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Fair Value | 9 Months Ended
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Sep. 30, 2018
Fair Value Disclosures [Abstract] |
Fair Value | Note 3 – Fair Value Fair value is estimated based on a hierarchy that maximizes the use of observable inputs and minimizes the use of unobservable inputs. Observable inputs are inputs that reflect the assumptions that market participants would use in pricing the asset or liability developed based on market data obtained from sources independent of the reporting entity. Unobservable inputs are inputs that reflect the reporting entity’s own assumptions about the assumptions market participants would use in pricing the asset or liability developed based on the best information available in the circumstances. The fair value hierarchy prioritizes the inputs to valuation techniques into three broad levels whereby the highest priority is given to Level 1 inputs and the lowest to Level 3 inputs.
Level 1: | Quoted prices (unadjusted) in active markets for identical assets or liabilities that the reporting entity can access at the measurement date.
Level 2: | Inputs other than quoted prices included in Level 1 that are observable for the asset or liability, either directly or indirectly.
Level 3: | Unobservable inputs for the asset or liability.
We classify assets in their entirety based on the lowest level of input that is significant to the fair value measurement. The carrying amounts and the estimated fair values of our financial instruments and certain of our nonfinancial assets measured at fair value on a recurring or non-recurring basis or disclosed, but not carried, at fair value are as follows:
|  |  | September 30, 2018 |  | December 31, 2017
| Level |  | Carrying Value |  | Fair Value |  | Carrying Value |  | Fair Value
Financial assets |  |  |  |  |  |  |  |  |  |  |  |  |
Loans held for sale |  |  |  |  |  |  |  |  |
Loans held for sale, at fair value (a) | 2 |  | $ | 145,417 |  |  | $ | 145,417 |  |  | $ | 214,262 |  |  | $ | 214,262 |
Loans held for sale, at lower of cost or fair value (b) | 3 |  | 72,019 |  |  | 72,019 |  |  | 24,096 |  |  | 24,096 |
Total Loans held for sale |  |  | 217,436 |  |  | 217,436 |  |  | 238,358 |  |  | 238,358 |
|  |  | September 30, 2018 |  | December 31, 2017
| Level |  | Carrying Value |  | Fair Value |  | Carrying Value |  | Fair Value
Loans held for investment, at fair value |  |  |  |  |  |  |  |  |
Loans held for investment - Reverse mortgages (a) | 3 |  | 5,279,187 |  |  | 5,279,187 |  |  | 4,715,831 |  |  | 4,715,831 |
Loans held for investment - Restricted for securitization investors (a) | 3 |  | 28,373 |  |  | 28,373 |  |  | — |  |  | — |
Total loans held for investment |  |  | 5,307,560 |  |  | 5,307,560 |  |  | 4,715,831 |  |  | 4,715,831 |
Advances (including match funded) (c) | 3 |  | 1,101,104 |  |  | 1,101,104 |  |  | 1,356,393 |  |  | 1,356,393 |
Automotive dealer financing notes (including match funded) (c) | 3 |  | — |  |  | — |  |  | 32,757 |  |  | 32,590 |
Receivables, net (c) | 3 |  | 155,937 |  |  | 155,937 |  |  | 199,529 |  |  | 199,529 |
