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LOANS AND ALLOWANCE FOR PROBABLE LOAN LOSSES
12 Months Ended
Dec. 31, 2015
Receivables [Abstract]  
LOANS AND ALLOWANCE FOR PROBABLE LOAN LOSSES
LOANS AND ALLOWANCE FOR PROBABLE LOAN LOSSES
Loans in the accompanying consolidated balance sheets are classified as follows (in thousands):
 
 
December 31, 2015
 
December 31, 2014
Real Estate Loans:
 
 
 
 
Construction
 
$
438,247

 
$
267,830

1-4 Family Residential
 
655,410

 
690,895

Commercial
 
635,210

 
468,171

Commercial Loans
 
242,527

 
226,460

Municipal Loans
 
288,115

 
257,492

Loans to Individuals
 
172,244

 
270,285

Total Loans (1)
 
2,431,753

 
2,181,133

Less: Allowance for Loan Losses
 
19,736

 
13,292

Net Loans
 
$
2,412,017

 
$
2,167,841


(1) Includes approximately $581.1 million and $763.3 million as of December 31, 2015 and 2014, respectively, of loans acquired with the Omni acquisition on December 17, 2014. These loans were measured at fair value at the acquisition date with no carryover of allowance for loan loss. The allowance for loan loss recorded on acquired loans for the year ended December 31, 2015 totaled $629,000.
Loans to Affiliated Parties
In the normal course of business, we make loans to certain of our own executive officers and directors and their related interests.  As of December 31, 2015, 2014 and 2013, these loans totaled $8.1 million, $7.1 million and $5.5 million, respectively.  These loans represented 1.8%, 1.7%, and 2.1% of shareholders' equity as of December 31, 2015, 2014 and 2013, respectively. 
Real Estate Construction Loans
Our construction loans are collateralized by property located primarily in the market areas we serve. A majority of our construction loans will be owner-occupied upon completion. Construction loans for speculative projects are financed, but these typically have secondary sources of repayment and collateral. Our construction loans have both adjustable and fixed interest rates during the construction period. Construction loans to individuals are typically priced and made with the intention of granting the permanent loan on the property. Speculative and commercial construction loans are subject to underwriting standards similar to that of the commercial portfolio.  Owner occupied 1-4 family residential construction loans are subject to the underwriting standards of the permanent loan.
Real Estate 1-4 Family Residential Loans
Residential loan originations are generated by our loan officers, in-house origination staff, marketing efforts, present customers, walk-in customers and referrals from real estate agents and builders.  We focus our residential lending efforts primarily on the origination of loans secured by first mortgages on owner-occupied, 1-4 family residences.  Substantially all of our 1-4 family residential loan originations are secured by properties located in or near our market areas.  
Our 1-4 family residential loans generally have maturities ranging from five to 30 years.  These loans are typically fully amortizing with monthly payments sufficient to repay the total amount of the loan.  Our 1-4 family residential loans are made at both fixed and adjustable interest rates.
Underwriting for 1-4 family residential loans includes debt-to-income analysis, credit history analysis, appraised value and down payment considerations. Changes in the market value of real estate can affect the potential losses in the portfolio.
Commercial Real Estate Loans
Commercial real estate consists of $583.4 million of commercial real estate loans, $46.8 million of loans secured by multi-family properties and $5.0 million of loans secured by farm land. Commercial real estate loans primarily include loans collateralized by commercial office buildings, retail, medical facilities and offices, warehouse facilities, hotels and churches. In determining whether to originate commercial real estate loans, we generally consider such factors as the financial condition of the borrower and the debt service coverage of the property. Commercial real estate loans are made at both fixed and adjustable interest rates for terms generally up to 20 years.
Commercial Loans

