Loan Servicing

12 Months Ended

Dec. 31, 2019

Transfers and Servicing of Financial Assets [Abstract]

Park serviced sold mortgage loans of $1,447 million at December 31, 2019, compared to $1,389 million at December 31, 2018 and $1,371 million at December 31, 2017. At December 31, 2019, $2.3 million of the sold mortgage loans were sold with recourse compared to $2.5 million at December 31, 2018 and $3.0 million at December 31, 2017. Management closely monitors the delinquency rates on the mortgage loans sold with recourse. As of December 31, 2019 and 2018, management had established a reserve of $25,000 and $60,000, respectively, to account for future loan repurchases.

When Park sells mortgage loans with servicing rights retained, servicing rights are initially recorded at fair value. Park selected the “amortization method” as permissible within U.S. GAAP, whereby the servicing rights capitalized are amortized in proportion to and over the period of estimated future servicing income of the underlying loan. At the end of each reporting period, the carrying value of MSRs is assessed for impairment with a comparison to fair value. MSRs are carried at the lower of their amortized cost or fair value. The amortization of MSRs is included within other service income in the Consolidated Statements of Income.

Activity for MSRs and the related valuation allowance follows:


December 31 (In thousands)	2019		2018		2017
MSRs:
Carrying amount, net, beginning of year	$	10,178	$	9,688	$	9,266
Additions	2,355		1,591		1,941
Amortization	(1,870)		(1,499)		(1,624)
Change in valuation allowance	(593)		398		105
Carrying amount, net, end of year	$	10,070	$	10,178	$	9,688
Valuation allowance:
Beginning of year	$	232	$	630	$	735
Change in valuation allowance	593		(398)		(105)
End of year	$	825	$	232	$	630

The fair value of MSRs was $10.1 million and $11.0 million at December 31, 2019 and 2018, respectively. The fair value of MSRs at December 31, 2019 was established using a discount rate of 12% and constant prepayment speeds ranging from 6.60% to 18.42%. The fair value of MSRs at December 31, 2018 was established using a discount rate of 12% and constant prepayment speeds ranging from 4.80% to 17.82%.

Servicing fees included in other service income were $3.6 million, $3.6 million and $3.5 million for the years ended December 31, 2019, 2018 and 2017, respectively.