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Fair Value | 9 Months Ended
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Sep. 30, 2023
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. 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 measured, at fair value are as follows:
|  |  | September 30, 2023 |  | December 31, 2022
| Level |  | Carrying Value |  | Fair Value |  | Carrying Value |  | Fair Value
Financial assets |  |  |  |  |  |  |  |  |
Loans held for sale |  |  |  |  |  |  |  |  |
Loans held for sale, at fair value (a) (e) | 3, 2 |  | $ | 944.7 |  |  | $ | 944.7 |  |  | $ | 617.8 |  |  | $ | 617.8 |
Loans held for sale, at lower of cost or fair value (b) | 3 |  | 3.6 |  |  | 3.6 |  |  | 4.9 |  |  | 4.9 |
Total Loans held for sale |  |  | $ | 948.3 |  |  | $ | 948.3 |  |  | $ | 622.7 |  |  | $ | 622.7 |
Loans held for investment, at fair value |  |  |  |  |  |  |  |  |
Loans held for investment - Reverse mortgages (a) | 3 |  | $ | 7,777.6 |  |  | $ | 7,777.6 |  |  | $ | 7,504.1 |  |  | $ | 7,504.1 |
Loans held for investment - Restricted for securitization investors (a) | 3 |  | 5.9 |  |  | 5.9 |  |  | 6.7 |  |  | 6.7 |
Total Loans held for investment, at fair value |  |  | $ | 7,783.5 |  |  | $ | 7,783.5 |  |  | $ | 7,510.8 |  |  | $ | 7,510.8 |
Advances, net (c) | 3 |  | $ | 564.6 |  |  | $ | 564.6 |  |  | $ | 718.9 |  |  | $ | 718.9 |
Receivables, net (c) | 3 |  | 164.7 |  |  | 164.7 |  |  | 180.8 |  |  | 180.8 |
|  |  | September 30, 2023 |  | December 31, 2022
| Level |  | Carrying Value |  | Fair Value |  | Carrying Value |  | Fair Value
Financial liabilities |  |  |  |  |  |  |  |  |
Advance match funded liabilities (c) | 3 |  | $ | 403.0 |  |  | $ | 403.0 |  |  | $ | 513.7 |  |  | $ | 513.7 |
Financing liabilities, at fair value |  |  |  |  |  |  |  |  |
HMBS-related borrowings (a) | 3 |  | $ | 7,613.6 |  |  | $ | 7,613.6 |  |  | $ | 7,326.8 |  |  | $ | 7,326.8 |
Other financing liabilities |  |  |  |  |  |  |  |  |
Financing liability - Pledged MSR liability (a) | 3 |  | $ | 1,119.1 |  |  | $ | 1,119.1 |  |  | $ | 931.7 |  |  | $ | 931.7 |
Financing liability - Excess Servicing Spread (ESS) (a) | 3 |  | 255.4 |  |  | 255.4 |  |  | 199.0 |  |  | 199.0 |
Financing liability - Owed to securitization investors (a) | 3 |  | 5.9 |  |  | 5.9 |  |  | 6.7 |  |  | 6.7 |
Total Other financing liabilities |  |  | $ | 1,380.3 |  |  | $ | 1,380.3 |  |  | $ | 1,137.4 |  |  | $ | 1,137.4 |
Mortgage loan financing facilities (c) (d) | 3 |  | 1,034.7 |  |  | 1,038.5 |  |  | 702.7 |  |  | 702.7 |
MSR financing facilities (c) (d) | 3 |  | 901.7 |  |  | 884.0 |  |  | 953.8 |  |  | 932.1 |
Senior notes: |  |  |  |  |  |  |  |  |
PMC Senior secured notes due 2026 (c) (d) | 2 |  | $ | 356.8 |  |  | $ | 324.2 |  |  | $ | 369.4 |  |  | $ | 331.4 |
OFC Senior secured notes due 2027 (c) (d) | 3 |  | 237.2 |  |  | 227.9 |  |  | 230.2 |  |  | 223.9 |
Total Senior notes |  |  | $ | 594.1 |  |  | $ | 552.1 |  |  | $ | 599.6 |  |  | $ | 555.2 |
Derivative financial instrument assets (liabilities), net |  |  |  |  |  |  |  |  |
Interest rate lock commitments (IRLCs) (a) | 3 |  | $ | (1.1) |  |  | $ | (1.1) |  |  | $ | (0.7) |  |  | $ | (0.7) |
Forward sales of loans (a) | 1 |  | 1.3 |  |  | 1.3 |  |  | 0.5 |  |  | 0.5 |
TBA / Forward mortgage-backed securities (MBS) trades (a) | 1 |  | (9.6) |  |  | (9.6) |  |  | (0.7) |  |  | (0.7) |
Interest rate swap futures (a) | 1 |  | (10.2) |  |  | (10.2) |  |  | (13.6) |  |  | (13.6) |
TBA forward pipeline trades (a) | 1 |  | 10.6 |  |  | 10.6 |  |  | 6.6 |  |  | 6.6 |
Option contracts (a) | 1 |  | (1.4) |  |  | (1.4) |  |  | — |  |  | — |