Our commercial loans are diversified loan types including short-term working capital loans for inventory and accounts receivable and short- and medium-term loans for equipment or other business capital expansion.  Management does not consider there to be a concentration of risk in any one industry type, other than the medical industry.  Loans to borrowers in the medical industry include all loan types listed above for commercial loans.  Collateral for these loans varies depending on the type of loan and financial strength of the borrower.  The primary source of repayment for loans in the medical community is cash flow from continuing operations.
In our commercial loan underwriting, we assess the creditworthiness, ability to repay, and the value and liquidity of the collateral being offered.  Terms of commercial loans are generally commensurate with the useful life of the collateral offered.
Municipal Loans
We have a specific lending department that makes loans to municipalities and school districts primarily throughout the state of Texas. Municipal loans outside the state of Texas have been limited to adjoining states.  The majority of the loans to municipalities and school districts have tax or revenue pledges and in some cases are additionally supported by collateral.  Municipal loans made without a direct pledge of taxes or revenues are usually made based on some type of collateral that represents an essential service.
Loans to Individuals
Substantially all originations of our loans to individuals are made to consumers in our market areas.  The majority of loans to individuals are collateralized by titled equipment, which are primarily automobiles. Loan terms vary according to the type and value of collateral, length of contract and creditworthiness of the borrower.  The underwriting standards we employ for consumer loans include an application, a determination of the applicant's payment history on other debts, with the greatest weight being given to payment history with us, and an assessment of the borrower's ability to meet existing obligations and payments on the proposed loan.  Although creditworthiness of the applicant is a primary consideration, the underwriting process also includes a comparison of the value of the collateral, if any, in relation to the proposed loan amount. Most of our loans to individuals are collateralized, which management believes should assist in limiting our exposure.
During the fourth quarter of 2014, we closed on the sale of all of our subprime automobile loans purchased through SFG, as well as the repossessed assets held by SFG.  As a result, the carrying amount of SFG loans totaling $70.3 million were sold and were therefore not included in our loan portfolio as of December 31, 2014. There were no subsequent loan pool purchases through SFG from December 2014 until the time it was dissolved in April 2015.
Allowance for Loan Losses
The allowance for loan losses is based on the most current review of the loan portfolio and is a result of multiple processes.  First, the bank utilizes historical data to establish general reserve amounts for each class of loans. The historical charge off figure is further adjusted through qualitative factors that include general trends in past dues, nonaccruals and classified loans to more effectively and promptly react to both positive and negative movements. Second, our lenders have the primary responsibility for identifying problem loans based on customer financial stress and underlying collateral.  These recommendations are reviewed by senior loan administration, the special assets department, and the loan review department.  Third, the loan review department independently reviews the portfolio on an annual basis.  The loan review department follows a board-approved annual loan review scope.  The loan review scope encompasses a number of considerations including the size of the loan, the type of credit extended, the seasoning of the loan and the performance of the loan.  The loan review scope, as it relates to size, focuses more on larger dollar loan relationships, typically, for example, aggregate debt of $500,000 or greater.  The loan review officer also reviews specific reserves compared to general reserves to determine trends in comparative reserves as well as losses not reserved for prior to charge-off to determine the effectiveness of the specific reserve process.
At each review, a subjective analysis methodology is used to grade the respective loan.  Categories of grading vary in severity from loans that do not appear to have a significant probability of loss at the time of review to loans that indicate a probability that the entire balance of the loan will be uncollectible.  If full collection of the loan balance appears unlikely at the time of review, estimates of future expected cash flows or appraisals of the collateral securing the debt are used to determine the necessary allowances.  The internal loan review department maintains a list of all loans or loan relationships that are graded as having more than the normal degree of risk associated with them. In addition, a list of specifically reserved loans or loan relationships of $150,000 or more is updated on a quarterly basis in order to properly determine necessary allowances and keep management informed on the status of attempts to correct the deficiencies noted with respect to the loan.

We calculate historical loss ratios for pools of similar loans with similar characteristics based on the proportion of actual charge-offs experienced to the total population of loans in the pool. The historical gross loss ratios are updated based on actual charge-off experience quarterly and adjusted for qualitative factors. Our pools of similar loans include consumer loans and loans secured by 1-4 residential family loans.

Prior to September 30, 2014, SFG loans included in loans to individuals that experienced past due status or extension of maturity characteristics were reserved for at higher levels based on the circumstances associated with each specific loan.  In general, the reserves for SFG were calculated based on the past due status of the loan.  For reserve purposes, the portfolio was segregated by past due status and by the remaining term variance from the original contract.  During repayment, loans that paid late took longer to repay than the original contract.  Additionally, some loans may have been granted extensions for extenuating payment circumstances and evaluated for troubled debt classification.  The remaining term extensions increased the risk of collateral deterioration and, accordingly, reserves were increased to recognize this risk.
Industry and our own experience indicates that a portion of our loans will become delinquent and a portion of the loans will require partial or full charge-off.  Regardless of the underwriting criteria utilized, losses may be experienced as a result of various factors beyond our control, including, among other things, changes in market conditions affecting the value of properties used as collateral for loans and problems affecting the credit of the borrower and the ability of the borrower to make payments on the loan.  Our determination of the appropriateness of the allowance for loan losses is based on various considerations, including an analysis of the risk characteristics of various classifications of loans, previous loan loss experience, specific loans which would have loan loss potential, delinquency trends, estimated fair value of the underlying collateral, current economic conditions, and geographic and industry loan concentration.

