LOANS | 6 Months Ended |
Jun. 30, 2014 |
LOANS | ' |
LOANS | ' |
5. LOANS |
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Major classifications of loans held for investment are as follows: |
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| | June 30, 2014 | | December 31, 2013 | | | | |
| | Legacy (1) | | Acquired | | Total | | Legacy (1) | | Acquired | | Total | | | | |
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Commercial Real Estate | | | | | | | | | | | | | | | | |
Owner Occupied | | $ | 187,124,133 | | $ | 29,113,170 | | $ | 216,237,303 | | $ | 163,105,356 | | $ | 30,102,731 | | $ | 193,208,087 | | | | |
Investment | | 184,191,948 | | 49,857,024 | | 234,048,972 | | 162,188,671 | | 54,091,676 | | 216,280,347 | | | | |
Hospitality | | 70,270,167 | | 8,488,192 | | 78,758,359 | | 67,291,387 | | 8,546,239 | | 75,837,626 | | | | |
Land and A&D | | 39,372,717 | | 6,218,974 | | 45,591,691 | | 40,595,806 | | 8,399,178 | | 48,994,984 | | | | |
Residential Real Estate | | | | | | | | | | | | | | | | |
First Lien-Investment | | 46,755,367 | | 25,922,696 | | 72,678,063 | | 45,294,434 | | 28,364,096 | | 73,658,530 | | | | |
First Lien-Owner Occupied | | 22,724,438 | | 56,888,860 | | 79,613,298 | | 13,909,939 | | 62,247,502 | | 76,157,441 | | | | |
Residential Land and A&D | | 21,780,539 | | 12,936,038 | | 34,716,577 | | 19,845,291 | | 13,724,942 | | 33,570,233 | | | | |
HELOC and Jr. Liens | | 20,299,270 | | 3,252,204 | | 23,551,474 | | 18,302,560 | | 3,359,063 | | 21,661,623 | | | | |
Commercial and Industrial | | 89,550,006 | | 9,878,095 | | 99,428,101 | | 89,629,043 | | 11,161,347 | | 100,790,390 | | | | |
Consumer | | 9,550,881 | | 646,639 | | 10,197,520 | | 10,127,525 | | 870,843 | | 10,998,368 | | | | |
| | 691,619,466 | | 203,201,892 | | 894,821,358 | | 630,290,012 | | 220,867,617 | | 851,157,629 | | | | |
Allowance for loan losses | | (5,959,162 | ) | (365,421 | ) | (6,324,583 | ) | (4,397,552 | ) | (531,661 | ) | (4,929,213 | ) | | | |
Deferred loan costs, net | | 1,039,169 | | (11,158 | ) | 1,028,011 | | 1,021,167 | | (993 | ) | 1,020,174 | | | | |
| | $ | 686,699,473 | | $ | 202,825,313 | | $ | 889,524,786 | | $ | 626,913,627 | | $ | 220,334,963 | | $ | 847,248,590 | | | | |
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(1) As a result of the acquisitions of Maryland Bankcorp, Inc. (Maryland Bankcorp), the parent company of Maryland Bank & Trust Company, N.A. (MB&T), in April 2011 and of WSB Holdings, the parent company of WSB, in May 2013, we have segmented the portfolio into two components, loans originated by Old Line Bank (legacy) and loans acquired from MB&T and WSB (acquired). |
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Credit policies and Administration |
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We have adopted a comprehensive lending policy, which includes stringent underwriting standards for all types of loans. We have designed our underwriting standards to promote a complete banking relationship rather than a transactional relationship. In an effort to manage risk, prior to funding, the loan committee consisting of the Executive Officers and seven members of the Board of Directors must approve by a majority vote all credit decisions in excess of a lending officer’s lending authority. Management believes that it employs experienced lending officers, secures appropriate collateral and carefully monitors the financial condition of its borrowers and loan concentrations. |
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In addition to the internal business processes employed in the credit administration area, Old Line Bank retains an outside independent firm to review the loan portfolio. This firm performs a detailed annual review and an interim update. |
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We use the results of the firm’s report to validate our internal ratings and we review the commentary on specific loans and on our loan administration activities in order to improve our operations. |
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Commercial Real Estate Loans |
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We finance commercial real estate for our clients, for owner occupied and investment properties, in addition to hospitality properties and construction. Commercial real estate loans totaled $574.6 million and $534.3 million at June 30, 2014 and December 31, 2013, respectively. This lending has involved loans secured by owner-occupied commercial buildings for office, storage and warehouse space, as well as non-owner occupied commercial buildings. Our underwriting criteria for commercial real estate loans include maximum loan-to-value ratios, debt coverage ratios, secondary sources of repayments, guarantor requirements, net worth requirements and quality of cash flows. Loans secured by commercial real estate may be large in size and may involve a greater degree of risk than one-to-four family residential mortgage loans. Payments on such loans are often dependent of successful operation or management of the properties. We will generally finance owner occupied commercial real estate at a maximum loan to value of 85% and investor real estate at a maximum loan to value of 75%. |
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Commercial real estate lending entails significant risks. Risks inherent in managing our commercial real estate portfolio relate to sudden or gradual drops in property values as well as changes in the economic climate that may detrimentally impact the borrower’s ability to repay. We monitor the financial condition and operating performance of the borrower through a review of annual tax returns and updated financial statements. In addition, we meet with the borrower and/or perform site visits as required. |
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At June 30, 2014, we had approximately $78.8 million of commercial real estate loans outstanding to the hospitality industry. An internal review of these loans indicates that they generally have a low loan to value, more than acceptable existing or projected cash flow, are to experienced operators and are generally dispersed throughout the region. |
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Residential Real Estate Loans |
