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Fair Value Measurement
 12 Months Ended
Dec. 31, 2024
Fair Value Disclosures [Abstract]  
Fair Value Measurement Fair Value Measurement
Fair value is an “exit” price, representing the amount that would be received when selling an asset, or paid when transferring a liability, in an orderly transaction between market participants. Fair value is determined based on assumptions that market participants would use in pricing an asset or liability.

Valuation Hierarchy: U.S. generally accepted accounting principles establishes a three-tier fair value hierarchy, which prioritizes the significant inputs used in measuring fair value as follows:
•Level 1 – Inputs to the valuation methodology are quoted prices (unadjusted) for identical assets or liabilities in active markets.
•Level 2 – Inputs to the valuation methodology include quoted prices for similar assets and liabilities in active markets, and inputs that are observable for the asset or liability, either directly or indirectly, for substantially the full term of the financial instrument.
•Level 3 – Inputs to the valuation methodology are significant unobservable inputs that reflect a company’s own assumptions about the assumptions that market participants use in pricing an asset or liability.

A financial instrument’s categorization within this valuation hierarchy is based upon the lowest level of input that is significant to the fair value measurement.
The following tables present assets and liabilities that were measured at fair value on a recurring basis as of December 31, 2024 and December 31, 2023, and that were included in the Company’s Consolidated Statements of Condition at those dates:

December 31, 2024
(in millions)Quoted Prices in Active Markets for Identical Assets
(Level 1)		Significant Other Observable Inputs
(Level 2)		Significant Unobservable Inputs
(Level 3)		Total Fair Value
Assets:
Mortgage-related Debt Securities Available for Sale:
GSE collateralized mortgage obligations$— $7,304 $— $7,304 
GSE certificates— 1,106 — 1,106 
Private Label collateralized mortgage obligations— 130 33 163 
Total mortgage-related debt securities$— $8,540 $33 $8,573 
Other Debt Securities Available for Sale:
GSE debentures$— $1,203 $— $1,203 
Corporate bonds— 308 — 308 
Asset-backed securities— 236 — 236 
Municipal bonds, foreign notes, and capital trust
— 82 — 82 
Total other debt securities$— $1,829 $— $1,829 
Total debt securities available for sale$— $10,369 $33 $10,402 
Equity securities:
Mutual funds and common stock$— $14 $— $14 
Total equity securities$— $14 $— $14 
Total securities$— $10,383 $33 $10,416 
Loans held for sale
Residential first mortgage loans$— $382 $— $382 
Acquisition, development, and construction— 182 — 182 
Loans held for investment
Residential first mortgage loans
— — — — 
Derivative assets
Interest rate swaps and swaptions— 15 — 15 
Mortgage-backed securities forwards— 7 — 7 
Rate lock commitments (fallout-adjusted)— — 3 3 
Mortgage servicing rights— — 26 26 
Total assets at fair value$— $10,969 $62 $11,031 
Derivative liabilities
Interest rate swaps and swaptions$— $30 $— $30 
Rate lock commitments (fallout-adjusted)— — 3 3 
Mortgage-backed securities forwards— 2 — 2 
Total liabilities at fair value$— $32 $3 $35 
December 31, 2023
(in millions)Quoted Prices in Active Markets for Identical Assets
(Level 1)		Significant Other Observable Inputs
(Level 2)		Significant Unobservable Inputs
(Level 3)		Total Fair Value
Assets:
Mortgage-related Debt Securities Available for Sale:
GSE collateralized mortgage obligations$— $5,162 $— $5,162 
GSE certificates— 1,221 — 1,221 
Private Label collateralized mortgage obligations— 148 32 180 
Total mortgage-related debt securities$— $6,531 $32 $6,563 
Other Debt Securities Available for Sale:
GSE debentures$— $1,609 $— $1,609 
Corporate bonds—343—343 
Asset-backed securities—302—302 
U. S. Treasury obligations198 — — 198 
Municipal bonds, foreign notes, and capital trust
—130—130 
Total other debt securities$198 $2,384 $— $2,582 
Total debt securities available for sale$198 $8,915 $32 $9,145 
Equity securities:
Mutual funds and common stock$— $14 $— $14 
Total equity securities$— $14 $— $14 
Total securities$198 $8,929 $32 $9,159 
Loans held for sale
Residential first mortgage loans$— $770 $— $770 
Acquisition, development, and construction
—123 —123 
Commercial and industrial loans
—9 —9 
Derivative assets
Interest rate swaps and swaptions— 115 — 115 
Rate lock commitments (fallout-adjusted)— — 12 12 
Mortgage-backed securities forwards— 11 — 11 
Mortgage servicing rights— — 1,111 1,111 
Total assets at fair value$198 $9,957 $1,155 $11,310 
Derivative liabilities
Interest rate swaps and swaptions$— $59 $— $59 
Mortgage-backed securities forwards— 32 — 32 
Rate lock commitments (fallout-adjusted)— — 3 3 
Futures
— 1 — 1 
Total liabilities at fair value$— $92 $3 $95 