Other (a) | 3 |  | (0.2) |  |  | (0.2) |  |  | (0.1) |  |  | (0.1) |
MSRs (a) | 3 |  | $ | 2,859.8 |  |  | $ | 2,859.8 |  |  | $ | 2,665.2 |  |  | $ | 2,665.2 |
(a)Measured at fair value on a recurring basis in our financial statements. (b)Measured at fair value on a non-recurring basis in our financial statements. (c)Disclosed, but not measured at fair value in our financial statements. (d)The carrying values are net of unamortized debt issuance costs and discount. See Note 12 – Borrowings for additional information. (e)Loans repurchased from Ginnie Mae securitizations with a fair value of $199.8 million (includes loans which were previously classified as Level 2) and $32.1 million at September 30, 2023 and December 31, 2022, respectively, are classified as Level 3. The newly originated portfolio of loans held for sale pending securitization with the Agencies is classified as Level 2. 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 - Restricted for Securitization Investors |  | Financing Liability - Owed to Securitization Investors |  | Loans Held for Sale - Fair Value |  |  |  | ESS Financing Liability |  | IRLCs |  |  |  |
Three months ended September 30, 2023
Beginning balance |  |  |  |  | $ | 6.0 |  |  | $ | (6.0) |  |  | $ | 197.4 |  |  |  |  | $ | (258.5) |  |  | $ | 1.4 |  |  |  |  |
Purchases, issuances, sales and settlements |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Purchases and other |  |  |  |  | — |  |  | — |  |  | 50.5 |  |  |  |  | — |  |  | — |  |  |  |  |
Issuances (1) |  |  |  |  | — |  |  | — |  |  | — |  |  |  |  | — |  |  | 19.6 |  |  |  |  |
Sales |  |  |  |  | — |  |  | — |  |  | (17.9) |  |  |  |  | — |  |  | — |  |  |  |  |
Settlements (2) |  |  |  |  | (0.1) |  |  | 0.1 |  |  | (14.8) |  |  |  |  | 7.6 |  |  | — |  |  |  |  |
Transfers: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Loans held for investment, at fair value |  |  |  |  | — |  |  | — |  |  | 1.5 |  |  |  |  | — |  |  | — |  |  |  |  |
Loans held for sale, at fair value (1) |  |  |  |  | — |  |  | — |  |  | — |  |  |  |  | — |  |  | (2.8) |  |  |  |  |
REO (Other assets) |  |  |  |  | — |  |  | — |  |  | (3.6) |  |  |  |  | — |  |  | — |  |  |  |  |
Receivables, net |  |  |  |  | — |  |  | — |  |  | (11.5) |  |  |  |  | — |  |  | — |  |  |  |  |
Capitalization of advances on Ginnie Mae modifications |  |  |  |  | — |  |  | — |  |  | 1.3 |  |  |  |  | — |  |  | — |  |  |  |  |
Other |  |  |  |  | — |  |  | — |  |  | 1.3 |  |  |  |  | — |  |  | — |  |  |  |  |
Net addition (disposition/derecognition) |  |  |  |  | (0.1) |  |  | 0.1 |  |  | 6.8 |  |  |  |  | 7.6 |  |  | 16.8 |  |  |  |  |
Included in earnings: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Change in fair value (1) |  |  |  |  | — |  |  | — |  |  | (4.1) |  |  |  |  | (4.6) |  |  | (19.4) |  |  |  |  |
Gain (loss) on sale of loans and other |  |  |  |  | — |  |  | — |  |  | (0.2) |  |  |  |  | — |  |  | — |  |  |  |  |
|  |  |  |  | — |  |  | — |  |  | (4.4) |  |  |  |  | (4.6) |  |  | (19.4) |  |  |  |  |
Ending balance |  |  |  |  | $ | 5.9 |  |  | $ | (5.9) |  |  | $ | 199.8 |  |  |  |  | $ | (255.4) |  |  | $ | (1.1) |  |  |  |  |
|  | Loans Held for Investment - Restricted for Securitization Investors |  | Financing Liability - Owed to Securitization Investors |  | Loans Held for Sale - Fair Value |  |  |  |  |  | ESS Financing Liability |  | IRLCs |  |  |  |
Three months ended September 30, 2022
Beginning balance |  | $ | 7.3 |  |  | $ | (7.3) |  |  | $ | 41.4 |  |  |  |  |  |  | $ | — |  |  | $ | 5.7 |  |  |  |  |