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We offer a variety of consumer oriented residential real estate loans. A portion of our portfolio is made up of home equity loans to individuals with a loan to value not exceeding 80%. Our initial underwriting includes an analysis of the borrower’s debt/income ratio which generally may not exceed 43%. We also consider the borrower’s length of employment and prior credit history in the approval process. We require borrowers to have a credit score of at least 660. We do not have any subprime residential real estate loans. |
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We obtain detailed loan applications to determine a borrower’s ability to repay and verify the more significant items on these applications through credit reports, financial statements and confirmations. We also require appraisals of collateral and title insurance on secured real estate loans. Most borrowers must establish a mortgage escrow account for items such as real estate taxes, governmental charges and hazard and private mortgage insurance premiums. |
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A portion of this segment of the loan portfolio consists of funds advanced for construction of custom single family residences (where the home buyer is the borrower), financing to builders for the construction of pre-sold homes, and loans for multi-family housing. These loans generally have short durations, meaning maturities typically of nine months or less. Residential houses, multi-family dwellings and commercial buildings under construction and the underlying land for which the loan was obtained secure the construction loans. The vast majority of these loans are concentrated in our primary market area. |
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Construction lending also entails significant risk. These risks involve larger loan balances concentrated with single borrowers with funds advanced upon the security of the land or the project under construction. An appraisal of the property estimates the value of the project prior to completion of construction. Thus, it is more difficult to accurately evaluate the total loan funds required to complete a project and related loan to value ratios. To mitigate the risks, we generally limit loan amounts to 80% of appraised values and obtain first lien positions on the property. |
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We generally only offer real estate construction financing to experienced builders, commercial entities or individuals who have demonstrated the ability to obtain a permanent loan “take-out.” We also perform a complete analysis of the borrower and the project under construction. This analysis includes a review of the cost to construct, the borrower’s ability to obtain a permanent “take-out”, the cash flow available to support the debt payments and construction costs in excess of loan proceeds, and the value of the collateral. During construction, we advance funds on these loans on a percentage of completion basis. We inspect each project as needed prior to advancing funds during the term of the construction loan. |
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We also offer fixed rate home improvement loans. Our home equity and home improvement loan portfolio gives us a diverse client base. Although most of these loans are in our primary market area, the diversity of the individual loans in the portfolio reduces our potential risk. Usually, we secure our home equity loans and lines of credit with a security interest in the borrower’s primary or secondary residence. |
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Construction lending entails significant risk. These risks involve larger loan balances concentrated with single borrowers with funds advanced upon the security of the land or the project under construction. An appraisal of the property estimates the value of the project prior to completion of construction. Thus, it is more difficult to accurately evaluate the total loan funds required to complete a project and related loan to value ratios. To mitigate these risks, we generally limit loan amounts to 80% or less of appraised values, obtain first lien positions on the property securing the loan, and adhere to established underwriting procedures. In addition, we generally offer real estate construction financing only to experienced builders, commercial entities or individuals who have demonstrated the ability to obtain a permanent loan “take-out” (conversion to a permanent mortgage upon completion of the project). We also perform a complete analysis of the borrower and the project under construction. This analysis includes a review of the cost to construct, the borrower’s ability to obtain a permanent “take-out,” the cash flow available to support the debt payments and construction costs in excess of loan proceeds, and the value of the collateral. During construction, we advance funds on these loans on a percentage of completion basis. We inspect each project as needed prior to advancing funds during the term of the construction loan. |
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Under our loan approval policy, all residential real estate loans approved must comply with federal regulations. Generally, we will make residential mortgage loans in amounts up to the limits established from time to time by Fannie Mae and Freddie Mac for secondary market resale purposes. This amount for single-family residential loans currently varies from $417,000 up to a maximum of $625,500 for certain high-cost designated areas. We also make residential mortgage loans up to limits established by the Federal Housing Administration, which currently is $625,500. The Washington, D.C. and Baltimore areas are both considered high-cost designated areas. We will, however, make loans in excess of these amounts if we believe that we can sell the loans in the secondary market or that the loans should be held in our portfolio. For loans sold in the secondary market, we require a credit score of at least 640 with some exceptions to 620 for Veterans. Loans sold in the secondary market are sold to investors on a servicing released basis and recorded as loans as held-for-sale. The premium is recorded in gain on sale of loans in non-interest income, net of commissions paid to the loan officers. |