A description of the methods and significant assumptions utilized in estimating the fair values of securities follows:

Where quoted prices are available in an active market, securities are classified within Level 1 of the valuation hierarchy. Level 1 securities include highly liquid government securities and exchange-traded securities.

If quoted market prices are not available for a specific security, then fair values are estimated by using pricing models. These pricing models primarily use market-based or independently sourced market parameters as inputs, including, but not limited to, yield curves, interest rates, equity or debt prices, and credit spreads. In addition to observable market information, models incorporate transaction details such as maturity and cash flow assumptions. Securities valued in this manner would generally be classified within Level 2 of the valuation hierarchy, and primarily include such instruments as mortgage-related and corporate debt securities.
Fair Value Measurements Using Significant Unobservable Inputs

The following tables include a roll forward of the Consolidated Statements of Condition amounts (including the change in fair value) for financial instruments classified by us within Level 3 of the valuation hierarchy:

(dollars in millions)Balance at Beginning of YearTotal Gains / (Losses) Recorded in Earnings (1)Purchases / OriginationsSalesTransfers In (Out)Balance at End of Year
Year Ended December 31, 2024
Assets
Mortgage servicing rights (1)
$1,111 $(75)$184 $(1,194)$— $26 
Private Label collateralized mortgage obligations32 1 — — — 33 
Rate lock commitments (net) (1)(2)
9 5 57 — (71)— 
Totals$1,152 $(69)$241 $(1,194)$(71)$59 
Year ended December 31, 2023
Assets
Mortgage servicing rights (1)
$1,033 $(79)$208 $(51)—$1,111 
Private Label collateralized mortgage obligations— — — — 32 32 
Rate lock commitments (net) (1)(2)
(1)(49)104 — (45)9 
Totals$1,032 $(128)$312 $(51)$(13)$1,152 
(1)We utilized swaptions, futures, forward agency and loan sales and interest rate swaps to manage the risk associated with mortgage servicing rights and rate lock commitments. Gains and losses for individual lines do not reflect the effect of our risk management activities related to such Level 3 instruments.
(2)Rate lock commitments are reported on a fallout-adjusted basis. Transfers out of Level 3 represent the settlement value of the commitments that are transferred to loans held for sale, which are classified as Level 2 assets.

The following tables present the quantitative information about recurring Level 3 fair value financial instruments and the fair value measurements as of December 31, 2024 and December 31, 2023:

Fair ValueValuation Technique
Unobservable Input
Range
(Weighted Average)
(dollars in millions)
Assets
Mortgage servicing rights$26Discounted cash flowsOption adjusted spread
0.8% - 16.4% (2.1%)
Constant prepayment rate
0.0% - 11.7% (9.4%)
Weighted average cost to service per loan
$65 - $90 ($71)
Private Label collateralized mortgage obligations$33Discounted cash flowsConstant default rates
0.10% - 0.20%
Weighted average life
5.5 - 12.2
Rate lock commitments (net)$0Consensus pricingOrigination pull-through rate50.40%

Fair ValueValuation Technique
Unobservable Input
Range
(Weighted Average)
(dollars in millions)
Assets
Mortgage servicing rights
$1,111 Discounted cash flowsOption adjusted spread
5.0% - 21.7% (5.4%)
Constant prepayment rate
0.0% - 10.0% (7.9%)
Weighted average cost to service per loan
$65 - $90 ($69)
Private Label collateralized mortgage obligations$32 Discounted cash flowsConstant default rates
0.10% - 0.30%
Weighted average life
8.2 - 11.8
Rate lock commitments (net)$9 Consensus pricingOrigination pull-through rate
64.30%
Assets Measured at Fair Value on a Non-Recurring Basis