Purchases, issuances, sales and settlements |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Purchases and other |  | — |  |  | — |  |  | 9.5 |  |  |  |  |  |  | — |  |  | — |  |  |  |  |
Issuances (1) |  | — |  |  | — |  |  | — |  |  |  |  |  |  | (36.2) |  |  | 50.9 |  |  |  |  |
Sales |  | — |  |  | — |  |  | (16.6) |  |  |  |  |  |  | — |  |  | — |  |  |  |  |
Settlements |  | (0.5) |  |  | 0.5 |  |  | — |  |  |  |  |  |  | 0.6 |  |  | — |  |  |  |  |
Transfers: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Loans held for sale, at fair value (1) |  | — |  |  | — |  |  | — |  |  |  |  |  |  | — |  |  | 17.6 |  |  |  |  |
Receivables, net |  | — |  |  | — |  |  | (1.6) |  |  |  |  |  |  | — |  |  | — |  |  |  |  |
Net addition (disposition/derecognition) |  | (0.5) |  |  | 0.5 |  |  | (8.7) |  |  |  |  |  |  | (35.6) |  |  | 68.6 |  |  |  |  |
Change in fair value included in earnings (1) |  | — |  |  | — |  |  | (2.2) |  |  |  |  |  |  | (0.7) |  |  | (86.5) |  |  |  |  |
Ending balance |  | $ | 6.8 |  |  | $ | (6.8) |  |  | $ | 30.5 |  |  |  |  |  |  | $ | (36.3) |  |  | $ | (12.2) |  |  |  |  |
|  |  |  |  | Loans Held for Investment - Restricted for Securitization Investors |  | Financing Liability - Owed to Securitization Investors |  | Loans Held for Sale - Fair Value |  |  |  | ESS Financing Liability |  | IRLCs |  |  |  |
Nine Months Ended September 30, 2023
Beginning balance |  |  |  |  | $ | 6.7 |  |  | $ | (6.7) |  |  | $ | 32.1 |  |  |  |  | $ | (199.0) |  |  | $ | (0.7) |  |  |  |  |
Purchases, issuances, sales and settlements |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Purchases and other |  |  |  |  | — |  |  | — |  |  | 303.3 |  |  |  |  | — |  |  | — |  |  |  |  |
Issuances (1) |  |  |  |  | — |  |  | — |  |  | — |  |  |  |  | (68.7) |  |  | 39.4 |  |  |  |  |
Sales |  |  |  |  | — |  |  | — |  |  | (76.6) |  |  |  |  | — |  |  | — |  |  |  |  |
Settlements (2) |  |  |  |  | (0.8) |  |  | 0.8 |  |  | (40.6) |  |  |  |  | 22.5 |  |  | — |  |  |  |  |
Transfers: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Loans held for investment, at fair value |  |  |  |  | — |  |  | — |  |  | 3.0 |  |  |  |  | — |  |  | — |  |  |  |  |
Loans held for sale, at fair value (1) |  |  |  |  | — |  |  | — |  |  | — |  |  |  |  | — |  |  | (16.3) |  |  |  |  |
REO (Other assets) |  |  |  |  | — |  |  | — |  |  | (10.6) |  |  |  |  | — |  |  | — |  |  |  |  |
Receivables, net |  |  |  |  | — |  |  | — |  |  | (27.5) |  |  |  |  | — |  |  | — |  |  |  |  |
Capitalization of advances on Ginnie Mae modifications |  |  |  |  | — |  |  | — |  |  | 3.0 |  |  |  |  | — |  |  | — |  |  |  |  |
Other |  |  |  |  | — |  |  | — |  |  | 4.1 |  |  |  |  | — |  |  | — |  |  |  |  |
Net addition (disposition/derecognition) |  |  |  |  | (0.8) |  |  | 0.8 |  |  | 158.1 |  |  |  |  | (46.2) |  |  | 23.0 |  |  |  |  |
Included in earnings: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Change in fair value (1) |  |  |  |  | — |  |  | — |  |  | 7.0 |  |  |  |  | (10.2) |  |  | (23.5) |  |  |  |  |
Gain (loss) on sale of loans and other |  |  |  |  | — |  |  | — |  |  | 2.6 |  |  |  |  | — |  |  | — |  |  |  |  |
|  |  |  |  | — |  |  | — |  |  | 9.7 |  |  |  |  | (10.2) |  |  | (23.5) |  |  |  |  |
Ending balance |  |  |  |  | $ | 5.9 |  |  | $ | (5.9) |  |  | $ | 199.8 |  |  |  |  | $ | (255.4) |  |  | $ | (1.1) |  |  |  |  |
|  | Loans Held for Investment - Restricted for Securitization Investors |  | Financing Liability - Owed to Securitization Investors |  | Loans Held for Sale - Fair Value |  |  |  | ESS Financing Liability |  |  |  | IRLCs |  |
Nine Months Ended September 30, 2022