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Commercial and Industrial Lending |
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Our commercial and industrial lending consists of lines of credit, revolving credit facilities, accounts receivable financing, term loans, equipment loans, SBA loans, standby letters of credit and unsecured loans. We originate commercial loans for any business purpose including the financing of leasehold improvements and equipment, the carrying of accounts receivable, general working capital and acquisition activities. We have a diverse client base and we do not have a concentration of these types of loans in any specific industry segment. We generally secure commercial business loans with accounts receivable, equipment, deeds of trust and other collateral such as marketable securities, cash value of life insurance, and time deposits at Old Line Bank. |
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Commercial business loans have a higher degree of risk than residential mortgage loans because the availability of funds for repayment generally depends on the success of the business. They may also involve higher average balances and an increased difficulty monitoring. To help manage these risks, we typically limit these loans to proven businesses and we generally obtain appropriate collateral and personal guarantees from the borrower’s principal owners and monitor the financial condition of the business. For loans in excess of $250,000, monitoring usually includes a review of the borrower’s annual tax returns and updated financial statements. |
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Consumer Installment Lending |
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We offer various types of secured and unsecured consumer loans. We make consumer loans for personal, family or household purposes as a convenience to our customer base. This category includes our luxury boat loans, which we made prior to 2008 and that remain in our portfolio. Consumer loans, however, are not a focus of our lending activities. The underwriting standards for consumer loans include a determination of the applicant’s payment history on other debts and an assessment of his or her ability to meet existing obligations and payments on the proposed loan. As a general guideline, the borrower’s total debt service should not exceed 40% of his or her gross income. |
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Consumer loans may present greater credit risk than residential mortgage loans because many consumer loans are unsecured or rapidly depreciating assets secure these loans. Repossessed collateral for a defaulted consumer loan may not provide an adequate source of repayment of the outstanding loan balance because of the greater likelihood of damage, loss or depreciation. Consumer loan collections depend on the borrower’s continuing financial stability. If a borrower suffers personal financial difficulties, the loan may not be repaid. Also, various federal and state laws, including bankruptcy and insolvency laws, may limit the amount we can recover on such loans. However, in our opinion, many of these risks do not apply to the luxury boat portion of the loan portfolio due to the credit quality and liquidity of these borrowers. |
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Concentrations of Credit |
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Most of our lending activity occurs within the state of Maryland within the suburban Washington D.C. market area in Anne Arundel, Calvert, Charles, Montgomery, Prince George’s and St. Mary’s Counties. The majority of our loan portfolio consists of commercial real estate loans and residential real estate loans. |
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Non-Accrual and Past Due Loans |
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We consider all loans past due if the borrower has not paid the required principal and interest payments when due under the original or modified terms of the promissory note and place a loan on non-accrual status when the payment of principal or interest has become 90 days past due. When we classify a loan as non-accrual, we no longer accrue interest on such loan and we reverse any interest previously accrued but not collected. We will generally restore a non-accrual loan to accrual status when the borrower brings delinquent principal and interest payments current and we expect to collect future monthly principal and interest payments. We recognize interest on non-accrual legacy loans only when received. We originally recorded purchased, credit-impaired loans at fair value upon acquisition, and an accretable yield is established and recognized as interest income on purchased loans to the extent subsequent cash flows support the estimated accretable yield. Purchased, credit-impaired loans that perform consistent with the accretable yield expectations are not reported as non-accrual or non-performing. However, purchased, credit-impaired loans that do not continue to perform according to accretable yield expectations are considered impaired, and presented as non-accrual and non-performing. Currently, management expects to fully collect the carrying value of acquired, credit-impaired loans. |
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The table below presents an aging analysis of the loan held for investment portfolio at June 30, 2014 and December 31, 2013. |
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| | Age Analysis of Past Due Loans | | | | |
| | June 30, 2014 | | December 31, 2013 | | | | |
| | Legacy | | Acquired | | Total | | Legacy | | Acquired | | Total | | | | |
Current | | $ | 681,591,488 | | $ | 199,859,028 | | $ | 881,450,516 | | $ | 620,559,847 | | $ | 214,086,692 | | $ | 834,646,539 | | | | |
Accruing past due loans: | | | | | | | | | | | | | | | | |
30-89 days past due Commercial Real Estate: | | | | | | | | | | | | | | | | |
Owner Occupied | | — | | 56,117 | | 56,117 | | 828,388 | | 54,035 | | 882,423 | | | | |
Investment | | — | | — | | — | | — | | 534,694 | | 534,694 | | | | |
Residential Real Estate: | | | | | | | | | | | | | | | | |