Credit Quality Indicators
We categorize loans into risk categories on an ongoing basis based on relevant information about the ability of borrowers to service their debt such as:  current financial information, historical payment experience, credit documentation, public information, and current economic trends, among other factors.  We use the following definitions for risk ratings:
Pass (Rating 1 – 4) – This rating is assigned to all satisfactory loans.  This category, by definition, consists of acceptable credit.  Credit and collateral exceptions should not be present, although their presence would not necessarily prohibit a loan from being rated Pass, if deficiencies are in process of correction.  These loans are not included in the Watch List.
Pass Watch (Rating 5) – These loans require some degree of special treatment, but not due to credit quality.  This category does not include loans specially mentioned or adversely classified; however, particular attention must be accorded such credits due to characteristics such as:
A lack of, or abnormally extended payment program;
A heavy degree of concentration of collateral without sufficient margin;
A vulnerability to competition through lesser or extensive financial leverage; and
A dependence on a single or few customers or sources of supply and materials without suitable substitutes or alternatives.

Special Mention (Rating 6) – A Special Mention asset has potential weaknesses that deserve management’s close attention.  If left uncorrected, these potential weaknesses may result in deterioration of the repayment prospects for the asset or in the institution’s credit position at some future date.  Special Mention assets are not adversely classified and do not expose an institution to sufficient risk to warrant adverse classification.
Substandard (Rating 7) – Substandard loans are inadequately protected by the current sound worth and paying capacity of the obligor or of the collateral pledged, if any.  Loans so classified must have a well-defined weakness or weaknesses that jeopardize the liquidation of the debt.  They are characterized by the distinct possibility that the Bank will sustain some loss if the deficiencies are not corrected.
Doubtful (Rating 8) – Loans classified as Doubtful have all the weaknesses inherent in those classified Substandard with the added characteristic that the weaknesses make collection or liquidation, in full, on the basis of currently known facts, conditions and values, highly questionable and improbable.



All accruing loans are reserved for as a group of similar type credits and included in the general portion of the allowance for loan losses. Loans to individuals and 1-4 family residential loans, including loans not accruing, are collectively evaluated and included in the general portion of the allowance for loan losses. All loans considered troubled debt restructurings (“TDR”) are evaluated individually for further impairment.
The general portion of the loan loss allowance is reflective of historical charge-off levels for similar loans adjusted for changes in current conditions and other relevant factors.  These factors are likely to cause estimated losses to differ from historical loss experience and include:
Changes in lending policies or procedures, including underwriting, collection, charge-off, and recovery procedures;
Changes in local, regional and national economic and business conditions, including entry into new markets;
Changes in the volume or type of credit extended;
Changes in the experience, ability, and depth of lending management;
Changes in the volume and severity of past due, nonaccrual, restructured, or classified loans;
Changes in charge-off trends;
Changes in loan review or Board oversight;
Changes in the level of concentrations of credit; and
Changes in external factors, such as competition and legal and regulatory requirements.
These factors are also considered for the Omni purchased portfolio specifically in regards to changes in past due, nonaccrual and charge-off trends.

The following tables detail activity in the allowance for loan losses by portfolio segment for the periods presented (in thousands):
 
 
Year Ended December 31, 2015
 
 
Real Estate
 
 
 
 
 
 
 
 
 
 
Construction
 
1-4 Family
Residential
 
Commercial
 
Commercial
Loans
 
Municipal
Loans
 
Loans to
Individuals
 
Total
Balance at beginning of period (2)
 
$
2,456

 
$
2,822

 
$
3,025

 
$
3,279

 
$
716

 
$
994

 
$
13,292

Provision (reversal) for loan losses
 
1,711

 
(284
)
 
1,467

 
3,500

 
258

 
1,691

 
8,343

Loans charged off
 
(24
)
 
(58
)
 

 
(336
)
 
(249
)
 
(3,688
)
 
(4,355
)
Recoveries of loans charged off
 
207

 
115

 
85

 
153

 