Beginning balance |  | $ | 7.9 |  |  | $ | (7.9) |  |  | $ | 220.9 |  |  |  |  | $ | — |  |  |  |  | $ | 18.1 |  |  |
Purchases, issuances, sales and settlements |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Purchases and other |  | — |  |  | — |  |  | 127.7 |  |  |  |  | — |  |  |  |  | — |  |  |
Issuances (1) |  | — |  |  | — |  |  | — |  |  |  |  | (36.2) |  |  |  |  | 212.8 |  |  |
Sales |  | — |  |  | — |  |  | (308.2) |  |  |  |  | — |  |  |  |  | — |  |  |
Settlements |  | (1.1) |  |  | 1.1 |  |  | — |  |  |  |  | 0.6 |  |  |  |  | — |  |  |
Transfers: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Loans held for sale, at fair value (1) |  | — |  |  | — |  |  | — |  |  |  |  | — |  |  |  |  | (36.2) |  |  |
Receivables, net |  | — |  |  | — |  |  | (3.4) |  |  |  |  | — |  |  |  |  | — |  |  |
Net addition (disposition/derecognition) |  | (1.1) |  |  | 1.1 |  |  | (183.8) |  |  |  |  | (35.6) |  |  |  |  | 176.5 |  |  |
Change in fair value included in earnings (1) |  | — |  |  | — |  |  | (6.6) |  |  |  |  | (0.7) |  |  |  |  | (206.8) |  |  |
Ending balance |  | $ | 6.8 |  |  | $ | (6.8) |  |  | $ | 30.5 |  |  |  |  | $ | (36.3) |  |  |  |  | $ | (12.2) |  |  |
(1)IRLC activity (issuances and transfers) represent changes in fair value included in earnings. This activity is presented on a gross basis in the table for disclosure purposes. Total net change in fair value included in earnings attributed to IRLCs is a gain (loss) of $(2.6) million and $(0.4) million for the three and nine months ended September 30, 2023, respectively, and $(17.9) million and $(30.3) million for the three and nine months ended September 30, 2022, respectively. See Note 14 – Derivative Financial Instruments and Hedging Activities (2)Settlements related to the ESS financing liability are recorded in earnings as MSR valuation adjustments, net. See Note 7 – Mortgage Servicing A reconciliation from the beginning balances to the ending balances of Loans Held for Investment and HMBS-related borrowings, MSRs and Pledged MSR liabilities that we measure at fair value on a recurring basis is disclosed in Note 5 - Reverse Mortgages, Note 7 – Mortgage Servicing and Note 8 — Other Financing Liabilities, at Fair Value, respectively. The significant unobservable assumptions that we make to estimate the fair value of certain assets and liabilities classified as Level 3 and measured at fair value on a recurring basis are provided below. Loans Held for Sale The fair value of loans we purchased from Ginnie Mae guaranteed securitizations is estimated using both observable and unobservable inputs, including published forward and reverse Ginnie Mae prices or existing sale contracts, as well as estimated default, prepayment, and discount rates. The significant unobservable input in estimating fair value is the estimated default rate. Accordingly, these repurchased Ginnie Mae loans are classified as Level 3 within the valuation hierarchy. Loans Held for Investment - Reverse Mortgages Reverse mortgage loans held for investment are carried at fair value and classified as Level 3 within the valuation hierarchy. Significant unobservable assumptions include conditional prepayment rate and discount rate. The conditional prepayment rate assumption displayed in the table below is inclusive of voluntary (repayment or payoff) and involuntary (inactive/delinquent status and default) prepayments. The discount rate assumption is primarily based on an assessment of current market yields on reverse mortgage loan and tail securitizations, expected duration of the asset and current market interest rates.