First-Investment | | 276,081 | | — | | 276,081 | | 521,405 | | 845,018 | | 1,366,423 | | | | |
First-Owner Occupied | | — | | 147,403 | | 147,403 | | — | | 2,584,408 | | 2,584,408 | | | | |
Land and A&D | | 1,277,061 | | — | | 1,277,061 | | — | | 35,162 | | 35,162 | | | | |
Commercial | | 609,000 | | 1,274,838 | | 1,883,838 | | 224,322 | | 396,215 | | 620,537 | | | | |
Consumer | | 15,048 | | — | | 15,048 | | — | | 14,108 | | 14,108 | | | | |
Total 30-89 days past due | | 2,177,190 | | 1,478,358 | | 3,655,548 | | 1,574,115 | | 4,463,640 | | 6,037,755 | | | | |
90 or more days past due Commercial Real Estate: | | | | | | | | | | | | | | | | |
Owner Occupied | | — | | — | | — | | — | | 309,767 | | 309,767 | | | | |
Residential Real Estate: | | | | | | | | | | | | | | | | |
First-Owner Occupied | | — | | 1,198,405 | | 1,198,405 | | — | | 429,144 | | 429,144 | | | | |
Land and A&D | | — | | 73,087 | | 73,087 | | — | | 915,649 | | 915,649 | | | | |
Commercial | | 491,569 | | — | | 491,569 | | — | | — | | — | | | | |
Consumer | | 182,748 | | — | | 182,748 | | — | | — | | — | | | | |
Total 90 or more days past due | | 674,317 | | 1,271,492 | | 1,945,809 | | — | | 1,654,560 | | 1,654,560 | | | | |
Total accruing past due loans | | 2,851,507 | | 2,749,850 | | 5,601,357 | | 1,574,115 | | 6,118,200 | | 7,692,315 | | | | |
Recorded Investment Non-accruing loans: | | | | | | | | | | | | | | | | |
Commercial Real Estate: | | | | | | | | | | | | | | | | |
Owner Occupied | | 1,849,685 | | — | | 1,849,685 | | 1,849,685 | | — | | 1,849,685 | | | | |
Investment | | — | | 400,375 | | 400,375 | | — | | 376,050 | | 376,050 | | | | |
Hospitality | | 4,473,345 | | — | | 4,473,345 | | 4,473,345 | | — | | 4,473,345 | | | | |
Land and A&D | | — | | 128,376 | | 128,376 | | — | | — | | — | | | | |
Residential Real Estate: | | | | | | | | | | | | | | | | |
First-Investment | | 118,674 | | — | | 118,674 | | 123,183 | | — | | 123,183 | | | | |
First-Owner Occupied | | — | | 64,263 | | 64,263 | | 925,814 | | 156,143 | | 1,081,957 | | | | |
Land and A&D | | — | | — | | — | | — | | 130,532 | | 130,532 | | | | |
Commercial | | 734,767 | | — | | 734,767 | | 769,597 | | — | | 769,597 | | | | |
Consumer | | — | | — | | — | | 14,426 | | — | | 14,426 | | | | |
Total Recorded Investment | | | | | | | | | | | | | | | | |
Non-accruing past due loans: | | 7,176,471 | | 593,014 | | 7,769,485 | | 8,156,050 | | 662,725 | | 8,818,775 | | | | |
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Total Loans | | $ | 691,619,466 | | $ | 203,201,892 | | $ | 894,821,358 | | $ | 630,290,012 | | $ | 220,867,617 | | $ | 851,157,629 | | | | |
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We consider all non-performing loans and troubled debt restructurings (TDRs) to be impaired. We do not recognize interest income on non-performing loans during the time period that the loans are non-performing. We only recognize interest income on non-performing loans when we receive payment in full for all amounts due of all contractually required principle and interest, and the loan is current with its contractual terms. |
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The tables below present our impaired loans at June 30, 2014 and December 31, 2013. |
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| | | | | | | | Three months ended | | Six months ended | |
| | | | | | | | June 30, 2014 | | June 30, 2014 | |
Impaired Loans | | Unpaid | | Recorded | | Related | | Average | | Interest | | Average | | Interest Income | |
Legacy | Principal | Investment | Allowance | Recorded | Income | Recorded | Recognized |
| Balance | | | Investment | Recognized | Investment | |
With no related allowance recorded: | | | | | | | | | | | | | | | |
Commercial Real Estate: | | | | | | | | | | | | | | | |
Owner Occupied | | $ | 2,115,118 | | $ | 2,115,118 | | $ | — | | $ | 2,115,118 | | $ | — | | $ | 2,120,422 | | $ | — | |
Investment | | 1,339,561 | | 1,339,561 | | — | | 1,339,561 | | 13,952 | | 1,350,641 | | 29,360 | |
Residential Real Estate: | | | | | | | | | | | | | | | |
First-Investment | | 118,674 | | 118,674 | | — | | 118,505 | | — | | 120,304 | | — | |
Commercial | | 734,767 | | 734,767 | | — | | 737,767 | | 2,426 | | 757,814 | | 4,777 | |
With an allowance recorded: | | | | | | | | | | | | | | | |
Commercial Real Estate: | | | | | | | | | | | | | | | |
Hospitality | | 4,473,345 | | 4,473,345 | | 2,658,345 | | 4,473,345 | | — | | 4,473,345 | | — | |
Commercial | | 425,670 | | 425,670 | | 184,444 | | 425,670 | | 3,294 | | 441,423 | | 6,919 | |
Consumer | | 182,748 | | 182,748 | | 45,687 | | 182,748 | | — | | 183,392 | | 1,847 | |
Total legacy impaired | | 9,389,883 | | 9,389,883 | | 2,888,476 | | 9,392,714 | | 19,672 | | 9,447,341 | | 42,903 | |
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Acquired (1) | | | | | | | | | | | | | | | |
With no related allowance recorded: | | | | | | | | | | | | | | | |
Residential Real Estate: | | | | | | | | | | | | | | | |
First-Investment | | 287,294 | | 287,294 | | — | | 287,294 | | — | | 299,338 | | — | |
First-Owner Occupied | | 1,826,587 | | 1,794,050 | | — | | 1,474,969 | | 7,996 | | 1,919,205 | | 20,924 | |
Land and A&D | | 1,476,850 | | 721,212 | | — | | 1,519,568 | | 13,345 | | 1,857,535 | | 16,216 | |
Commercial | | 85,926 | | 85,926 | | — | | 85,926 | | 1,086 | | 86,591 | | 1,827 | |
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With an allowance recorded: | | | | | | | | | | | | | | | |
Commercial Real Estate: | | | | | | | | | | | | | | | |
Investment | | 371,806 | | 371,806 | | 281,651 | | 371,806 | | 1,086 | | 371,996 | | 1,086 | |
Residential Real Estate: | | | | | | | | | | | | | | | |
Land and A&D | | 131,031 | | 131,031 | | 83,770 | | 131,031 | | — | | 131,031 | | — | |
Total acquired impaired | | 4,179,494 | | 3,391,319 | | 365,421 | | 3,870,594 | | 23,513 | | 4,665,696 | | 40,053 | |
Total impaired | | $ | 13,569,377 | | $ | 12,781,202 | | $ | 3,253,897 | | $ | 13,263,308 | | $ | 43,185 | | 14,113,037 | | $ | 82,956 | |