 
1,896

 
2,456

Balance at end of period
 
$
4,350

 
$
2,595

 
$
4,577

 
$
6,596

 
$
725

 
$
893

 
$
19,736


 
 
Year Ended December 31, 2014
 
 
Real Estate
 
 
 
 
 
 
 
 
 
 
Construction
 
1-4 Family Residential
 
Commercial
 
Commercial Loans
 
Municipal Loans
 
Loans to
Individuals (1)
 
Total
Balance at beginning of period
 
$
2,142

 
$
3,277

 
$
2,572

 
$
1,970

 
$
668

 
$
8,248

 
$
18,877

Provision (reversal) for loan losses
 
172

 
(514
)
 
445

 
1,204

 
48

 
13,583

 
14,938

Loans charged off
 
(14
)
 
(22
)
 

 
(66
)
 

 
(22,461
)
 
(22,563
)
Recoveries of loans charged off
 
156

 
81

 
8

 
171

 

 
1,624

 
2,040

Balance at end of period (2)
 
$
2,456

 
$
2,822

 
$
3,025

 
$
3,279

 
$
716

 
$
994

 
$
13,292

(1) Of the $22.5 million in charge-offs recorded in the Loans to Individuals category for the year ended December 31, 2014, approximately $7.1 million relate to the write-down of SFG loans to fair value in connection with the sale of the subprime automobile loans that was completed in the fourth quarter 2014.
(2) Loans acquired with the Omni acquisition were measured at fair value on December 17, 2014 with no carryover of allowance for loan loss.
 
 
Year Ended December 31, 2013
 
 
Real Estate
 
 
 
 
 
 
 
 
 
 
 
 
Construction
 
1-4 Family Residential
 
Commercial
 
Commercial Loans
 
Municipal Loans
 
Loans to Individuals
 
Other
 
Total
Balance at beginning of period
 
$
2,355

 
$
3,545

 
$
2,290

 
$
3,158

 
$
633

 
$
7,373

 
$
1,231

 
$
20,585

Provision (reversal) for loan losses
 
(290
)
 
(40
)
 
10

 
(909
)
 
35

 
10,073

 

 
8,879

Distribution of other allowance
 

 

 

 

 

 
1,231

 
(1,231
)
 

Loans charged off
 

 
(319
)
 
(67
)
 
(512
)
 

 
(12,676
)
 

 
(13,574
)
Recoveries of loans charged off
 
77

 
91

 
339

 
233

 

 
2,247

 

 
2,987

Balance at end of period
 
$
2,142

 
$
3,277

 
$
2,572

 
$
1,970

 
$
668

 
$
8,248

 
$

 
$
18,877



The following tables present the balance in the allowance for loan losses by portfolio segment based on impairment method (in thousands):
 
 
As of December 31, 2015
 
 
Real Estate
 
 
 
 
 
 
 
 
 
 
Construction
 
1-4 Family
Residential
 
Commercial
 
Commercial
Loans
 
Municipal
Loans
 
Loans to
Individuals
 
Total
Ending balance – individually evaluated for impairment (1)
 
$
12

 
$
25

 
$
137

 
$
4,599

 
$
13

 
$
105

 
$
4,891

Ending balance – collectively evaluated for impairment
 
4,338

 
2,570

 
4,440

 
1,997

 
712

 
788

 
14,845

Balance at end of period
 
$
4,350

 
$
2,595

 
$
4,577

 
$
6,596

 
$
725

 
$
893

 
$
19,736

 
 
 
As of December 31, 2014
 
 
Real Estate
 
 
 
 
 
 
 
 
 
 
Construction
 
1-4 Family
Residential
 
Commercial
 
Commercial
Loans
 
Municipal
Loans
 
Loans to
Individuals
 
Total
Ending balance – individually evaluated for impairment (1)
 
$
43

 
$
102

 
$
26

 
$
242

 
$
14

 
$
103

 
$
530

Ending balance – collectively evaluated for impairment
 
2,413

 
2,720

 
2,999

 
3,037

 
702

 
891

 
12,762

Balance at end of period
 
$
2,456

 
$
2,822

 
$
3,025

 
$
3,279

 
$
716

 
$
994

 
$
13,292



(1) Purchase credit impaired (“PCI”) loans were measured at fair value at acquisition and did not have any associated allowance for loan losses as of December 31, 2014. As of December 31, 2015, there was approximately $629,000 of allowance for loan losses associated with PCI loans.
The following tables present the recorded investment in loans by portfolio segment based on impairment method (in thousands):