Significant unobservable assumptions | September 30, 2023 |  | December 31, 2022
Life in years |  |  |
Range | 0.8 to 7.5 |  | 1.0 to 7.6
Weighted average | 4.9 |  | 5.0 |
Conditional prepayment rate, including voluntary and involuntary prepayments |  |  |
Range | 12.1% to 40.7% |  | 13.2% to 45.0%
Weighted average | 18.3 | % |  | 18.0 | %
Discount rate | 5.7 | % |  | 5.1 | %
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 securitized loans held for investment, excluding future draw commitments, are partially offset by the effects of changes in the assumptions used to value the HMBS-related borrowings that are associated with these loans. MSRs MSRs are carried at fair value and classified within Level 3 of the valuation hierarchy. The fair value is equal to the fair value mark provided by the 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 recorded at the estimated sale price. We engage third-party valuation experts who 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 and prepayment 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, generally the bulk market, incorporating available industry survey results and client feedback, and including risk premiums and liquidity adjustments. While interest rates are a key value driver, MSR fair value may change for other market-driven factors, including but not limited to the supply and demand of the market or the required yield or perceived value by investors of such MSRs. While the models and related assumptions used by the valuation experts are proprietary to them, we understand the methodologies 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 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 and benchmarks of assumptions and value estimates. A change in the valuation inputs or assumptions may result in a significantly higher or lower fair value measurement. Changes in market interest rates predominantly impact the fair value of Agency MSRs via prepayment speeds by altering the borrower refinance incentive and the non-Agency MSRs due to the impact on advance funding costs. In addition, changes in market interest rates impact float income. The significant unobservable assumptions used in the valuation of these MSRs include prepayment speeds, delinquency rates, cost to service and discount rates.
Significant unobservable assumptions | September 30, 2023 |  | December 31, 2022
Agency |  | Non-Agency |  | Agency |  | Non-Agency
Weighted average prepayment speed | 6.7 | % |  | 7.8 | % |  | 6.9 | % |  | 7.9 | %
Weighted average lifetime delinquency rate | 1.2 | % |  | 10.4 | % |  | 1.4 | % |  | 10.1 | %
Weighted average discount rate | 9.7 | % |  | 10.6 | % |  | 9.6 | % |  | 10.6 | %
Weighted average cost to service (in dollars) | $ | 71 |  |  | $ | 201 |  |  | $ | 72 |  |  | $ | 201 |
Because the mortgages underlying these MSRs permit the borrowers to prepay the loans, the value of the MSRs generally tends to diminish in periods of declining interest rates, an improving housing market or expanded product availability (as prepayments increase) and increase in periods of rising interest rates, a deteriorating housing market or reduced product availability (as prepayments decrease). The following table summarizes the estimated change in the value of the MSRs as of September 30, 2023 given hypothetical increases in lifetime prepayments and yield assumptions:
Adverse change in fair value | 10% |  | 20%
Change in weighted average prepayment speeds (in percentage points) | 0.8 |  |  | 1.5 |
Change in fair value due to change in weighted average prepayment speeds | $ | (62.2) |  |  | $ | (121.8) |
Change in weighted average discount rate (in percentage points) | 1.0 |  |  | 2.0 |
Change in fair value due to change in weighted average discount rate | $ | (77.7) |  |  | $ | (149.1) |
Financing Liabilities HMBS-Related Borrowings HMBS-related borrowings are carried at fair value and classified as Level 3 within the valuation hierarchy. These borrowings are not actively traded, and therefore, quoted market prices are not available. We determine fair value using a discounted cash flow approach, by discounting the projected recovery of principal and interest over the estimated life of the borrowing at a market rate commensurate with the risk of the estimated cash flows. We engage third-party valuation experts to support our valuation and provide observations and assumptions related to market activities. The fair value is equal to the fair value mark provided by a third-party valuation expert. We evaluate the reasonableness of our fair value estimate and assumptions using historical experience, or cash flow backtesting, adjusted for prevailing market conditions and benchmarks of assumptions and value estimates. Significant unobservable assumptions include yield spread and discount rate. The yield spread and discount rate assumption for these liabilities are primarily based on an assessment of current market yields for newly issued HMBS, expected duration and current market interest rates.