Mortgage-backed securities, at fair value (a) | 3 |  | 1,670 |  |  | 1,670 |  |  | 1,592 |  |  | 1,592 |
U.S. Treasury notes (a) | 1 |  | 1,059 |  |  | 1,059 |  |  | 1,567 |  |  | 1,567 |
Financial liabilities: |  |  |  |  |  |  |  |  |  |  |  |  |
Match funded liabilities (c) | 3 |  | $ | 714,246 |  |  | $ | 710,303 |  |  | $ | 998,618 |  |  | $ | 992,698 |
Financing liabilities: |  |  |  |  |  |  |  |  |
HMBS-related borrowings, at fair value (a) | 3 |  | 5,184,227 |  |  | 5,184,227 |  |  | 4,601,556 |  |  | 4,601,556 |
Financing liability - MSRs pledged, at fair value (a) | 3 |  | 620,199 |  |  | 620,199 |  |  | 508,291 |  |  | 508,291 |
Financing liability - Owed to securitization investors, at fair value (a) | 3 |  | 26,643 |  |  | 26,643 |  |  | — |  |  | — |
Other (c) | 3 |  | 72,477 |  |  | 57,984 |  |  | 85,227 |  |  | 65,202 |
Total Financing liabilities |  |  | $ | 5,903,546 |  |  | $ | 5,889,053 |  |  | $ | 5,195,074 |  |  | $ | 5,175,049 |
Other secured borrowings: |  |  |  |  |  |  |  |  |
Senior secured term loan (c) (d) | 2 |  | 230,295 |  |  | 236,866 |  |  | 290,068 |  |  | 299,741 |
Other (c) | 3 |  | 115,130 |  |  | 115,130 |  |  | 255,782 |  |  | 255,782 |
Total Other secured borrowings |  |  | 345,425 |  |  | 351,996 |  |  | 545,850 |  |  | 555,523 |
Senior notes: |  |  |  |  |  |  |  |  |
Senior unsecured notes (c) (d) | 2 |  | 3,122 |  |  | 3,090 |  |  | 3,122 |  |  | 2,872 |
Senior secured notes (c) (d) | 2 |  | 344,627 |  |  | 352,071 |  |  | 344,216 |  |  | 355,550 |
Total Senior notes |  |  | 347,749 |  |  | 355,161 |  |  | 347,338 |  |  | 358,422 |
Derivative financial instrument assets (liabilities), at fair value (a) |  |  |  |  |  |  |  |  |  |  |  |  |
Interest rate lock commitments | 2 |  | 2,816 |  |  | 2,816 |  |  | 3,283 |  |  | 3,283 |
Forward mortgage-backed securities | 1 |  | (1,873 | ) |  | (1,873 | ) |  | (545 | ) |  | (545 | )
Interest rate caps | 3 |  | 1,211 |  |  | 1,211 |  |  | 2,056 |  |  | 2,056 |
Mortgage servicing rights |  |  |  |  |  |  |  |  |
Mortgage servicing rights, at fair value (a) | 3 |  | $ | 999,282 |  |  | $ | 999,282 |  |  | $ | 671,962 |  |  | $ | 671,962 |
Mortgage servicing rights, at amortized cost (c) (e) | 3 |  | — |  |  | — |  |  | 336,882 |  |  | 418,745 |
Total Mortgage servicing rights |  |  | $ | 999,282 |  |  | $ | 999,282 |  |  | $ | 1,008,844 |  |  | $ | 1,090,707 |
(a) | Measured at fair value on a recurring basis.
(b) | Measured at fair value on a non-recurring basis.
(c) | Disclosed, but not carried, at fair value.
(d) | The carrying values are net of unamortized debt issuance costs and discount. See Note 11 – Borrowings for additional information.
(e) | Effective January 1, 2018, we elected fair value accounting for our MSRs previously accounted for using the amortization method, which included Agency MSRs and government-insured MSRs. The balance at December 31, 2017 includes the impaired government-insured stratum of amortization method MSRs, which was measured at fair value on a non-recurring basis and reported net of the valuation allowance. At December 31, 2017, the carrying value of this stratum was $158.0 million before applying the valuation allowance of $24.8 million.