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(1) Generally accepted accounting principles require that we initially record acquired loans at fair value which includes a discount for loans with credit impairment. These loans are not performing according to their contractual terms and meet the definition of an acquired, credit-impaired loan. Although we do not accrue interest income at the contractual rate on these loans, we do recognize an accretable yield as interest income to the extent such yield is supported by cash flow analysis of the underlying loans. Acquired, credit-impaired loans where the cash flows do not perform according to initial accretable yield estimates are considered impaired. |
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Impaired Loans | | | | | | | |
Twelve months ended December 31, 2013 | | | | | | | |
Legacy | | Unpaid | | Recorded | | Related | | Average | | Interest | | | | | | | |
Principal | Investment | Allowance | Recorded | Income | | | | | | |
Balance | | | Investment | Recognized | | | | | | |
With no related allowance recorded: | | | | | | | | | | | | | | | | | |
Commercial Real Estate: | | | | | | | | | | | | | | | | | |
Owner Occupied | | $ | 1,849,685 | | $ | 1,849,685 | | $ | — | | $ | 1,855,418 | | $ | 70,711 | | | | | | | |
Residential Real Estate: | | | | | | | | | | | | | | | | | |
First-Investment | | 123,183 | | 123,183 | | — | | 129,105 | | — | | | | | | | |
Commercial | | 2,136,376 | | 2,136,376 | | — | | 2,235,110 | | 90,917 | | | | | | | |
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With an allowance recorded: | | | | | | | | | | | | | | | | | |
Commercial Real Estate: | | | | | | | | | | | | | | | | | |
Owner Occupied | | 274,516 | | 274,516 | | 137,258 | | 282,630 | | 18,177 | | | | | | | |
Investment | | 1,363,821 | | 1,363,821 | | 136,382 | | 1,385,973 | | 63,855 | | | | | | | |
Hospitality | | 4,473,345 | | 4,473,345 | | 1,250,000 | | 4,491,435 | | 105,772 | | | | | | | |
Residential Real Estate: | | | | | | | | | | | | | | | | | |
First-Owner Occupied | | 925,814 | | 925,814 | | 167,450 | | 931,492 | | 16,664 | | | | | | | |
Commercial | | 459,439 | | 459,439 | | 191,753 | | 510,230 | | 31,018 | | | | | | | |
Consumer | | 7,390 | | 7390 | | 7,390 | | 7,426 | | 32 | | | | | | | |
Total legacy impaired | | 11,613,569 | | 11,613,569 | | 1,890,233 | | 11,828,819 | | 397,146 | | | | | | | |
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Acquired (1) | | | | | | | | | | | | | | | | | |
With no related allowance recorded: | | | | | | | | | | | | | | | | | |
Commercial Real Estate: | | | | | | | | | | | | | | | | | |
Owner Occupied | | 605,314 | | 579,583 | | — | | 590,677 | | 24,821 | | | | | | | |
Residential Real Estate: | | | | | | | | | | | | | | | | | |
Land and A&D | | 1,628,156 | | 241,624 | | — | | 241,624 | | — | | | | | | | |
Commercial | | 87,387 | | 87,387 | | — | | 88,508 | | 4,533 | | | | | | | |
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With an allowance recorded: | | | | | | | | | | | | | | | | | |
Commercial Real Estate: | | | | | | | | | | | | | | | | | |
Investment | | 372,047 | | 376,050 | | 279,037 | | 376,047 | | 17,509 | | | | | | | |
Residential Real Estate: | | | | | | | | | | | | | | | | | |
First-Owner Occupied | | 411,891 | | 412,742 | | 187,109 | | 414,020 | | 11,460 | | | | | | | |
Land and A&D | | 131,031 | | 130,532 | | 65,515 | | 130,332 | | 8,709 | | | | | | | |
Total acquired impaired | | 3,235,826 | | 1,827,918 | | 531,661 | | 1,841,208 | | 67,032 | | | | | | | |
Total impaired | | $ | 14,849,395 | | $ | 13,441,487 | | $ | 2,421,894 | | $ | 13,670,027 | | $ | 464,178 | | | | | | | |
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(1) Generally accepted accounting principles require that we record acquired loans at fair value at acquisition date. These loans are not performing according to their contractual terms and meet our definition of an impaired loan. Although we do not accrue interest income at the contractual rate on these loans, we may accrete their fair value discounts to interest income as a result of pre-payments that exceeds our cash flow expectations or payment in full of amounts due even though we classify them as non-accrual. |
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We consider a loan a TDR when we conclude that both of the following conditions exist: the restructuring constitutes a concession and the debtor is experiencing financial difficulties. Restructured loans at June 30, 2014 consisted of four loans for $598 thousand compared to five loans at December 31, 2013 for $667 thousand. We had no loans that were modified as a TDR during the three and six month periods ending June 30, 2014 and one loan in the amount of $60 thousand that was modified as a TDR during the six months ending June 30, 2013. We had no loans that were modified as a TDR that defaulted within twelve months of the modification date during the three and six month periods ending June 30, 2014. |
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Acquired impaired loans |
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The following table documents changes in the accretable discount on acquired impaired loans during the six months ended June 30, 2014 and 2013, along with the outstanding balances and related carrying amounts for the beginning and end of those respective periods. |
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| | Six Months Ended June 30, | | | | | | | | | | | | | | | | |
| | 2014 | | 2013 | | | | | | | | | | | | | | | | |
Balance at beginning of period | | $ | 40,771 | | $ | — | | | | | | | | | | | | | | | | |
Additions due to WSB acquisition | | — | | 2,644,163 | | | | | | | | | | | | | | | | |
Accretion of fair value discounts | | (646,861 | ) | (632,786 | ) | | | | | | | | | | | | | | | |
Reclassification from non-accretable | | 579,301 | | 573,682 | | | | | | | | | | | | | | | | |
Balance at end of period | | $ | (26,789 | ) | $ | 2,585,059 | | | | | | | | | | | | | | | | |
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| | Contractually | | Carrying Amount | | | | | | | | | | | | | | | | |
Required Payments | | | | | | | | | | | | | | | |
Receivable | | | | | | | | | | | | | | | |
At June 30, 2014 | | $ | 10,853,648 | | $ | 7,994,957 | | | | | | | | | | | | | | | | |
At December 31, 2013 | | 12,482,792 | | 8,742,777 | | | | | | | | | | | | | | | | |
At June 30, 2013 | | 57,176,676 | | 31,245,470 | | | | | | | | | | | | | | | | |
At December 31, 2012 | | 24,930,742 | | 13,363,882 | | | | | | | | | | | | | | | | |