Significant unobservable assumptions | September 30, 2023 |  | December 31, 2022
Life in years |  |  |
Range | 0.8 to 7.5 |  | 1.0 to 7.6
Weighted average | 4.9 |  | 5.0 |
Conditional prepayment rate |  |  |
Range | 12.1% to 40.7% |  | 13.2% to 45.0%
Weighted average | 18.3 | % |  | 18.0 | %
Discount rate | 5.6 | % |  | 5.0 | %
Significant increases or decreases in any of these assumptions in isolation could result in a significantly higher or lower fair value, respectively. The effects of changes in the assumptions used to value the HMBS-related borrowings are partially offset by the effects of changes in the assumptions used to value the associated pledged loans held for investment, excluding future draw commitments. Pledged MSR Liabilities Pledged MSR liabilities are carried at fair value and classified as Level 3 within the valuation hierarchy. We determine the fair value of the pledged MSR liability consistent with the prices provided by third-party valuation experts for the related MSR, considering contractually retained cash flows and expected life of subservicing agreements, when applicable.
Significant unobservable assumptions | September 30, 2023 |  | December 31, 2022
Weighted average prepayment speed | 7.0 | % |  | 7.6 | %
Weighted average delinquency rate | 6.1 | % |  | 7.1 | %
Weighted average subservicing life (in years) | 4.5 |  | 5.6
Weighted average discount rate | 10.1 | % |  | 10.2 | %
Weighted average cost to service (in dollars) | $ | 163 |  |  | $ | 174 |
Significant increases or decreases in these assumptions in isolation would result in a significantly higher or lower fair value. ESS Financing Liability The Excess Servicing Spread (ESS) financing liability consists of the obligation to remit to a third party a specified percentage of future servicing fee collections on reference pools of mortgage loans, which we are entitled to as owner of the related MSRs. We have elected to carry the ESS financing liability at fair value and have classified it as Level 3 within the valuation hierarchy. The fair value represents the net present value of the expected servicing spread cash flows, consistent with the valuation model and behavioral projections of the underlying MSR, as applicable. The fair value of the ESS financing liability is determined using a third-party valuation expert. The significant unobservable assumptions used in the valuation of the ESS financing liability include prepayment speeds, delinquency rates, and discount rates. The discount rate is initially determined based on the expected cash flows and the proceeds from each issuance, and is subsequently updated, at each issuance level, based on the change in discount rate of the underlying MSR or other factors, as provided by third-party valuation expert. At September 30, 2023 and December 31, 2022, the weighted average discount rate of the ESS financing liability was 9.5% and 7.6%, respectively. Refer to MSRs above for a description of other significant unobservable assumptions. Also see Note 8 — Other Financing Liabilities, at Fair Value. Derivative Financial Instruments IRLCs are classified as Level 3 assets as fallout rates were determined to be significant unobservable assumptions.

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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/disclosureRef -Publisher FASB -Name Accounting Standards Codification -Topic 820 -SubTopic 10 -Section 50 -Paragraph 2 -URI https://asc.fasb.org/extlink&oid=126976982&loc=d3e19207-110258 + Details
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