The following tables present a reconciliation of the changes in fair value of Level 3 assets and liabilities that we measure at fair value on a recurring basis:
| Loans Held for Investment - Reverse Mortgages |  | HMBS-Related Borrowings |  | Loans Held for Inv. - Restricted for Securitiza- tion Investors |  | Financing Liability - Owed to Securit - ization Investors |  | Mortgage-Backed Securities |  | Financing Liability - MSRs Pledged |  | Derivatives |  | MSRs
Three months ended September 30, 2018
Beginning balance | $ | 5,143,758 |  |  | $ | (5,040,983 | ) |  | $ | — |  |  | $ | — |  |  | $ | 1,732 |  |  | $ | (672,619 | ) |  | $ | 1,657 |  |  | $ | 1,043,995 |
Purchases, issuances, sales and settlements |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Purchases | — |  |  | — |  |  | — |  |  | — |  |  | — |  |  | — |  |  | — |  |  | 2,924 |
Issuances | 223,563 |  |  | (229,169 | ) |  | — |  |  | — |  |  | — |  |  | — |  |  | — |  |  | 1,930 |
Consolidation of mortgage-backed securitization trusts | — |  |  | — |  |  | 28,373 |  |  | (26,643 | ) |  | — |  |  | — |  |  | — |  |  | — |
Sales | — |  |  | — |  |  | — |  |  | — |  |  | — |  |  | — |  |  | — |  |  | (8,119 | )
Settlements | (110,584 | ) |  | 108,790 |  |  | — |  |  | — |  |  | — |  |  | 49,620 |  |  | — |  |  | — |
Transfers (to) from: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Loans held for sale, at fair value | (253 | ) |  | — |  |  | — |  |  | — |  |  | — |  |  | — |  |  | — |  |  | — |
Other assets | (170 | ) |  | — |  |  | — |  |  | — |  |  | — |  |  | — |  |  | — |  |  | — |
Receivables, net | (20 | ) |  | — |  |  | — |  |  | — |  |  | — |  |  | — |  |  | — |  |  | — |
| 112,536 |  |  | (120,379 | ) |  | 28,373 |  |  | (26,643 | ) |  | — |  |  | 49,620 |  |  | — |  |  | (3,265 | )
Total realized and unrealized gains (losses) included in earnings |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Change in fair value | 22,893 |  |  | (22,865 | ) |  | — |  |  | — |  |  | (62 | ) |  | 2,681 |  |  | (446 | ) |  | (41,448 | )
Calls and other | — |  |  | — |  |  | — |  |  | — |  |  | — |  |  | 119 |  |  | — |  |  | — |
| 22,893 |  |  | (22,865 | ) |  | — |  |  | — |  |  | (62 | ) |  | 2,800 |  |  | (446 | ) |  | (41,448 | )
Transfers in and / or out of Level 3 | — |  |  | — |  |  | — |  |  | — |  |  | — |  |  | — |  |  | — |  |  | — |
Ending balance | $ | 5,279,187 |  |  | $ | (5,184,227 | ) |  | $ | 28,373 |  |  | $ | (26,643 | ) |  | $ | 1,670 |  |  | $ | (620,199 | ) |  | $ | 1,211 |  |  | $ | 999,282 |
| Loans Held for Investment - Reverse Mortgages |  | HMBS-Related Borrowings |  | Mortgage-Backed Securities |  | Financing Liability - MSRs Pledged |  | Derivatives |  | MSRs
Three months ended September 30, 2017
Beginning balance | $ | 4,223,776 |  |  | $ | (4,061,626 | ) |  | $ | 8,986 |  |  | $ | (441,007 | ) |  | $ | 1,937 |  |  | $ | 625,650 |
Purchases, issuances, sales and settlements |  |  |  |  |  |  |  |  |  |  |
Purchases | — |  |  | — |  |  | — |  |  | — |  |  | 655 |  |  | — |
Issuances | 263,169 |  |  | (317,277 | ) |  | — |  |  | (54,601 | ) |  | — |  |  | (715 | )
Sales | — |  |  | — |  |  | — |  |  | — |  |  | — |  |  | (311 | )
Settlements | (118,991 | ) |  | 111,677 |  |  | — |  |  | 19,770 |  |  | (403 | ) |  | — |
Transfers (to) from: |  |  |  |  |  |  |  |  |  |  |
Other assets | 88 |  |  | — |  |  | — |  |  | — |  |  | — |  |  | — |
| 144,266 |  |  | (205,600 | ) |  | — |  |  | (34,831 | ) |  | 252 |  |  | (1,026 | )
Total realized and unrealized gains (losses) included in earnings |  |  |  |  |  |  |  |  |  |  |
Change in fair value | 91,718 |  |  | (91,051 | ) |  | 341 |  |  | 27,024 |  |  | (350 | ) |  | (26,477 | )