 
 
December 31, 2015
 
 
Real Estate
 
 
 
 
 
 
 
 
 
 
 
Construction

 
1-4 Family Residential
 
Commercial
 
Commercial Loans
 
Municipal Loans
 
 Individuals
 
 
Total

Loans individually evaluated for impairment
 
$
508

 
$
1,751

 
$
3,757

 
$
14,250

 
$
637

 
$
258

 
$
21,161

Loans collectively evaluated for impairment
 
437,518

 
646,590

 
628,405

 
220,199

 
287,478

 
171,782

 
2,391,972

Purchased credit impaired loans
 
221

 
7,069

 
3,048

 
8,078

 

 
204

 
18,620

Total ending loans balance
 
$
438,247

 
$
655,410

 
$
635,210

 
$
242,527

 
$
288,115

 
$
172,244

 
$
2,431,753




 
 
December 31, 2014
 
 
Real Estate
 
 
 
 
 
 
 
 
 
 
Construction
 
1-4 Family Residential
 
Commercial
 
Commercial Loans
 
Municipal Loans
 
Loans to Individuals
 
Total
Loans individually evaluated for impairment
 
$
2,461

 
$
2,936

 
$
1,605

 
$
1,011

 
$
699

 
$
310

 
$
9,022

Loans collectively evaluated for impairment (1)
 
264,584

 
680,658

 
463,564

 
216,272

 
256,793

 
268,894

 
2,150,765

Purchased credit impaired loans (2)
 
785

 
7,301

 
3,002

 
9,177

 

 
1,081

 
21,346

Total ending loans balance
 
$
267,830

 
$
690,895

 
$
468,171

 
$
226,460

 
$
257,492

 
$
270,285

 
$
2,181,133



(1) Includes purchased non impaired loans which were measured at fair value at acquisition and did not have an associated allowance for loan loss as of December 31, 2014.

(2) PCI loans were measured at fair value at acquisition and did not have an associated allowance for loan loss as of December 31, 2014.
The following tables set forth loans by credit quality indicator for the periods presented (in thousands):

 
 
December 31, 2015
 
 
Pass
 
Pass Watch
 
Special Mention (1)
 
Substandard (1)
 
Doubtful (1)
 
Total
Real Estate Loans:
 
 
 
 
 
 
 
 
 
 
 
 
Construction
 
$
434,893

 
$

 
$
1,754

 
$
1,576

 
$
24

 
$
438,247

1-4 Family Residential
 
643,498

 
1,403

 
1,636

 
4,915

 
3,958

 
655,410

Commercial
 
620,117

 

 

 
14,988

 
105

 
635,210

Commercial Loans
 
204,775

 
716

 
1,738

 
27,681

 
7,617

 
242,527

Municipal Loans
 
286,415

 

 
1,063

 
637

 

 
288,115

Loans to Individuals
 
170,558

 
2

 

 
478

 
1,206

 
172,244

Total
 
$
2,360,256

 
$
2,121

 
$
6,191

 
$
50,275

 
$
12,910

 
$
2,431,753


(1) Includes PCI loans comprised of $95,000 special mention, $3.6 million substandard, and $9.9 million doubtful as of December 31, 2015.

 
 
December 31, 2014
 
 
Pass
 
Pass Watch
 
Special Mention (1)
 
Substandard (1)
 
Doubtful
 
Total
Real Estate Loans:
 
 
 
 
 
 
 
 
 
 
 
 
Construction
 
$
260,183

 
$
862

 
$
1,394

 
$
5,363

 
$
28

 
$
267,830

1-4 Family Residential
 
677,559

 
1,453

 
1,706

 
9,167

 
1,010

 
690,895

Commercial
 
455,394

 
2,416

 
2,569

 
7,792

 

 
468,171

Commercial Loans
 
199,306

 
781

 
1,044

 
25,102

 
227

 
226,460

Municipal Loans
 
256,543

 

 

 
949

 

 
257,492

Loans to Individuals
 
269,204

 
16

 

 
871

 
194

 
270,285

Total
 
$
2,118,189

 
$
5,528

 
$
6,713

 
$
49,244

 
$
1,459

 
$
2,181,133



(1) Includes PCI loans comprised of $0.7 million special mention and $17.8 million substandard as of December 31, 2014.

