Note 4 – Loans


	September 30			December 31
	2016			2015
Commercial
Working capital and equipment	$	440,599		$	381,245
Real estate, including agriculture		564,602			391,668
Tax exempt		12,621			8,674
Other		29,628			23,408

Total		1,047,450			804,995

Real estate
1–4 family		523,721			433,015
Other		6,441			4,129

Total		530,162			437,144

Consumer
Auto		167,541			168,397
Recreation		5,458			5,365
Real estate/home improvement		55,505			47,015
Home equity		140,156			127,113
Unsecured		4,230			4,120
Other		13,141			10,290

Total		386,031			362,300

Mortgage warehouse		226,876			144,692

Total loans		2,190,519			1,749,131
Allowance for loan losses		(14,524	)		(14,534	)

Loans, net	$	2,175,995		$	1,734,597

Commercial

Commercial loans are primarily based on the identified cash flows of the borrower and secondarily on the underlying collateral provided by the borrower. The cash flows of borrowers, however, may not be as expected, and the collateral securing these loans may fluctuate in value. Most commercial loans are secured by the assets being financed or other business assets such as accounts receivable or inventory and may incorporate a personal guarantee; however, some short-term loans may be made on an unsecured basis. In the case of loans secured by accounts receivable, the availability of funds for the repayment of these loans may be substantially dependent on the ability of the borrower to collect amounts due from its customers.

Commercial real estate loans are viewed primarily as cash flow loans and secondarily as loans secured by real estate. Commercial real estate lending typically involves larger loan principal amounts and the repayment of these loans is generally dependent on the successful operation of the property securing the loan or the business conducted on the property securing the loan. Commercial real estate loans may be more adversely affected by conditions in the real estate markets, the general economy or fluctuations in interest rates. The properties securing the Company’s commercial real estate portfolio are diverse in terms of property type, and are monitored for concentrations of credit. Management monitors and evaluates commercial real estate loans based on collateral, cash flow and risk grade criteria. As a general rule, the Company avoids financing single purpose projects unless other underwriting factors are present to help mitigate risk. In addition, management tracks the level of owner-occupied commercial real estate loans versus non-owner occupied loans.

Real Estate and Consumer

With respect to residential loans that are secured by 1-4 family residences and are generally owner occupied, the Company generally establishes a maximum loan-to-value ratio and requires private mortgage insurance if that ratio is exceeded. Home equity loans are typically secured by a subordinate interest in 1-4 family residences, and consumer loans are secured by consumer assets such as automobiles or recreational vehicles. Some consumer loans are unsecured such as small installment loans and certain lines of credit. Repayment of these loans is primarily dependent on the personal income of the borrowers, which can be impacted by economic conditions in their market areas such as unemployment levels. Repayment can also be impacted by changes in property values on residential properties. Risk is mitigated by the fact that the loans are of smaller individual amounts and spread over a large number of borrowers.

Mortgage Warehousing

Horizon’s mortgage warehouse lending has specific mortgage companies as customers of Horizon Bank. Individual mortgage loans originated by these mortgage companies are funded as a secured borrowing with a pledge of collateral under Horizon’s agreement with the mortgage company. Each individual mortgage and the related mortgagee are underwritten by Horizon to the end investor guidelines and is assigned to Horizon until the loan is sold to the secondary market by the mortgage company. In addition, Horizon takes possession of each original note and forwards such note to the end investor once the mortgage company has sold the loan. At the time a loan is transferred to the secondary market, the mortgage company reacquires the loan under its option within the agreement. Due to the reacquire feature contained in the agreement, the transaction does not qualify as a sale and therefore is accounted for as a secured borrowing with a pledge of collateral pursuant to the agreement with the mortgage company. When the individual loan is sold to the end investor by the mortgage company, the proceeds from the sale of the loan are received by Horizon and used to pay off the loan balance with Horizon along with any accrued interest and any related fees. The remaining balance from the sale is forwarded to the mortgage company. These individual loans typically are sold by the mortgage company within 30 days and are seldom held more than 90 days. Interest income is accrued during this period and collected at the time each loan is sold. Fee income for each loan sold is collected when the loan is sold, and no costs are deferred due to the term between each loan funding and related payoff, which is typically less than 30 days.

Based on the agreements with each mortgage company, at any time a mortgage company can reacquire from Horizon its outstanding loan balance on an individual mortgage and regain possession of the original note. Horizon also has the option to request that the mortgage company reacquire an individual mortgage. Should this occur, Horizon would return the original note and reassign the assignment of the mortgage to the mortgage company. Also, in the event that the end investor would not be able to honor the purchase commitment and the mortgage company would not be able to reacquire its loan on an individual mortgage, Horizon would be able to exercise its rights under the agreement.

The following table shows the recorded investment of individual loan categories.


	Loan					Deferred			Recorded
September 30, 2016	Balance			Interest Due		Fees / (Costs)			Investment
Owner occupied real estate	$	321,762		$	1,151	$	1,192		$	324,105
Non owner occupied real estate		457,555			627		529			458,711
Residential spec homes		7,949			20		6			7,975
Development & spec land loans		39,798			79		74			39,951
Commercial and industrial		218,414			1,992		171			220,577

Total commercial		1,045,478			3,869		1,972			1,051,319

Residential mortgage		506,545			1,599		2,556			510,700
Residential construction		21,061			38		—			21,099
Mortgage warehouse		226,876			498		—			227,374

Total real estate		754,482			2,135		2,556			759,173

Direct installment		66,495			178		(439	)		66,234
Direct installment purchased		124			—		—			124
Indirect installment		147,829			296		—			148,125
Home equity		172,905			665		(883	)		172,687

Total consumer		387,353			1,139		(1,322	)		387,170

Total loans		2,187,313			7,143		3,206			2,197,662
Allowance for loan losses		(14,524	)		—		—			(14,524	)

Net loans	$	2,172,789		$	7,143	$	3,206		$	2,183,138


	Loan					Deferred			Recorded
December 31, 2015	Balance			Interest Due		Fees / (Costs)			Investment
Owner occupied real estate	$	268,281		$	613	$	1,328		$	270,222
Non owner occupied real estate		326,399			306		497			327,202
Residential spec homes		5,018			9		17			5,044
Development & spec land loans		18,183			33		26			18,242
Commercial and industrial		184,911			1,246		335			186,492

Total commercial		802,792			2,207		2,203			807,202

Residential mortgage		414,924			1,275		2,470			418,669
Residential construction		19,751			34		—			19,785
Mortgage warehouse		144,692			480		—			145,172

Total real estate		579,367			1,789		2,470			583,626

Direct installment		54,341			168		(359	)		54,150
Direct installment purchased		153			—		—			153
Indirect installment		151,523			323		—			151,846
Home equity		157,164			628		(522	)		157,270

Total consumer		363,181			1,119		(881	)		363,419

Total loans		1,745,340			5,115		3,792			1,754,247
Allowance for loan losses		(14,534	)		—		—			(14,534	)

Net loans	$	1,730,806		$	5,115	$	3,792		$	1,739,713