Calls and other | — |  |  | — |  |  | — |  |  | 971 |  |  | — |  |  | — |
| 91,718 |  |  | (91,051 | ) |  | 341 |  |  | 27,995 |  |  | (350 | ) |  | (26,477 | )
Transfers in and / or out of Level 3 | — |  |  | — |  |  | — |  |  | — |  |  | — |  |  | — |
Ending balance | $ | 4,459,760 |  |  | $ | (4,358,277 | ) |  | $ | 9,327 |  |  | $ | (447,843 | ) |  | $ | 1,839 |  |  | $ | 598,147 |
| Loans Held for Investment - Reverse Mortgages |  | HMBS-Related Borrowings |  | Loans Held for Inv. - Restricted for Securitiza- tion Investors |  | Financing Liability - Owed to Securiti- zation Investors |  | Mortgage-backed Securities |  | Financing Liability - MSRs Pledged |  | Derivatives |  | MSRs
Nine months ended September 30, 2018
Beginning balance | $ | 4,715,831 |  |  | $ | (4,601,556 | ) |  | $ | — |  |  | $ | — |  |  | $ | 1,592 |  |  | $ | (508,291 | ) |  | $ | 2,056 |  |  | $ | 671,962 |
Purchases, issuances, sales and settlements |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Purchases | — |  |  | — |  |  | — |  |  | — |  |  | — |  |  | — |  |  | 95 |  |  | 8,809 |
Issuances | 711,035 |  |  | (728,745 | ) |  | — |  |  | — |  |  | — |  |  | (279,586 | ) |  | — |  |  | (445 | )
Consolidation of mortgage-backed securitization trusts | — |  |  | — |  |  | 28,373 |  |  | (26,643 | ) |  | — |  |  | — |  |  | — |  |  | — |
Sales | — |  |  | — |  |  | — |  |  | — |  |  | — |  |  | — |  |  | — |  |  | (8,274 | )
Settlements | (296,800 | ) |  | 290,338 |  |  | — |  |  | — |  |  | — |  |  | 154,129 |  |  | (371 | ) |  | — |
Transfers (to) from: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
MSRs carried at amortized cost, net of valuation allowance | — |  |  | — |  |  | — |  |  | — |  |  | — |  |  | — |  |  | — |  |  | 418,925 |
Loans held for sale, at fair value | (694 | ) |  | — |  |  | — |  |  | — |  |  | — |  |  | — |  |  | — |  |  | — |
Other assets | (307 | ) |  | — |  |  | — |  |  | — |  |  | — |  |  | — |  |  | — |  |  | — |
Receivables, net | (92 | ) |  | — |  |  | — |  |  | — |  |  | — |  |  | — |  |  | — |  |  | — |
| 413,142 |  |  | (438,407 | ) |  | 28,373 |  |  | (26,643 | ) |  | — |  |  | (125,457 | ) |  | (276 | ) |  | 419,015 |
Total realized and unrealized gains (losses) included in earnings |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Included in earnings: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Change in fair value | 150,214 |  |  | (144,264 | ) |  | — |  |  | — |  |  | 78 |  |  | 11,323 |  |  | (569 | ) |  | (91,695 | )
Calls and other | — |  |  | — |  |  | — |  |  | — |  |  | — |  |  | 2,226 |  |  | — |  |  | — |
| 150,214 |  |  | (144,264 | ) |  | — |  |  | — |  |  | 78 |  |  | 13,549 |  |  | (569 | ) |  | (91,695 | )
Transfers in and / or out of Level 3 | — |  |  | — |  |  | — |  |  | — |  |  | — |  |  | — |  |  | — |  |  | — |
Ending Balance | $ | 5,279,187 |  |  | $ | (5,184,227 | ) |  | $ | 28,373 |  |  | $ | (26,643 | ) |  | $ | 1,670 |  |  | $ | (620,199 | ) |  | $ | 1,211 |  |  | $ | 999,282 |
| Loans Held for Investment - Reverse Mortgages |  | HMBS-Related Borrowings |  | Mortgage-backed Securities |  | Financing Liability - MSRs Pledged |  | Derivatives |  | MSRs
Nine months ended September 30, 2017
Beginning balance | $ | 3,565,716 |  |  | $ | (3,433,781 | ) |  | $ | 8,342 |  |  | $ | (477,707 | ) |  | $ | 1,836 |  |  | $ | 679,256 |
Purchases, issuances, sales and settlements |  |  |  |  |  |  |  |  |  |  |  |  |
Purchases | — |  |  | — |  |  | — |  |  | — |  |  | 655 |  |  | — |
Issuances | 961,642 |  |  | (981,730 | ) |  | — |  |  | (54,601 | ) |  | — |  |  | (2,131 | )
Sales | — |  |  | — |  |  | — |  |  | — |  |  | — |  |  | (541 | )
Settlements | (311,560 | ) |  | 287,908 |  |  | — |  |  | 52,963 |  |  | (445 | ) |  | — |