Nonperforming Assets and Past Due Loans

Nonaccrual loans are loans 90 days or more delinquent and collection in full of both the principal and interest is not expected.  Additionally, some loans that are not delinquent may be placed on nonaccrual status due to doubts about full collection of principal or interest.  When a loan is categorized as nonaccrual, the accrual of interest is discontinued and any accrued balance is reversed for financial statement purposes.  Payments received on nonaccrual loans are applied to the outstanding principal balance. Payments of contractual interest are recognized as income only to the extent that full recovery of the principal balance of the loan is reasonably certain.  Loans are returned to accrual status when all the principal and interest amounts contractually due are brought current and future payments are reasonably assured.  Other factors, such as the value of collateral securing the loan and the financial condition of the borrower, are considered in judgments as to potential loan loss.

Nonaccrual loans and accruing loans past due more than 90 days include both smaller balance homogeneous loans that are collectively evaluated for impairment and individually classified impaired loans.

PCI loans are recorded at fair value at acquisition date. Although the PCI loans may be contractually delinquent, we do not classify these loans as past due or nonperforming as the loans were written down to fair value at the acquisition date and the accretable yield is recognized in interest income over the remaining life of the loan. However, subsequent to acquisition, we re-assess PCI loans for additional impairment and record additional impairment in the event we conclude it is probable that we will be unable to collect all cash flows originally expected to be collected at acquisition plus any additional cash flows expected to be collected due to changes in estimates after acquisition. All such PCI loans for which we recognize subsequent impairment are reported as impaired loans in the financial statements.


The following table sets forth nonperforming assets for the periods presented (in thousands):

 
 
At
December 31,
2015
 
At
December 31,
2014
Nonaccrual loans (1)
 
$
20,526

 
$
4,096

Accruing loans past due more than 90 days (1)
 
3

 
4

Restructured loans (2)
 
11,143

 
5,874

Other real estate owned
 
744

 
1,738

Repossessed assets
 
64

 
565

Total Nonperforming Assets
 
$
32,480

 
$
12,277


 
(1) Excludes PCI loans measured at fair value at acquisition.
(2) Includes $7.5 million in PCI loans restructured during the year ended December 31, 2015.

Foreclosed assets include other real estate owned and repossessed assets. For 1-4 family residential real estate properties, a loan is recognized as a foreclosed property once legal title to the real estate property has been received upon completion of foreclosure or the borrower has conveyed all interest in the residential property through a deed in lieu of foreclosure. There were $67,000 in loans secured by 1-4 family residential properties for which formal foreclosure proceedings were in process as of December 31, 2015.


The following table sets forth the recorded investment in nonaccrual by class of loans for the periods presented (in thousands):
 
 
Nonaccrual Loans (1)
 
 
December 31, 2015
 
December 31, 2014
Real Estate Loans:
 
 
 
 
Construction
 
$
508

 
$
716

1-4 Family Residential
 
1,847

 
2,017

Commercial
 
2,816

 
675

Commercial Loans
 
13,896

 
416

Loans to Individuals
 
1,459

 
272

Total
 
$
20,526

 
$
4,096



(1) Excludes PCI loans measured at fair value at acquisition.

Accruing loans past due more than 90 days were not significant at December 31, 2015 or 2014.
Loans are considered impaired if, based on current information and events, it is probable we will be unable to collect the scheduled payments of principal and interest when due according to the contractual terms of the loan agreement.  Impairment is evaluated in total for smaller-balance loans of a similar nature and on an individual loan basis for other loans. The measurement of loss on impaired loans is generally based on the fair value of the collateral if repayment is expected solely from the collateral or the present value of the expected future cash flows discounted at the historical effective interest rate stipulated in the loan agreement. In measuring the fair value of the collateral, in addition to relying on third party appraisals, we use assumptions, such as discount rates, and methodologies, such as comparison to the recent selling price of similar assets, consistent with those that would be utilized by unrelated third parties performing a valuation. Loans that are evaluated and determined not to meet the definition of an impaired loan are reserved for at the general reserve rate for its appropriate class.

At the time a loss is probable in the collection of contractual amounts, specific reserves are allocated.  Loans are charged off to the liquidation value of the collateral net of liquidation costs, if any, when deemed uncollectible or as soon as collection by liquidation is evident.