| | | | | | | | | | | | | | | | | | | | | | |
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Credit Quality Indicators |
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We review the adequacy of the allowance for loan losses at least quarterly. We base the evaluation of the adequacy of the allowance for loan losses upon loan categories. We categorize loans as residential real estate loans, commercial real estate loans, commercial loans and consumer loans. We further divide commercial real estate loans by owner occupied, investment, hospitality and land acquisition and development. We also divide residential real estate by owner occupied, investment, land acquisition and development and junior liens. All categories are divided by risk rating and loss factors and weighed by risk rating to determine estimated loss amounts. We evaluate delinquent loans and loans for which management has knowledge about possible credit problems of the borrower or knowledge of problems with collateral separately and assign loss amounts based upon the evaluation. |
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We determine loss ratios for all loans based upon a review of the three year loss ratio for the category and qualitative factors. |
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We charge off loans that management has identified as losses. We consider suggestions from our external loan review firm and bank examiners when determining which loans to charge off. We automatically charge off consumer loan accounts based on regulatory requirements. |
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If a loan that was previously rated a pass performing loan, from our acquisitions, deteriorates subsequent to the acquisition, the subject loan will be assessed for risk and, if necessary, evaluated for impairment. If the risk assessment rating is adversely changed and the loan is determined to not be impaired, the loan will be placed in a migration category and the credit mark established for the loan will be compared to the general reserve allocation that would be applied using the current allowance for loan losses formula for General Reserves. If the credit mark exceeds the allowance for loan losses formula for General Reserves, there will be no change to the allowance for loan losses. If the credit mark is less than the current allowance for loan losses formula for General Reserves, the allowance for loan losses will be increased by the amount of the shortfall by a provision recorded in the income statement. If the loan is deemed impaired, the loan will be subject to evaluation for loss exposure and a specific reserve. If the estimate of loss exposure exceeds the credit mark, the allowance for loan losses will be increased by the amount of the excess loss exposure through a provision. If the credit mark exceeds the estimate of loss exposure there will be no change to the allowance for loan losses. If a loan from the acquired loan portfolio is carrying a specific credit mark and a current evaluation determines that there has been an increase in loss exposure, the allowance for loan losses will be increased by the amount of the current loss exposure in excess of the credit mark. |
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The following tables outline the class of loans by risk rating at June 30, 2014 and December 31, 2013: |
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| | Account Balance | | | | | | | | | | | | | |
June 30, 2014 | | Legacy | | Acquired | | Total | | | | | | | | | | | | | |
Risk Rating | | | | | | | | | | | | | | | | | | | |
Pass (1-5) | | | | | | | | | | | | | | | | | | | |
Commercial Real Estate: | | | | | | | | | | | | | | | | | | | |
Owner Occupied | | $ | 184,161,521 | | $ | 26,465,177 | | $ | 210,626,698 | | | | | | | | | | | | | |
Investment | | 181,429,368 | | 47,849,499 | | 229,278,867 | | | | | | | | | | | | | |
Hospitality | | 65,796,822 | | 8,488,192 | | 74,285,014 | | | | | | | | | | | | | |
Land and A&D | | 36,279,930 | | 5,982,145 | | 42,262,075 | | | | | | | | | | | | | |
Residential Real Estate: | | | | | | | | | | | | | | | | | | | |
First-Investment | | 45,411,599 | | 25,276,969 | | 70,688,568 | | | | | | | | | | | | | |
First-Owner Occupied | | 22,639,531 | | 55,580,621 | | 78,220,152 | | | | | | | | | | | | | |
Land and A&D | | 19,568,029 | | 11,801,285 | | 31,369,314 | | | | | | | | | | | | | |
HELOC and Jr. Liens | | 20,299,269 | | 3,252,204 | | 23,551,473 | | | | | | | | | | | | | |
Commercial | | 85,541,917 | | 8,195,089 | | 93,737,006 | | | | | | | | | | | | | |
Consumer | | 9,368,133 | | 646,639 | | 10,014,772 | | | | | | | | | | | | | |
| | 670,496,119 | | 193,537,820 | | 864,033,939 | | | | | | | | | | | | | |
Special Mention (6) | | | | | | | | | | | | | | | | | | | |
Commercial Real Estate: | | | | | | | | | | | | | | | | | | | |
Owner Occupied | | 1,112,925 | | 2,072,994 | | 3,185,919 | | | | | | | | | | | | | |
Investment | | 1,423,020 | | 857,150 | | 2,280,170 | | | | | | | | | | | | | |
Land and A&D | | 3,092,788 | | 236,829 | | 3,329,617 | | | | | | | | | | | | | |
Residential Real Estate: | | | | | | | | | | | | | | | | | | | |
First-Investment | | 1,225,094 | | 143,502 | | 1,368,596 | | | | | | | | | | | | | |
First-Owner Occupied | | 84,907 | | 631,017 | | 715,924 | | | | | | | | | | | | | |
Land and A&D | | 2,212,511 | | 370,807 | | 2,583,318 | | | | | | | | | | | | | |
Commercial | | 2,847,652 | | 708,153 | | 3,555,805 | | | | | | | | | | | | | |
| | 11,998,897 | | 5,020,452 | | 17,019,349 | | | | | | | | | | | | | |
Substandard (7) | | | | | | | | | | | | | | | | | | | |
Commercial Real Estate: | | | | | | | | | | | | | | | | | | | |
Owner Occupied | | 1,849,685 | | 575,000 | | 2,424,685 | | | | | | | | | | | | | |
Investment | | 1,339,561 | | 1,150,375 | | 2,489,936 | | | | | | | | | | | | | |
Hospitality | | 4,473,345 | | — | | 4,473,345 | | | | | | | | | | | | | |
Residential Real Estate: | | | | | | | | | | | | | | | | | | | |
First-Investment | | 118,674 | | 502,225 | | 620,899 | | | | | | | | | | | | | |
First-Owner Occupied | | — | | 677,222 | | 677,222 | | | | | | | | | | | | | |
Land and A&D | | — | | 763,945 | | 763,945 | | | | | | | | | | | | | |