Transfers (to) from: |  |  |  |  |  |  |  |  |  |  |
Other assets | (1,335 | ) |  | — |  |  | — |  |  | — |  |  | — |  |  | — |
| 648,747 |  |  | (693,822 | ) |  | — |  |  | (1,638 | ) |  | 210 |  |  | (2,672 | )
Total realized and unrealized gains (losses) included in earnings |  |  |  |  |  |  |  |  |  |  |
Change in fair value | 245,297 |  |  | (230,674 | ) |  | 985 |  |  | 27,024 |  |  | (207 | ) |  | (78,437 | )
Calls and other | — |  |  | — |  |  | — |  |  | 4,478 |  |  | — |  |  | — |
| 245,297 |  |  | (230,674 | ) |  | 985 |  |  | 31,502 |  |  | (207 | ) |  | (78,437 | )
Transfers in and / or out of Level 3 | — |  |  | — |  |  | — |  |  | — |  |  | — |  |  | — |
Ending balance | $ | 4,459,760 |  |  | $ | (4,358,277 | ) |  | $ | 9,327 |  |  | $ | (447,843 | ) |  | $ | 1,839 |  |  | $ | 598,147 |
The methodologies that we use and key assumptions that we make to estimate the fair value of financial instruments and other assets and liabilities measured at fair value on a recurring or non-recurring basis and those disclosed, but not carried, at fair value are described below. Loans Held for Sale Residential forward and reverse mortgage loans that we intend to sell are carried at fair value as a result of a fair value election. Such loans are subject to changes in fair value due to fluctuations in interest rates from the closing date through the date of the sale of the loan into the secondary market. These loans are classified within Level 2 of the valuation hierarchy because the primary component of the price is obtained from observable values of mortgage forwards for loans of similar terms and characteristics. We have the ability to access this market, and it is the market into which conventional and government-insured mortgage loans are typically sold. We repurchase certain loans from Ginnie Mae guaranteed securitizations in connection with loan modifications and loan resolution activity as part of our contractual obligations as the servicer of the loans. These loans are classified as loans held for sale at the lower of cost or fair value, in the case of modified loans, as we expect to redeliver (sell) the loans to new Ginnie Mae guaranteed securitizations. The fair value of these loans is estimated using published forward Ginnie Mae prices. Loans repurchased in connection with loan resolution activities are modified or otherwise remediated through loss mitigation activities or are reclassified to receivables. Because these loans are insured or guaranteed by the FHA or VA, the fair value of these loans represents the net recovery value taking into consideration the insured or guaranteed claim. For all other loans held for sale, which we report at the lower of cost or fair value, market illiquidity has reduced the availability of observable pricing data. When we enter into an agreement to sell a loan or pool of loans to an investor at a set price, we value the loan or loans at the commitment price. We base the fair value of loans for which we have no agreement to sell on the expected future cash flows discounted at a rate commensurate with the risk of the estimated cash flows. Loans Held for Investment Loans Held for Investment - Reverse Mortgages We measure these loans at fair value based on the expected future cash flows discounted over the expected life of the loans at a rate commensurate with the risk of the estimated cash flows. Significant assumptions include expected prepayment and delinquency rates and cumulative loss curves. The discount rate assumption for these assets is primarily based on an assessment of current market yields on newly originated reverse mortgage loans, expected duration of the asset and current market interest rates.