The following tables present assets that were measured at fair value on a non-recurring basis as of December 31, 2024 and December 31, 2023:

Fair Value Measurements at December 31, 2024 Using
(in millions)Quoted Prices in Active Markets for Identical Assets (Level 1)Significant Other Observable Inputs (Level 2)Significant Unobservable Inputs (Level 3)Total Fair Value
Certain impaired loans (1)
$— $— $2,469 $2,469 
Loans held for sale
— 335 — 335 
Other assets (2)
— — 52 52 
Total$— $335 $2,521 $2,856 
(1)Represents the fair value of impaired loans, based primarily on the value of the collateral less costs to sell.
(2)Represents the fair value of repossessed assets, based on the appraised value of the collateral subsequent to its initial classification as repossessed assets and equity securities without readily determinable fair values. These equity securities are classified as Level 3 due to the infrequency of the observable prices and/or the restrictions on the shares.

Fair Value Measurements at December 31, 2023 Using
(in millions)Quoted Prices in Active Markets for Identical Assets (Level 1)Significant Other Observable Inputs (Level 2)Significant Unobservable Inputs (Level 3)Total Fair Value
Certain impaired loans (1)
$— $— $197 $197 
Other assets (2)
— — 50 50 
Total$— $— $247 $247 
(1)Represents the fair value of impaired loans, based primarily on the value of the collateral less costs to sell.
(2)Represents the fair value of repossessed assets, based on the appraised value of the collateral subsequent to its initial classification as repossessed assets and equity securities without readily determinable fair values. These equity securities are classified as Level 3 due to the infrequency of the observable prices and/or the restrictions on the shares.

The fair values of collateral-dependent impaired loans are determined using various valuation techniques, including consideration of appraised values and other pertinent real estate and other market data.
Other Fair Value Disclosures

The following tables summarize the carrying values, estimated fair values, and fair value measurement levels of financial instruments that were not carried at fair value on the Company’s Consolidated Statements of Condition at December 31, 2024 and December 31, 2023:

December 31, 2024
Fair Value Measurement Using
(in millions)Carrying ValueEstimated Fair ValueQuoted Prices in Active Markets for Identical Assets (Level 1)Significant Other Observable Inputs (Level 2)Significant Unobservable Inputs (Level 3)
Financial Assets:
Cash and cash equivalents$15,430 $15,430 $15,430 $— $— 
FHLB and FRB stock (1)
$1,146 $1,146 $— $1,146 $— 
Loans and leases held for investment, net$67,071 $61,831 $— $— $61,831 
Financial Liabilities:
Deposits$75,870 $75,894 $48,546 
(2)
$27,348 
(3)
$— 
Borrowed funds$14,426 $14,217 $— $14,217 $— 
(1)Carrying value and estimated fair value are at cost.
(2)Interest-bearing checking and money market accounts, savings accounts, and non-interest-bearing accounts.
(3)Certificates of deposit.

December 31, 2023
Fair Value Measurement Using
(in millions)Carrying ValueEstimated Fair ValueQuoted Prices in Active Markets for Identical Assets (Level 1)Significant Other Observable Inputs (Level 2)Significant Unobservable Inputs (Level 3)
Financial Assets:
Cash and cash equivalents$11,475 $11,475 $11,475 $— $— 
FHLB and FRB stock (1)
$1,392 $1,392 $— $1,392 $— 
Loans and leases held for investment, net$83,627 $79,333 $— $— $79,333 
Financial Liabilities:
Deposits$81,526 $81,247 $59,972 
(2)
$21,275 
(3)
$— 
Borrowed funds$21,267 $21,082 $— $21,082 $— 
(1)Carrying value and estimated fair value are at cost.
(2)Interest-bearing checking and money market accounts, savings accounts, and non-interest-bearing accounts.
(3)Certificates of deposit.

The methods and significant assumptions used to estimate fair values for the Company’s financial instruments follow:

Cash and Cash Equivalents

Cash and cash equivalents include cash and due from banks and federal funds sold. The estimated fair values of cash and cash equivalents are assumed to equal their carrying values, as these financial instruments are either due on demand or have short-term maturities.