Commercial | | 1,160,437 | | 974,853 | | 2,135,290 | | | | | | | | | | | | | |
Consumer | | 182,748 | | — | | 182,748 | | | | | | | | | | | | | |
| | 9,124,450 | | 4,643,620 | | 13,768,070 | | | | | | | | | | | | | |
Doubtful (8) | | — | | — | | — | | | | | | | | | | | | | |
Loss (9) | | — | | — | | — | | | | | | | | | | | | | |
| | | | | | | | | | | | | | | | | | | |
Total | | $ | 691,619,466 | | $ | 203,201,892 | | $ | 894,821,358 | | | | | | | | | | | | | |
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| | Account Balance | | | | | | | | | | | | | |
December 31, 2013 | | Legacy | | Acquired | | Total | | | | | | | | | | | | | |
Risk Rating | | | | | | | | | | | | | | | | | | | |
Pass (1-5) | | | | | | | | | | | | | | | | | | | |
Commercial Real Estate: | | | | | | | | | | | | | | | | | | | |
Owner Occupied | | $ | 159,945,564 | | $ | 27,089,317 | | $ | 187,034,881 | | | | | | | | | | | | | |
Investment | | 159,392,609 | | 51,664,220 | | 211,056,829 | | | | | | | | | | | | | |
Hospitality | | 62,818,042 | | 8,546,240 | | 71,364,282 | | | | | | | | | | | | | |
Land and A&D | | 37,383,344 | | 8,148,372 | | 45,531,716 | | | | | | | | | | | | | |
Residential Real Estate: | | | | | | | | | | | | | | | | | | | |
First-Investment | | 44,064,312 | | 27,103,460 | | 71,167,772 | | | | | | | | | | | | | |
First-Owner Occupied | | 12,896,971 | | 60,399,843 | | 73,296,814 | | | | | | | | | | | | | |
Land and A&D | | 17,778,528 | | 12,678,761 | | 30,457,289 | | | | | | | | | | | | | |
HELOC and Jr. Liens | | 18,302,559 | | 3,359,063 | | 21,661,622 | | | | | | | | | | | | | |
Commercial | | 85,415,692 | | 9,529,078 | | 94,944,770 | | | | | | | | | | | | | |
Consumer | | 10,113,098 | | 870,843 | | 10,983,941 | | | | | | | | | | | | | |
| | 608,110,719 | | 209,389,197 | | 817,499,916 | | | | | | | | | | | | | |
Special Mention (6) | | | | | | | | | | | | | | | | | | | |
Commercial Real Estate: | | | | | | | | | | | | | | | | | | | |
Owner Occupied | | 1,310,107 | | 2,128,647 | | 3,438,754 | | | | | | | | | | | | | |
Investment | | 1,432,243 | | 835,918 | | 2,268,161 | | | | | | | | | | | | | |
Hospitality | | — | | — | | — | | | | | | | | | | | | | |
Land and A&D | | 3,212,463 | | 250,806 | | 3,463,269 | | | | | | | | | | | | | |
Residential Real Estate: | | | | | | | | | | | | | | | | | | | |
First-Investment | | 1,106,938 | | 733,107 | | 1,840,045 | | | | | | | | | | | | | |
First-Owner Occupied | | 87,154 | | 762,920 | | 850,074 | | | | | | | | | | | | | |
Land and A&D | | 2,066,763 | | — | | 2,066,763 | | | | | | | | | | | | | |
HELOC and Jr. Liens | | — | | — | | — | | | | | | | | | | | | | |
Commercial | | 1,841,859 | | 646,700 | | 2,488,559 | | | | | | | | | | | | | |
Consumer | | — | | — | | — | | | | | | | | | | | | | |
| | 11,057,527 | | 5,358,098 | | 16,415,625 | | | | | | | | | | | | | |
Substandard (7) | | | | | | | | | | | | | | | | | | | |
Commercial Real Estate: | | | | | | | | | | | | | | | | | | | |
Owner Occupied | | 1,849,685 | | 884,767 | | 2,734,452 | | | | | | | | | | | | | |
Investment | | 1,363,821 | | 1,591,538 | | 2,955,359 | | | | | | | | | | | | | |
Hospitality | | 4,473,345 | | — | | 4,473,345 | | | | | | | | | | | | | |
Land and A&D | | — | | — | | — | | | | | | | | | | | | | |
Residential Real Estate: | | | | | | | | | | | | | | | | | | | |
First-Investment | | 123,183 | | 527,528 | | 650,711 | | | | | | | | | | | | | |
First-Owner Occupied | | 925,812 | | 1,084,740 | | 2,010,552 | | | | | | | | | | | | | |
Land and A&D | | — | | 1,046,181 | | 1,046,181 | | | | | | | | | | | | | |
HELOC and Jr. Liens | | — | | — | | — | | | | | | | | | | | | | |
Commercial | | 2,371,493 | | 985,568 | | 3,357,061 | | | | | | | | | | | | | |
Consumer | | 14,427 | | — | | 14,427 | | | | | | | | | | | | | |
| | 11,121,766 | | 6,120,322 | | 17,242,088 | | | | | | | | | | | | | |
Doubtful (8) | | — | | — | | — | | | | | | | | | | | | | |
Loss (9) | | — | | — | | — | | | | | | | | | | | | | |
| | | | | | | | | | | | | | | | | | | |
Total | | $ | 630,290,012 | | $ | 220,867,617 | | $ | 851,157,629 | | | | | | | | | | | | | |
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The following table details activity in the allowance for loan losses by portfolio segment for the three and six month periods ended June 30, 2014 and 2013. Allocation of a portion of the allowance to one category of loans does not preclude its availability to absorb losses in other categories. During the fourth quarter of 2013, the loan segments were changed to align with our new allowance methodology, which resulted in balance transfers from prior loan categories being assigned to each new loan segment. |
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Three months ending June 30, 2014 | | Commercial | | Commercial | | Residential | | Consumer | | Total | | | | | | | |
Real Estate | Real Estate | | | | | | |
Beginning balance | | $ | 844,243 | | $ | 3,311,658 | | $ | 696,642 | | $ | 29,396 | | $ | 4,881,939 | | | | | | | |
General provision for loan losses | | (171,084 | ) | 1,546,938 | | 207,587 | | 58,223 | | 1,641,664 | | | | | | | |
Provision (credit) for loan losses for loans acquired with deteriorated credit quality | | — | | 2,616 | | (100,000 | ) | — | | (97,384 | ) | | | | | | |
Recoveries | | 2,216 | | 20 | | 28,600 | | 4,452 | | 35,288 | | | | | | | |
| | 675,375 | | 4,861,232 | | 832,829 | | 92,071 | | 6,461,507 | | | | | | | |
Loans charged off | | (1,000 | ) | — | | (111,641 | ) | (24,283 | ) | (136,924 | ) | | | | | | |
Ending Balance | | $ | 674,375 | | $ | 4,861,232 | | $ | 721,188 | | $ | 67,788 | | $ | 6,324,583 | | | | | | | |
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Six months ending June 30, 2014 | | Commercial | | Commercial | | Residential | | Consumer | | Total | | | | | | | |
Real Estate | Real Estate | | | | | | |
Beginning balance | | $ | 495,051 | | $ | 3,569,395 | | $ | 841,234 | | $ | 23,533 | | $ | 4,929,213 | | | | | | | |
General provision for loan losses | | 176,613 | | 1,289,161 | | 257,077 | | 70,328 | | 1,793,179 | | | | | | | |
Provision (credit) for loan losses for loans acquired with deteriorated credit quality | | — | | 2,616 | | 18,254 | | — | | 20,870 | | | | | | | |
Recoveries | | 4,711 | | 60 | | 36,270 | | 8,478 | | 49,519 | | | | | | | |
| | 676,375 | | 4,861,232 | | 1,152,835 | | 102,339 | | 6,792,781 | | | | | | | |