Significant valuation assumptions | September 30, 2018 |  | December 31, 2017
Life in years |  |  |
Range | 2.8 to 7.6 |  |  | 4.4 to 8.1 |
Weighted average | 5.8 |  |  | 6.4 |
Conditional repayment rate |  |  |
Range | 6.3% to 41.3% |  |  | 5.4% to 51.9% |
Weighted average | 14.7 | % |  | 13.1 | %
Discount rate | 3.7 | % |  | 3.2 | %
Significant increases or decreases in any of these assumptions in isolation could result in a significantly lower or higher fair value, respectively. The effects of changes in the assumptions used to value the loans held for investment are largely offset by the effects of changes in the assumptions used to value the HMBS-related borrowings that are associated with these loans. Loans Held for Investment – Restricted for securitization investors We have elected to measure loans held by consolidated mortgage-backed securitization trusts at fair value. The loans are secured by first liens on single family residential properties. Fair value is based on proprietary cash flow modeling processes for a third-party broker/dealer and a third-party valuation expert. Significant assumptions used in the valuation include projected monthly payments, projected prepayments and defaults, property liquidation values and discount rates. Mortgage Servicing Rights The significant components of the estimated future cash inflows for MSRs include servicing fees, late fees, float earnings and other ancillary fees. Significant cash outflows include the cost of servicing, the cost of financing servicing advances and compensating interest payments. Third-party valuation experts generally utilize: (a) transactions involving instruments with similar collateral and risk profiles, adjusted as necessary based on specific characteristics of the asset or liability being valued; and/or (b) industry-standard modeling, such as a discounted cash flow model, in arriving at their estimate of fair value. The prices provided by the valuation experts reflect their observations and assumptions related to market activity, including risk premiums and liquidity adjustments. The models and related assumptions used by the valuation experts are owned and managed by them and, in many cases, the significant inputs used in the valuation techniques are not reasonably available to us. However, we understand the processes and assumptions used to develop the prices based on our ongoing due diligence, which includes regular discussions with the valuation experts. We believe that the procedures executed by the valuation experts, supported by our verification and analytical procedures, provide reasonable assurance that the prices used in our unaudited consolidated financial statements comply with the accounting guidance for fair value measurements and disclosures and reflect the assumptions that a market participant would use. We evaluate the reasonableness of our third-party experts’ assumptions using historical experience adjusted for prevailing market conditions. Assumptions used in the valuation of MSRs include:
• | Mortgage prepayment speeds | • | Delinquency rates
• | Cost of servicing | • | Interest rate used for computing float earnings
• | Discount rate | • | Compensating interest expense
• | Interest rate used for computing the cost of financing servicing advances | • | Collection rate of other ancillary fees
Fair Value MSRs MSRs carried at fair value are classified within Level 3 of the valuation hierarchy. The fair value is equal to the mid-point of the range of prices provided by third-party valuation experts, without adjustment, except in the event we have a potential or completed sale, including transactions where we have executed letters of intent, in which case the fair value of the MSRs is disclosed at the estimated sale price. Fair value reflects actual Ocwen sale prices for orderly transactions where available in lieu of independent third-party valuations. Our valuation process includes discussions of bid pricing with the third-party valuation experts and presumably are contemplated along with other market-based transactions in their model validation. A change in the valuation inputs utilized by the valuation experts might result in a significantly higher or lower fair value measurement. Changes in market interest rates tend to impact the fair value for Agency MSRs via prepayment speeds by altering the borrower refinance incentive and the non-Agency MSRs via a market rate indexed cost of advance funding. Other key assumptions used in the valuation of these MSRs include delinquency rates and discount rates.
Significant valuation assumptions | September 30, 2018 |  | December 31, 2017
Agency (1) |  | Non-Agency |  | Agency |  | Non-Agency
Weighted average prepayment speed | 8.1 | % |  | 15.7 | % |  | 8.1 | % |  | 16.6 | %
Weighted average delinquency rate | 9.9 | % |  | 27.6 | % |  | 1.0 | % |  | 28.5 | %
Advance financing cost | 5-year swap |  |  | 5-yr swap plus 2.75% |  |  | 5-year swap |  |  | 5-yr swap plus 2.75% |
Interest rate for computing float earnings | 5-year swap |  |  | 5-yr swap minus 0.50% |  |  | 5-year swap |  |  | 5-yr swap minus 0.50% |
Weighted average discount rate | 9.0 | % |  | 12.7 | % |  | 9.0 | % |  | 13.0 | %
Weighted average cost to service (in dollars) | $ | 105 |  |  | $ | 301 |  |  | $ | 64 |  |  | $ | 305 |
(1) | Valuation assumptions for Agency MSRs at September 30, 2018 include assumptions for MSRs we carried at amortized cost at December 31, 2017. Effective January 1, 2018, we elected fair value accounting for our remaining MSRs that we had previously carried at amortized cost.
Amortized Cost MSRs Prior to our fair value election on January 1, 2018 for our remaining portfolio of MSRs carried at amortized cost, we estimated the fair value using a process that involved either actual sale prices obtained or the use of independent third-party valuation experts, supported by commercially available discounted cash flow models and analysis of current market data. To provide greater price transparency to investors, we disclosed actual Ocwen sale prices for orderly transactions where available in lieu of third-party valuations.
