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Taxes
 12 Months Ended
Dec. 31, 2024
Income Tax Disclosure [Abstract]  
Taxes Taxes
Components of our net deferred tax assets at December 31, 2024 and 2023 are presented in the following table.
Table 23.1 – Deferred Tax Assets and (Liabilities)
(In Thousands)December 31, 2024December 31, 2023
Deferred Tax Assets
Net operating loss carryforward – state$98,290 $98,442 
Net capital loss carryforward – state19,459 18,191 
Net operating loss carryforward – federal13,753 21,398 
Net capital loss carryforward – federal116 59 
Allowances and accruals1,679 1,680 
Goodwill and intangible assets25,298 26,192 
Other1,685 1,644 
Total Deferred Tax Assets160,280 167,606 
Deferred Tax Liabilities
Real estate assets(4,263)(979)
Mortgage servicing rights(9,304)(7,284)
Interest rate agreements(1,693)(2,237)
Tax effect of unrealized (gains) – OCI(13)— 
Total Deferred Tax Liabilities(15,273)(10,500)
Valuation Allowance(117,862)(116,991)
Total Net Deferred Tax Asset, net of Valuation Allowance$27,145 $40,115 
The deferred tax assets and liabilities reported above, with the exception of the state net operating loss ("NOL") and capital loss carryforwards, relate solely to our TRS. For state purposes, the REIT files a unitary combined return with its TRS. Because the REIT may have state taxable income apportioned to it from the activity of its TRS, we report the entire combined unitary state NOL and capital loss carryforwards as deferred tax assets, including the carryforwards allocated to the REIT.
Realization of our deferred tax assets ("DTAs") at December 31, 2024, is dependent on many factors, including generating sufficient taxable income prior to the expiration of NOL carryforwards (where applicable) and generating sufficient capital gains in future periods prior to the expiration of capital loss carryforwards. We determine the extent to which realization of the deferred assets is not assured and establish a valuation allowance accordingly. We closely analyzed our estimate of the realizability of our net deferred tax assets in whole and in part at December 31, 2024 and 2023. The Company evaluates its deferred tax assets each period to determine if a valuation allowance is required based on whether it is "more likely than not" that some portion of the deferred tax assets would not be realized. This evaluation requires significant judgment and changes to our assumptions could result in a material change in the valuation allowance. The ultimate realization of these deferred tax assets is dependent upon the generation of sufficient taxable income during future periods. The Company conducts its evaluation by considering, among other things, all available positive and negative evidence, historical operating results and cumulative earnings analysis, forecasts of future profitability, and the duration of statutory carryforward periods. Based on this analysis, we continue to believe it is more likely than not that we will realize our federal deferred tax assets in future periods as income is earned at our TRS; therefore, there continues to be no material valuation allowance recorded against our net federal DTAs. Consistent with prior periods, we continued to maintain a valuation allowance against the majority of our net state DTAs as we remained uncertain about our ability to generate sufficient income in future periods needed to utilize net state DTAs beyond the reversal of our state DTLs. The net increase in the total valuation allowance was $1 million in 2024.
Our estimate of net deferred tax assets could change in future periods to the extent that actual or revised estimates of future taxable income during the carryforward periods change from current expectations. We assessed our tax positions for all open tax years (i.e., Federal, 2021 to 2024, and State, 2020 to 2024) and, at December 31, 2024 and 2023, concluded that we had no uncertain tax positions that resulted in material unrecognized tax benefits.
At December 31, 2024, our federal NOL carryforward at the REIT was $37 million, of which $29 million will expire in 2029 and $9 million will carry forward indefinitely. In order to utilize NOLs at the REIT, taxable income must exceed dividend distributions. At December 31, 2024, our taxable REIT subsidiaries had $65 million of federal NOLs which will carry forward indefinitely. Redwood and its taxable REIT subsidiaries accumulated estimated state NOLs of $1.1 billion at December 31, 2024. These NOLs expire beginning in 2031. If certain substantial changes in the Company’s ownership occur, there could be an annual limitation on the amount of the carryforwards that can be utilized.
The following table summarizes the provision for income taxes for the years ended December 31, 2024, 2023, and 2022.
Table 23.2 – Provision for Income Taxes
 Years Ended December 31,
(In Thousands)202420232022
Current Provision for Income Taxes
Federal$1,946 $20 $340 
State3,911 92 496 
Total Current Provision for Income Taxes5,857 112 836 
Deferred Provision (Benefit From) for Income Taxes
Federal11,635 1,977 (19,083)
State1,345 (454)(1,673)
Total Deferred Provision (Benefit From) for Income Taxes12,980 1,523 (20,756)
Total Provision (Benefit From) for Income Taxes$18,837 $1,635 $(19,920)
The following is a reconciliation of the statutory federal and state tax rates to our effective tax rate at December 31, 2024, 2023, and 2022.
Table 23.3 – Reconciliation of Statutory Tax Rate to Effective Tax Rate
December 31, 2024December 31, 2023December 31, 2022
Federal statutory rate21.0 %21.0 %21.0 %
State taxes, net of federal tax effect, as applicable6.7 %51.7 %0.9 %
Differences in taxable income from GAAP income(0.3)%(2.7)%(0.5)%
Change in valuation allowance0.1 %— %— %
REIT GAAP income or loss not subject to federal income tax(1.6)%(325.9)%(10.5)%
Effective Tax Rate25.9 %(255.9)%10.9 %
The December 31, 2023 effective tax rate is negative and appears outsized due to a relatively small consolidated GAAP loss and a provision for income taxes recorded against TRS GAAP income well in excess of the consolidated loss.
We believe that we have met all requirements for qualification as a REIT for federal income tax purposes. Many requirements for qualification as a REIT are complex and require analysis of particular facts and circumstances. Often there is only limited judicial or administrative interpretive guidance and as such there can be no assurance that the Internal Revenue Service or courts would agree with our various tax positions. If we were to fail to meet all the requirements for qualification as a REIT and the requirements for statutory relief, we would be subject to federal corporate income tax on our taxable income and we would not be able to elect to be taxed as a REIT for four years thereafter. Such an outcome could have a material adverse impact on our consolidated financial statements.