The Company capitalizes MSRs as separate assets when loans are sold and servicing is retained. MSRs may also be purchased from others. The Company carries MSRs at fair value, with changes in the fair value recorded in earnings during the period in which they occur. The Company serviced $211.8 billion of residential mortgage loans for others at December 31, 2020, and $226.0 billion at December 31, 2019, including subserviced mortgages with no corresponding MSR asset. Included in mortgage banking revenue are the MSR fair value changes arising

from market rate and

model

assumption changes, net of the value change in derivatives used to economically hedge MSRs. These changes resulted in a net gain of $18 million, a net loss of $24 million, and a net gain of $47 million for the years ended December 31, 2020, 2019 and 2018, respectively. Loan servicing and ancillary fees, not including valuation changes, included in mortgage banking revenue were $718 million, $734 million and $746 million for the years ended December 31, 2020, 2019 and 2018, respectively.

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


(Dollars in Millions)	2020			2019			2018
Balance at beginning of period	$	2,546		$	2,791		$	2,645
Rights purchased		34			20			8
Rights capitalized		1,030			559			397
Rights sold (a)		3			5			(27	)
Changes in fair value of MSRs
Due to fluctuations in market interest rates (b)		(719	)		(390	)		98
Due to revised assumptions or models (c)		(12	)		23			56
Other changes in fair value (d)		(672	)		(462	)		(386	)

Balance at end of period	$	2,210		$	2,546		$	2,791

(a)	MSRs sold include those having a negative fair value, resulting from the loans being severely delinquent.

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

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

(d)	Primarily the change in MSR value from passage of time and cash flows realized (decay), but also includes the impact of changes to expected cash flows not associated with changes in market interest rates, such as the impact of deliquencies.

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:


	2020																		2019
(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	$	(442	)	$	(271	)	$	(150	)	$	169		$	343		$	671		$	(663	)	$	(316	)	$	(153	)	$	141		$	269		$	485
Derivative instrument hedges		523			281			145			(149	)		(304	)		(625	)		613			306			152			(143	)		(279	)		(550	)
Net sensitivity	$	81		$	10		$	(5	)	$	20		$	39		$	46		$	(50	)	$	(10	)	$	(1	)	$	(2	)	$	(10	)	$	(65	)

The fair value of MSRs and their sensitivity to changes in interest rates is influenced by the mix of the servicing portfolio and characteristics of each segment of the portfolio. The Company’s servicing portfolio consists of the distinct portfolios of government-insured mortgages, conventional mortgages and Housing Finance Agency (“HFA”) mortgages. The servicing portfolios are predominantly comprised of fixed-rate agency loans

with limited

adjustable

-rate or jumbo mortgage loans. The HFA servicing portfolio is comprised of loans originated under state and local housing authority program guidelines which assist purchases by first-time or

low-

to moderate-income homebuyers through a favorable rate subsidy, down payment and/or closing cost assistance on

government

- and conventional-insured mortgages.

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


	2020												2019
(Dollars in Millions)	HFA			Government			Conventional (d)			Total			HFA			Government			Conventional (d)			Total
Servicing portfolio (a)	$	40,396		$	25,474		$	143,085		$	208,955		$	44,906		$	35,302		$	143,310		$	223,518
Fair value	$	406		$	261		$	1,543		$	2,210		$	486		$	451		$	1,609		$	2,546
Value (bps) (b)		101			102			108			106			108			128			112			114
Weighted-average servicing fees (bps)		35			40			30			32			34			39			28			31
Multiple (value/servicing fees)		2.87			2.56			3.55			3.26			3.15			3.29			4.00			3.67
Weighted-average note rate		4.43	%		3.91	%		3.78	%		3.92	%		4.65	%		3.99	%		4.07	%		4.17	%
Weighted-average age (in years)		3.8			5.6			4.2			4.3			3.7			4.9			4.8			4.6
Weighted-average expected prepayment (constant prepayment rate)		14.1	%		18.0	%		13.8	%		14.4	%		12.2	%		13.7	%		12.2	%		12.4	%
Weighted-average expected life (in years)		5.6			4.3			5.5			5.4			6.5			5.7			5.9			6.0
Weighted-average option adjusted spread (c)		7.7	%		7.3	%		6.2	%		6.6	%		8.4	%		7.9	%		6.9	%		7.3	%

(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.