Significant valuation assumptions | December 31, 2017
Weighted average prepayment speed | 8.8 | %
Weighted average delinquency rate | 10.9 | %
Advance financing cost | 5-year swap |
Interest rate for computing float earnings | 5-year swap |
Weighted average discount rate | 9.2 | %
Weighted average cost to service (in dollars) | $ | 108 |
We performed an impairment analysis based on the difference between the carrying amount and fair value after grouping the underlying loans into the applicable strata, which we defined as conventional and government-insured. Advances We value advances at their net realizable value, which generally approximates fair value, because advances have no stated maturity, are generally realized within a relatively short period of time and do not bear interest. Receivables The carrying value of receivables generally approximates fair value because of the relatively short period of time between their origination and realization. Mortgage-Backed Securities (MBS) Our subordinate and residual securities are not actively traded, and therefore, we estimate the fair value of these securities using a process based upon the use of an independent third-party valuation expert. Where possible, we consider observable trading activity in the valuation of our securities. Key inputs include expected prepayment rates, delinquency and cumulative loss curves and discount rates commensurate with the risks. Where possible, we use observable inputs in the valuation of our securities. However, the subordinate and residual securities in which we have invested trade infrequently and therefore have few or no observable inputs and little price transparency. Additionally, during periods of market dislocation, the observability of inputs is further reduced. U.S. Treasury Notes We classify U.S. Treasury notes as trading securities and account for them at fair value on a recurring basis. We base the fair value on quoted prices in active markets to which we have access. Changes in the fair value of our investment in U.S. Treasury notes are recognized in Other, net in the unaudited consolidated statements of operations. Match Funded Liabilities For match funded liabilities that bear interest at a rate that is adjusted regularly based on a market index, the carrying value approximates fair value. For match funded liabilities that bear interest at a fixed rate, we determine fair value by discounting the future principal and interest repayments at a market rate commensurate with the risk of the estimated cash flows. We estimate principal repayments of match funded liabilities during the amortization period based on our historical advance collection rates and taking into consideration any plans to refinance the notes. Financing Liabilities HMBS-Related Borrowings We have elected to measure these borrowings at fair value. These borrowings are not actively traded, and therefore, quoted market prices are not available. We determine fair value by discounting the projected recovery of principal, interest and advances over the estimated life of the borrowing at a market rate commensurate with the risk of the estimated cash flows. Significant assumptions include prepayments, discount rate and borrower mortality rates. The discount rate assumption for these liabilities is based on an assessment of current market yields for newly issued HMBS, expected duration and current market interest rates.
Significant valuation assumptions | September 30, 2018 |  | December 31, 2017
Life in years |  |  |
Range | 2.8 to 7.6 |  |  | 4.4 to 8.1 |
Weighted average | 5.8 |  |  | 6.4 |
Conditional repayment rate |  |  |
Range | 6.3% to 41.3% |  |  | 5.4% to 51.9% |
Weighted average | 14.7 | % |  | 13.1 | %
Discount rate | 3.7 | % |  | 3.1 | %
Significant increases or decreases in any of these assumptions in isolation would result in a significantly higher or lower fair value. MSRs Pledged (Rights to MSRs) We have elected to measure these borrowings at fair value. We recognize the proceeds received in connection with Rights to MSRs transactions as a secured borrowing that we account for at fair value. Fair value for the portion of the borrowing attributable to the MSRs underlying the Rights to MSRs is determined using the mid-point of the range of prices provided by third-party valuation experts. Fair value for the portion of the borrowing attributable to any lump sum payments received in connection with the transfer of MSRs underlying such Rights to MSRs to the extent such transfer is accounted for as a financing is determined by discounting the relevant future cash flows that were altered through such transfer using assumptions consistent with the mid-point of the range of prices provided by third-party valuation experts for the related MSR. Because we have elected fair value for our portfolio of non-Agency MSRs, fair value changes in the Financing Liability - MSRs Pledged are partially offset by changes in the fair value of the related MSRs. See Note 8 — Rights to MSRs for additional information.