The following tables set forth impaired loans by class of loans for the periods presented (in thousands):

 
 
December 31, 2015
 
 
Unpaid Contractual
Principal Balance
 
Recorded Investment
 With Allowance
 
Related Allowance for Loan Losses
Real Estate Loans:
 
 
 
 
 
 
Construction
 
$
1,320

 
$
508

 
$
12

1-4 Family Residential
 
1,842

 
1,751

 
25

Commercial
 
4,756

 
4,636

 
137

Commercial Loans
 
29,844

 
21,385

 
4,599

Municipal Loans
 
637

 
637

 
13

Loans to Individuals
 
288

 
257

 
105

Total (1)
 
$
38,687

 
$
29,174

 
$
4,891


(1) Includes of $8.0 million of PCI loans that experienced deterioration in credit quality subsequent to the acquisition date.

 
 
December 31, 2014
 
 
Unpaid Contractual
Principal Balance
 
Recorded Investment
 With Allowance
 
Related Allowance for Loan Losses
Real Estate Loans:
 
 
 
 
 
 
Construction
 
$
3,183

 
$
2,461

 
$
43

1-4 Family Residential
 
4,023

 
3,854

 
108

Commercial
 
1,622

 
1,605

 
26

Commercial Loans
 
1,162

 
1,011

 
242

Municipal Loans
 
699

 
699

 
14

Loans to Individuals
 
321

 
310

 
103

Total (1)
 
$
11,010

 
$
9,940

 
$
536



(1) PCI loans are excluded from this table as there was no evidence of further deterioration in credit quality as of December 31, 2014 that would indicate it was probable that our recorded investment in these loans would not be recoverable.

There were no impaired loans recorded without an allowance for the years ended December 31, 2015 or 2014.


The following tables present the aging of the recorded investment in past due loans by class of loans (in thousands):

 
 
December 31, 2015
 
 
30-59 Days
Past Due
 
60-89 Days
 Past Due
 
Greater than
90 Days
Past Due
 
Total Past
Due
 
Current (1)
 
Total
Real Estate Loans:
 
 
 
 
 
 
 
 
 
 
 
 
Construction
 
$
121

 
$
258

 
$
208

 
$
587

 
$
437,660

 
$
438,247

1-4 Family Residential
 
3,703

 
781

 
1,080

 
5,564

 
649,846

 
655,410

Commercial
 
359

 
1,289

 
361

 
2,009

 
633,201

 
635,210

Commercial Loans
 
527

 
138

 
335

 
1,000

 
241,527

 
242,527

Municipal Loans
 

 

 

 

 
288,115

 
288,115

Loans to Individuals
 
2,457

 
608

 
285

 
3,350

 
168,894

 
172,244

Total
 
$
7,167

 
$
3,074

 
$
2,269

 
$
12,510

 
$
2,419,243

 
$
2,431,753

 
 
 
December 31, 2014
 
 
30-59 Days
Past Due
 
60-89 Days
 Past Due
 
Greater than
 90 Days
Past Due
 
Total Past
 Due
 
Current (1)
 
Total
Real Estate Loans:
 
 
 
 
 
 
 
 
 
 
 
 
Construction
 
$
376

 
$
42

 
$
716

 
$
1,134

 
$
266,696

 
$
267,830

1-4 Family Residential
 
3,511

 
509

 
2,017

 
6,037

 
684,858

 
690,895

Commercial
 
1,203

 

 
675

 
1,878

 
466,293

 
468,171

Commercial Loans
 
397

 
3

 
416

 
816

 
225,644

 
226,460

Municipal Loans
 

 

 

 

 
257,492

 
257,492

Loans to Individuals
 
362

 
66

 
276

 
704

 
269,581

 
270,285

Total
 
$
5,849

 
$
620

 
$
4,100

 
$
10,569

 
$
2,170,564

 
$
2,181,133



(1) Includes PCI loans measured at fair value.

 
The following table sets forth average recorded investment and interest income recognized on impaired loans by class of loans for the periods presented (in thousands):

 
 
December 31, 2015
 
December 31, 2014
 
December 31, 2013
 
 
Average
Recorded Investment (1)
 
Interest Income Recognized (1)
 
Average Recorded Investment (1)
 
Interest Income Recognized (1)
 
Average Recorded Investment
 
Interest Income Recognized
Real Estate Loans:
 
 
 
 
 
 
 
 
 
 
 
 
Construction
 
$
1,518

 
$

 
$
1,346

 
$
4

 
$
1,707

 
$

1-4 Family Residential
 
3,410

 
61

 
3,511

 
67

 
2,915

 
76

Commercial
 
3,323

 
64

 
2,173

 
52

 
1,972

 
72

Commercial Loans
 
13,807

 
256

 
1,286

 
26

 
1,935

 
19

Municipal Loans
 
824

 
37

 
750

 
41

 
292

 
16

Loans to Individuals
 
725

 
4

 
1,920

 
3

 
3,149

 
449

Total
 
$
23,607

 
$
422

 
$
10,986

 
$
193

 
$
11,970

 
$
632


(1) Excludes PCI loans measured at fair value at acquisition that have not experienced further deterioration in credit quality subsequent to the acquisition date.