Loans charged off | | (2,000 | ) | — | | (431,647 | ) | (34,551 | ) | (468,198 | ) | | | | | | |
Ending Balance | | $ | 674,375 | | $ | 4,861,232 | | $ | 721,188 | | $ | 67,788 | | $ | 6,324,583 | | | | | | | |
| | | | | | | | | | | | | | | | | |
Amount allocated to: | | | | | | | | | | | | | | | | | |
Legacy Loans: | | | | | | | | | | | | | | | | | |
Individually evaluated for impairment | | $ | 184,444 | | $ | 2,658,345 | | $ | — | | $ | 45,687 | | $ | 2,888,476 | | | | | | | |
Other loans not individually evaluated | | 489,931 | | 1,921,236 | | 637,418 | | 22,101 | | 3,070,686 | | | | | | | |
Acquired Loans: | | | | | | | | | | | | | | | | | |
Individually evaluated for impairment | | — | | 281,651 | | 83,770 | | — | | 365,421 | | | | | | | |
Ending balance | | $ | 674,375 | | $ | 4,861,232 | | $ | 721,188 | | $ | 67,788 | | $ | 6,324,583 | | | | | | | |
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Three Months Ended June 30, 2013 | | Real | | Commercial | | Boats | | Other | | Total | | | | | | | |
Estate | Consumer | | | | | | |
Beginning balance | | $ | 2,887,769 | | $ | 784,024 | | $ | 240,959 | | $ | 140,195 | | $ | 4,052,947 | | | | | | | |
Provision for loan losses | | (266,540 | ) | 140,365 | | 7,579 | | (23,028 | ) | (141,624 | ) | | | | | | |
Provision for loan losses for loans acquired with deteriorated credit quality | | 341,624 | | — | | — | | — | | 341,624 | | | | | | | |
Recoveries | | 10,303 | | 7,093 | | — | | 13,768 | | 31,164 | | | | | | | |
| | 2,973,156 | | 931,482 | | 248,538 | | 130,935 | | 4,284,111 | | | | | | | |
Loans charged off | | — | | (46,785 | ) | — | | (46 | ) | (46,831 | ) | | | | | | |
Ending Balance | | $ | 2,973,156 | | $ | 884,697 | | $ | 248,538 | | $ | 130,889 | | $ | 4,237,280 | | | | | | | |
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Six Months Ending June 30, 2013 | | Real | | Commercial | | Boats | | Other | | Total | | | | | | | |
Estate | Consumer | | | | | | |
Beginning balance | | $ | 2,826,584 | | $ | 755,954 | | $ | 248,928 | | $ | 133,881 | | $ | 3,965,347 | | | | | | | |
Provision for loan losses | | (243,887 | ) | 254,035 | | (390 | ) | (26,382 | ) | (16,624 | ) | | | | | | |
Provision for loan losses for loans acquired with deteriorated credit quality | | 416,624 | | — | | — | | — | | 416,624 | | | | | | | |
Recoveries | | 41,686 | | 24,089 | | — | | 36,442 | | 102,217 | | | | | | | |
| | 3,041,007 | | 1,034,078 | | 248,538 | | 143,941 | | 4,467,564 | | | | | | | |
Loans charged off | | (67,851 | ) | (149,381 | ) | — | | (13,052 | ) | (230,284 | ) | | | | | | |
Ending Balance | | $ | 2,973,156 | | $ | 884,697 | | $ | 248,538 | | $ | 130,889 | | $ | 4,237,280 | | | | | | | |
| | | | | | | | | | | | | | | | | |
Amount allocated to: | | | | | | | | | | | | | | | | | |
Legacy Loans: | | | | | | | | | | | | | | | | | |
Individually evaluated for impairment | | $ | 25,000 | | $ | — | | $ | — | | $ | — | | $ | 25,000 | | | | | | | |
Collectively evaluated for impairment | | 2,556,532 | | 884,697 | | 248,538 | | 130,889 | | 3,820,656 | | | | | | | |
Acquired Loans: | | | | | | | | | | | | | | | | | |
Individually evaluated for impairment | | 391,624 | | — | | — | | — | | 391,624 | | | | | | | |
Ending balance | | $ | 2,973,156 | | $ | 884,697 | | $ | 248,538 | | $ | 130,889 | | $ | 4,237,280 | | | | | | | |
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Our recorded investment in loans at June 30, 2014 and 2013 related to each balance in the allowance for probable loan losses by portfolio segment and disaggregated on the basis of our impairment methodology was as follows: |
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June 30, 2014 | | Commercial | | Commercial | | Residential | | Consumer | | Total | | | | | | | |
Real Estate | Real Estate | | | | | | |
Legacy loans: | | | | | | | | | | | | | | | | | |
Individually evaluated for impairment with specific reserve | | $ | 425,670 | | $ | 4,473,345 | | $ | — | | $ | 182,748 | | $ | 5,081,763 | | | | | | | |
Individually evaluated for impairment without specific reserve | | 734,767 | | 3,454,679 | | 118,674 | | — | | 4,308,120 | | | | | | | |
Other loans not individually evaluated | | 88,389,569 | | 473,030,942 | | 111,440,939 | | 9,368,133 | | 682,229,583 | | | | | | | |
Acquired loans: | | | | | | | | | | | | | | | | | |
Individually evaluated for impairment with specific reserve subsequent to acquisition (ASC 310-20 at acquisition) | | — | | 371,806 | | 131,031 | | — | | 502,837 | | | | | | | |
Individually evaluated for impairment without specific reserve (ASC 310-20 at acquisition) | | 85,926 | | — | | 2,802,556 | | — | | 2,888,482 | | | | | | | |
Collectively evaluated for impairment without reserve (ASC 310-20 at acquisition) | | 9,792,169 | | 93,305,554 | | 96,066,211 | | 646,639 | | 199,810,573 | | | | | | | |
Ending balance | | $ | 99,428,101 | | $ | 574,636,326 | | $ | 210,559,411 | | $ | 10,197,520 | | $ | 894,821,358 | | | | | | | |
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June 30, 2013 | | Real Estate | | Commerical | | Boats | | Other | | Total | | | | | | | |
Consumer | | | | | | |
Legacy loans: | | | | | | | | | | | | | | | | | |
Individually evaluated for impairment with specific reserve | | $ | 499,122 | | $ | — | | $ | — | | $ | — | | $ | 499,122 | | | | | | | |
Individually evaluated for impairment without specific reserve | | 3,275,454 | | 1,685,700 | | — | | — | | 4,961,154 | | | | | | | |
Collectively evaluated for impairment without reserve | | 401,243,435 | | 99,268,982 | | 7,060,527 | | 2,874,064 | | 510,447,008 | | | | | | | |
Acquired loans: | | | | | | | | | | | | | | | | | |
Individually evaluated for impairment with specific reserve subsequent to acquisition (ASC 310-20 at acquisition) | | 1,603,144 | | — | | — | | — | | 1,603,144 | | | | | | | |
Individually evaluated for impairment without specific reserve (ASC 310-30 at acquisition) | | 31,153,510 | | 764,372 | | — | | — | | 31,917,882 | | | | | | | |
Collectively evaluated for impairment without reserve (ASC 310-20 at acquisition) | | 228,726,807 | | 11,024,500 | | — | | 1,181,292 | | 240,932,599 | | | | | | | |
Ending balance | | $ | 666,501,472 | | $ | 112,743,554 | | $ | 7,060,527 | | $ | 4,055,356 | | $ | 790,360,909 | | | | | | | |