Significant valuation assumptions | September 30, 2018 |  | December 31, 2017
Weighted average prepayment speed | 16.1 | % |  | 17.0 | %
Weighted average delinquency rate | 28.1 | % |  | 28.9 | %
Advance financing cost | 5-yr swap plus 2.75% |  |  | 5-year swap plus 2.75% |
Interest rate for computing float earnings | 5-yr swap minus 0.50% |  |  | 5-year swap minus 0.50% |
Weighted average discount rate | 13.7 | % |  | 13.7 | %
Weighted average cost to service (in dollars) | $ | 307 |  |  | $ | 311 |
Significant increases or decreases in these assumptions in isolation would result in a significantly higher or lower fair value. Secured Notes We issued Ocwen Asset Servicing Income Series (OASIS), Series 2014-1 Notes secured by Ocwen-owned MSRs relating to Freddie Mac mortgages. We accounted for this transaction as a financing. We determine the fair value based on bid prices provided by third parties involved in the issuance and placement of the notes. Financing Liability – Owed to Securitization Investors Consists of securitization debt certificates due to third parties that represent beneficial ownership interests in mortgage-backed securitization trusts that we include in our consolidated financial statements. We determine fair value using the measurement alternative to ASC Topic 820, Fair Value Measurement as disclosed in Note 2 – Securitizations and Variable Interest Entities. In accordance with the measurement alternative, the fair value of the consolidated securitization debt certificates is measured as the fair value of the loans held by the trust less the fair value of the beneficial interests held by us in the form of residual securities. Other Secured Borrowings The carrying value of secured borrowings that bear interest at a rate that is adjusted regularly based on a market index approximates fair value. For other secured borrowings that bear interest at a fixed rate, we determine fair value by discounting the future principal and interest repayments at a market rate commensurate with the risk of the estimated cash flows. For the Senior Secured Term Loan (SSTL), we based the fair value on quoted prices in a market with limited trading activity. Senior Notes We base the fair value on quoted prices in a market with limited trading activity. Derivative Financial Instruments Interest rate lock commitments (IRLCs) represent an agreement to purchase loans from a third-party originator or an agreement to extend credit to a mortgage applicant (locked pipeline), whereby the interest rate is set prior to funding. IRLCs are classified within Level 2 of the valuation hierarchy as the primary component of the price is obtained from observable values of mortgage forwards for loans of similar terms and characteristics. Fair value amounts of IRLCs are adjusted for expected “fallout” (locked pipeline loans not expected to close) using models that consider cumulative historical fallout rates and other factors. We enter into forward MBS trades to provide an economic hedge against changes in the fair value of residential forward and reverse mortgage loans held for sale that we carry at fair value. Forward MBS trades are primarily used to fix the forward sales price that will be realized upon the sale of mortgage loans into the secondary market. Forward contracts are actively traded in the market and we obtain unadjusted market quotes for these derivatives; thus, they are classified within Level 1 of the valuation hierarchy. In addition, we may use interest rate caps to minimize future interest rate exposure on variable rate debt issued on servicing advance financing facilities from increases in one-month or three-month Eurodollar rate (1ML or 3 ML, respectively) interest rates. The fair value for interest rate caps is based on counterparty market prices and adjusted for counterparty credit risk.

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- Definition The entire disclosure for the fair value of financial instruments (as defined), including financial assets and financial liabilities (collectively, as defined), and the measurements of those instruments as well as disclosures related to the fair value of non-financial assets and liabilities. Such disclosures about the financial instruments, assets, and liabilities would include: (1) the fair value of the required items together with their carrying amounts (as appropriate); (2) for items for which it is not practicable to estimate fair value, disclosure would include: (a) information pertinent to estimating fair value (including, carrying amount, effective interest rate, and maturity, and (b) the reasons why it is not practicable to estimate fair value; (3) significant concentrations of credit risk including: (a) information about the activity, region, or economic characteristics identifying a concentration, (b) the maximum amount of loss the entity is exposed to based on the gross fair value of the related item, (c) policy for requiring collateral or other security and information as to accessing such collateral or security, and (d) the nature and brief description of such collateral or security; (4) quantitative information about market risks and how such risks are managed; (5) for items measured on both a recurring and nonrecurring basis information regarding the inputs used to develop the fair value measurement; and (6) for items presented in the financial statement for which fair value measurement is elected: (a) information necessary to understand the reasons for the election, (b) discussion of the effect of fair value changes on earnings, (c) a description of [similar groups] items for which the election is made and the relation thereof to the balance sheet, the aggregate carrying value of items included in the balance sheet that are not eligible for the election; (7) all other required (as defined) and desired information. + References Reference 1: http://www.xbrl.org/2003/role/presentationRef -Publisher FASB -Name Accounting Standards Codification -Topic 820 -URI http://asc.fasb.org/topic&trid=2155941 + Details
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