Mortgage Servicing Rights (Tables)

12 Months Ended

Dec. 31, 2018

Changes in Fair Value of Capitalized MSRs

Changes in fair value of capitalized MSRs for the years ended December 31, are summarized as follows:


(Dollars in Millions)	2018			2017			2016
Balance at beginning of period	$	2,645		$	2,591		$	2,512
Rights purchased		8			13			43
Rights capitalized		397			445			524
Rights sold		(27	)		–			–
Changes in fair value of MSRs
Due to fluctuations in market interest rates^(a)		98			(23	)		(55	)
Due to revised assumptions or models^(b)		56			18			19
Other changes in fair value^(c)		(386	)		(399	)		(452	)

Balance at end of period	$	2,791		$	2,645		$	2,591

(a)

Includes changes in MSR value associated with changes in market interest rates, including estimated prepayment rates and anticipated earnings on escrow deposits.

(b)

Includes changes in MSR value not caused by changes in market interest rates, such as changes in cost to service, ancillary income and option adjusted spread, as well as the impact of any model changes.

(c)

Primarily represents changes due to realization of expected cash flows over time (decay).

Sensitivity to Changes in Interest Rates of the Fair Value of MSR Portfolio and Related Derivative Instruments

The estimated sensitivity to changes in interest rates of the fair value of the MSR portfolio and the related derivative instruments as of December 31 follows:


	2018																		2017
(Dollars in Millions)	Down 100 bps			Down 50 bps			Down 25 bps			Up 25 bps			Up 50 bps			Up 100 bps			Down 100 bps			Down 50 bps			Down 25 bps			Up 25 bps			Up 50 bps			Up 100 bps
MSR portfolio	$	(501	)	$	(223	)	$	(105	)	$	92		$	171		$	295		$	(520	)	$	(231	)	$	(109	)	$	95		$	177		$	302
Derivative instrument hedges		455			215			104			(94	)		(177	)		(321	)		453			216			105			(96	)		(184	)		(336	)
Net sensitivity	$	(46	)	$	(8	)	$	(1	)	$	(2	)	$	(6	)	$	(26	)	$	(67	)	$	(15	)	$	(4	)	$	(1	)	$	(7	)	$	(34	)

A summary of the Company’s MSRs and related characteristics by portfolio as of December 31 follows:


	2018												2017
(Dollars in Millions)	HFA			Government			Conventional^(d)			Total			HFA			Government			Conventional^(d)			Total
Servicing portfolio^(a)	$	44,384		$	35,990		$	148,910		$	229,284		$	40,737		$	36,756		$	155,353		$	232,846
Fair value	$	526		$	465		$	1,800		$	2,791		$	450		$	428		$	1,767		$	2,645
Value (bps)^(b)		119			129			121			122			110			116			114			114
Weighted-average servicing fees (bps)		34			36			27			30			35			34			27			29
Multiple (value/servicing fees)		3.45			3.63			4.52			4.11			3.17			3.38			4.24			3.86
Weighted-average note rate		4.59	%		3.97	%		4.06	%		4.15	%		4.43	%		3.92	%		4.02	%		4.08	%
Weighted-average age (in years)		3.3			4.7			4.5			4.3			3.0			4.3			4.2			4.0
Weighted-average expected prepayment (constant prepayment rate)		9.8	%		11.0	%		9.1	%		9.5	%		9.8	%		11.6	%		9.7	%		10.0	%
Weighted-average expected life (in years)		7.7			6.7			7.1			7.2			7.7			6.5			6.9			7.0
Weighted-average option adjusted spread^(c)		8.6	%		8.3	%		7.2	%		7.6	%		9.9	%		9.2	%		7.2	%		8.0	%

(a)

Represents principal balance of mortgages having corresponding MSR asset.

(b)

Calculated as fair value divided by the servicing portfolio.

(c)

Option adjusted spread is the incremental spread added to the risk-free rate to reflect optionality and other risk inherent in the MSRs.

(d)

Represents loans sold primarily to GSEs.