Troubled Debt Restructurings

The restructuring of a loan is considered a TDR if both (i) the borrower is experiencing financial difficulties and (ii) the creditor has granted a concession.  Concessions may include interest rate reductions or below market interest rates, restructuring amortization schedules and other actions intended to minimize potential losses.

The following tables set forth the recorded balance at December 31, 2015 and 2014 of loans considered to be TDRs that were restructured during the periods presented (dollars in thousands):

 
 
Year Ended December 31, 2015
 
 
Extend Amortization
 Period
 
Interest Rate Reductions
 
Combination (1)
 
Total Modifications
 
Number of Contracts
Real Estate Loans:
 
 
 
 
 
 
 
 
 
 
1-4 Family Residential
 
$

 
$
80

 
$
255

 
$
335

 
3
Commercial
 
438

 

 
1,290

 
1,728

 
4
Commercial Loans
 
13,249

 

 
7,507

 
20,756

 
12
Loans to Individuals
 
60

 

 
130

 
190

 
14
Total
 
$
13,747

 
$
80

 
$
9,182

 
$
23,009

 
33

 
 
Year Ended December 31, 2014
 
 
Extend Amortization
 Period
 
Interest Rate Reductions
 
Combination (1)
 
Total Modifications
 
Number of Contracts
Real Estate Loans:
 
 
 
 
 
 
 
 
 
 
   Construction
 
$
1,746

 
$

 
$

 
$
1,746

 
1
1-4 Family Residential
 

 
280

 
374

 
654

 
3
Commercial
 
558

 

 
391

 
949

 
3
Commercial Loans
 
291

 

 
172

 
463

 
6
Loans to Individuals
 
5

 
10

 
68

 
83

 
8
Total
 
$
2,600

 
$
290

 
$
1,005

 
$
3,895

 
21

(1)
These modifications may include an extension of the amortization period, interest rate reduction, and/or converting the loan to interest-only for a limited period of time.

The majority of loans restructured as TDRs during the year ended December 31, 2015 were modified with maturity extensions. Interest continues to be charged on principal balances outstanding during the extended term. Therefore, the financial effects of the recorded investment of loans restructured as TDRs during the years ended December 31, 2015 and 2014 were not significant. During the year ended December 31, 2015, a $12.4 million commercial loan, previously impaired and placed in nonaccrual status was restructured as a TDR. In addition, a $7.5 million PCI commercial loan was restructured as a TDR during the year ended December 31, 2015 and resulted in additional provision of approximately $633,000. Generally, the loans identified as TDRs were previously reported as impaired loans prior to restructuring and therefore the modification did not impact our determination of the allowance for loan losses.
On an ongoing basis, the performance of the TDRs is monitored for subsequent payment default. Payment default for TDRs is recognized when the borrower is 90 days or more past due. For the year ended December 31, 2015, there were $627,000 of TDRs currently in default. For the year ended December 31, 2014, there were no material TDRs in default. Payment defaults for TDRs did not significantly impact the determination of the allowance for loan loss in either period presented.
At December 31, 2015 and 2014, there were no commitments to lend additional funds to borrowers whose terms have been modified in TDRs.
Purchased Credit Impaired Loans

The following table presents the outstanding principal balance and carrying value for PCI loans for the periods presented (in thousands):

 
December 31, 2015
 
December 31, 2014
Outstanding principal balance
$
27,644

 
$
32,572

Carrying amount
$
18,620

 
$
21,346



The following table presents the changes of the accretable yield during the period for PCI loans (in thousands):
 
December 31, 2015
 
December 31, 2014
Balance at beginning of period
$
1,820

 
$

Additions

 

Additions due to acquisition

 
1,898

Reclassifications from Nonaccretable Discount
2,739

 

Accretion
(2,066
)
 
(78
)
Balance at end of period
$
2,493

 
$
1,820