Securities

If quoted market prices are not available for a specific security, then fair values are estimated by using pricing models, quoted prices of securities with similar characteristics, or discounted cash flows. These pricing models primarily use market-based or independently sourced market parameters as inputs, including, but not limited to, yield curves, interest rates, equity or debt prices, and credit spreads. In addition to observable market information, pricing models also incorporate transaction details such as maturities and cash flow assumptions.
Federal Home Loan Bank Stock

Ownership in equity securities of the FHLB is generally restricted and there is no established liquid market for their resale. The carrying amount approximates the fair value.
Loans and leases

The Company discloses the fair value of loans measured at amortized cost using an exit price notion. The Company determined the fair value on substantially all of its loans for disclosure purposes, on an individual loan basis. The discount rates reflect current market rates for loans with similar terms to borrowers having similar credit quality on an exit price basis. For those loans where a discounted cash flow technique was not considered reliable, the Company used a quoted market price for each individual loan.

Mortgage servicing rights

The significant unobservable inputs used in the fair value measurement of the mortgage servicing rights are option adjusted spreads, prepayment rates and cost to service. Significant increases (decreases) in all three assumptions in isolation result in a significantly lower (higher) fair value measurement. Weighted average life (in years) is used to determine the change in fair value of mortgage servicing rights. For December 31, 2024, the weighted average life (in years) for the entire portfolio was 6.7.

Rate lock commitments

The significant unobservable input used in the fair value measurement of the rate lock commitments is the pull through rate. The pull through rate is a statistical analysis of our actual rate lock fallout history to determine the sensitivity of the residential mortgage loan pipeline compared to interest rate changes and other deterministic values. New market prices are applied based on updated loan characteristics and new fallout ratios (i.e. the inverse of the pull through rate) are applied accordingly. Significant increases (decreases) in the pull through rate in isolation result in a significantly higher (lower) fair value measurement.

Deposits

The fair values of deposit liabilities with no stated maturity (i.e., interest-bearing checking and money market accounts, savings accounts, and non-interest-bearing accounts) are equal to the carrying amounts payable on demand. The fair values of certificates of deposit represent contractual cash flows, discounted using interest rates currently offered on deposits with similar characteristics and remaining maturities. These estimated fair values do not include the intangible value of core deposit relationships, which comprise a portion of the Company’s deposit base.

Borrowed Funds

The estimated fair value of borrowed funds is based either on bid quotations received from securities dealers or the discounted value of contractual cash flows with interest rates currently in effect for borrowed funds with similar maturities and structures.
Off-Balance Sheet Financial Instruments
The fair values of commitments to extend credit and unadvanced lines of credit are estimated based on an analysis of the interest rates and fees currently charged to enter into similar transactions, considering the remaining terms of the commitments and the creditworthiness of the potential borrowers. The estimated fair values of such off-balance sheet financial instruments were insignificant at December 31, 2024 and December 31, 2023.

Fair Value Option

We elected the fair value option for certain items as discussed throughout the Notes to the Consolidated Financial Statements to more closely align the accounting method with the underlying economic exposure.
The following table reflects the change in fair value included in earnings of financial instruments for which the fair value option has been elected:
Year Ended December 31,
(dollars in millions)202420232022
Assets
Loans held for sale
Net gain on loan sales$47 $43 $8 
The following table reflects the difference between the aggregate fair value and aggregate remaining contractual principal balance outstanding for assets and liabilities for which the fair value option has been elected:

December 31,
20242023
(dollars in millions)Unpaid Principal BalanceFair ValueFair Value Over / (Under) UPBUnpaid Principal BalanceFair ValueFair Value Over / (Under) UPB
Assets:
Non-accrual loans:
Loans held for sale
$4 $4 $— $2 $2 $— 
Total non-accrual loans$4 $4 $— $2 $2 $— 
Accrual loans:
Loans held for sale
$553 $560 $7 $869 $894 $25 
Loans held for investment67 66 (1)— — — 
Total accrual loans
$620 $626 $6 $869 $894 $25 
Total loans:
Loans held for sale
$557 $564 $7 $871 $896 $25 
Loans held for investment67 66 (1)— — — 
Total loans$624 $630 $6 $871 $896 $25