fluctuations in key assumptions as of December 31, 2025, is presented below:
Dollars in millions | 2025
Key assumptions: |
Escrow earn rate assumptions | 4.08 | %
Effect on fair value from 10% adverse change | $ | (29) |
Effect on fair value from 20% adverse change | (57) |
Discount rate assumptions | 10.58 | %
Effect on fair value from 10% adverse change | $ | (19) |
Effect on fair value from 20% adverse change | (36) |
Default rate assumptions | 1.01 | %
Effect on fair value from 10% adverse change | $ | (2) |
Effect on fair value from 20% adverse change | (3) |
Prepayment rate assumptions | 10.05 | %
Effect on fair value from 10% adverse change | $ | (6) |
Effect on fair value from 20% adverse change | (13) |
Assumptions and information for originated mortgage servicing right additions for the year ended December 31, 2025 are shown in the following table:
Dollars in millions | 2025 |
Unpaid principal balance of loans sold during the period | $ | 8,511 |  |
Pretax gains related to the sale of mortgage loans | 131 |  |
Weighted average servicing fee rate | 0.16 | % |
Weighted average assumptions: |  |
Escrow earn rate assumption | 4.88 | % |
Discount rate assumption | 9.82 | % |
Default rate assumption | 1.04 | % |
Prepayment rate assumption | 12.71 | % |

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- Definition Tabular disclosure of a sensitivity analysis or stress test showing the hypothetical effect on the fair value of the transferor's interests in transferred financial assets (including any servicing assets or servicing liabilities) of two or more unfavorable variations from the expected levels for each key assumption that is reported, independently determined from any change in another key assumption, and a description of the objectives, methodology, and limitations of the sensitivity analysis or stress test. + References Reference 1: http://www.xbrl.org/2009/role/commonPracticeRef -Topic 860 -SubTopic 20 -Name Accounting Standards Codification -Section 50 -Paragraph 4 -Subparagraph (c) -Publisher FASB -URI https://asc.fasb.org/1943274/2147481326/860-20-50-4 + Details
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- Definition Tabular disclosure of activity in the balance of servicing assets subsequently measured at amortized cost. Includes, but is not limited to, beginning and ending balances, additions, disposals, and amortization. + References Reference 1: http://www.xbrl.org/2009/role/commonPracticeRef -Topic 860 -SubTopic 50 -Name Accounting Standards Codification -Section 50 -Paragraph 4 -Subparagraph (a) -Publisher FASB -URI https://asc.fasb.org/1943274/2147481229/860-50-50-4 + Details
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