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Mortgage Servicing Rights
 3 Months Ended
Mar. 31, 2020
Transfers and Servicing of Financial Assets [Abstract]  
Mortgage Servicing Rights Mortgage Servicing Rights

The Company’s portfolio of residential mortgage loans serviced for third parties was $3.1 billion as of March 31, 2020, and December 31, 2019, respectively.  Substantially all of these loans were originated by the Company and sold to third parties on a non-recourse basis with servicing rights retained.  These retained servicing rights are recorded as a servicing asset and are initially recorded at fair value (see Note 14 Fair Value of Assets and Liabilities for more information). Changes to the balance of mortgage servicing rights are recorded in mortgage banking income in the Company’s consolidated statements of income.

The Company’s mortgage servicing activities include collecting principal, interest, and escrow payments from borrowers; making tax and insurance payments on behalf of borrowers; monitoring delinquencies and executing foreclosure proceedings; and accounting for and remitting principal and interest payments to investors.  Servicing income, including late and ancillary fees, was $3.7 million and $1.8 million for the three months ended March 31, 2020, and March 31, 2019, respectively. Servicing income is recorded in mortgage banking income in the Company’s consolidated statements of income.  The Company’s residential mortgage investor loan servicing portfolio is primarily comprised of fixed rate loans concentrated in Hawaii.

For the three months ended March 31, 2020, and March 31, 2019, the change in the carrying value of the Company’s mortgage servicing rights accounted for under the fair value measurement method was as follows:
 
Three Months Ended
March 31,
(dollars in thousands)
2020

 
2019

Balance at Beginning of Period
$
1,126

 
$
1,290

Change in Fair Value:
 

 
 

Due to Payoffs
(25
)
 
(22
)
Total Changes in Fair Value of Mortgage Servicing Rights
(25
)
 
(22
)
Balance at End of Period
$
1,101

 
$
1,268



For the three months ended March 31, 2020, and March 31, 2019, the change in the carrying value of the Company’s mortgage servicing rights accounted for under the amortization method was as follows:
 
Three Months Ended
March 31,
(dollars in thousands)
2020

 
2019

Balance at Beginning of Period
$
23,896

 
$
23,020

Servicing Rights that Resulted From Asset Transfers
1,165

 
551

Amortization
(1,112
)
 
(690
)
Valuation Allowance Provision
(2,513
)
 
—

Balance at End of Period
$
21,436


$
22,881

 
 
 
 
Valuation Allowance:
 
 
 
Balance at Beginning of Period
$
—

 
$
—

Valuation Allowance Provision
(2,513
)
 
—

Balance at End of Period
$
(2,513
)

$
—

 
 
 
 
Fair Value of Mortgage Servicing Rights Accounted for
 Under the Amortization Method
 

 
 

Beginning of Period
$
25,714

 
$
29,218

End of Period
$
21,436

 
$
26,814



The key data and assumptions used in estimating the fair value of the Company’s mortgage servicing rights as of March 31, 2020, and December 31, 2019, were as follows:
 
March 31,
2020

 
December 31, 2019

Weighted-Average Constant Prepayment Rate 1
14.93
%
 
10.76
%
Weighted-Average Life (in years)
4.88

 
6.20

Weighted-Average Note Rate
3.96
%
 
3.99
%
Weighted-Average Discount Rate 2
5.90
%
 
7.33
%
1 
Represents annualized loan prepayment rate assumption.
2 
Derived from multiple interest rate scenarios that incorporate a spread to a market yield curve and market volatilities.
A sensitivity analysis of the Company’s fair value of mortgage servicing rights to changes in certain key assumptions as of March 31, 2020, and December 31, 2019, is presented in the following table.
(dollars in thousands)
March 31,
2020

 
December 31,
2019

Constant Prepayment Rate
 

 
 

Decrease in fair value from 25 basis points (“bps”) adverse change
$
(228
)
 
$
(296
)
Decrease in fair value from 50 bps adverse change
(452
)
 
(586
)
Discount Rate
 

 
 

Decrease in fair value from 25 bps adverse change
(204
)
 
(264
)
Decrease in fair value from 50 bps adverse change
(403
)
 
(522
)


This analysis generally cannot be extrapolated because the relationship of a change in one key assumption to the change in the fair value of the Company’s mortgage servicing rights usually is not linear.  Also, the effect of changing one key assumption without changing other assumptions is not realistic.