Fair Value | Note 7—Fair Value The Company’s consolidated financial statements include assets and liabilities that are measured based on their fair values. Measurement at fair value may be on a recurring or nonrecurring basis depending on the accounting principles applicable to the specific asset or liability and whether the Manager has elected to carry the item at its fair value as discussed in the following paragraphs. The Company groups its assets and liabilities at fair value in three levels, based on the markets in which the assets and liabilities are traded and the observability of the inputs used to determine fair value. These levels are: · Level 1—Quoted prices in active markets for identical financial statement items. · Level 2—Prices determined or determinable using other significant observable inputs. Observable inputs are inputs that other market participants would use in pricing a financial statement item and are developed based on market data obtained from sources independent of the Company. These may include quoted prices for similar financial statement items, interest rates, prepayment speeds, credit risk and other inputs. · Level 3—Prices determined using significant unobservable inputs. In situations where significant observable inputs are unavailable (for example, when there is little or no market activity for a financial statement item at the end of the period) unobservable inputs may be used. Unobservable inputs reflect the Company’s own judgments about the factors that market participants use in pricing a financial statement item, and are based on the best information available in the circumstances. As a result of the difficulty in observing certain significant valuation inputs affecting “Level 3” fair value financial statement items, the Manager is required to make judgments regarding these items’ fair values. Different persons in possession of the same facts may reasonably arrive at different conclusions as to the inputs to be applied in valuing these financial statement items and their fair values. Likewise, due to the general illiquidity of some of these financial statement items, subsequent transactions may be at values significantly different from those reported. Fair Value Accounting Elections The Manager identified all of the Company’s non-cash financial assets and MSRs relating to loans with initial interest rates of more than 4.5%, to be accounted for at fair value. The Manager has elected to account for these financial statement items at fair value so such changes in fair value will be reflected in income as they occur and more timely reflect the results of the Company’s performance. The Manager has also identified the Company’s CRT financing and asset-backed financing of a VIE to be accounted for at fair value to reflect the generally offsetting changes in fair value of these borrowings to changes in fair value of mortgage loans at fair value collateralizing these financings. For assets sold under agreements to repurchase and the Exchangeable Notes, the Manager has determined that historical cost accounting is more appropriate because under this method debt issuance costs are amortized over the term of the debt, thereby matching the debt issuance cost to the periods benefiting from the availability of the debt. Financial Statement Items Measured at Fair Value on a Recurring Basis Following is a summary of financial statement items that are measured at fair value on a recurring basis: June 30, 2016 Level 1 Level 2 Level 3 Total (in thousands) Assets: Short-term investments $ 16,877 $ — $ — $ 16,877 Mortgage-backed securities at fair value — 531,612 — 531,612 Mortgage loans acquired for sale at fair value — 1,461,029 — 1,461,029 Mortgage loans at fair value — 427,091 1,608,906 2,035,997 Excess servicing spread purchased from PFSI — — 294,551 294,551 Derivative assets: Interest rate lock commitments — — 16,803 16,803 MBS put options — 593 — 593 Forward purchase contracts — 35,768 — 35,768 Forward sales contracts — 43 — 43 Put options on interest rate futures 453 — — 453 Call options on interest rate futures 3,379 — — 3,379 Total derivative assets before netting 3,832 36,404 16,803 57,039 Netting — — — (22,032 ) Total derivative assets after netting 3,832 36,404 16,803 35,007 Mortgage servicing rights at fair value — — 57,977 57,977 $ 20,709 $ 2,456,136 $ 1,978,237 $ 4,433,050 Liabilities: Asset-backed financing of a VIE at fair value $ — $ 325,939 $ — $ 325,939 Interest-only security payable at fair value — — 1,663 1,663 Derivative liabilities: Interest rate lock commitments — — 45 45 CRT Agreements — — 199 199 Put options on interest rate futures 79 — — 79 Forward purchase contracts — 19 — 19 Forward sales contracts — 35,466 — 35,466 Total derivative liabilities before netting 79 35,485 244 35,808 Netting — — — (31,914 ) Total derivative liabilities after netting 79 35,485 244 3,894 $ 79 $ 361,424 $ 1,907 $ 331,496 December 31, 2015 Level 1 Level 2 Level 3 Total (in thousands) Assets: Short-term investments $ 41,865 $ — $ — $ 41,865 Mortgage-backed securities at fair value — 322,473 — 322,473 Mortgage loans acquired for sale at fair value — 1,283,795 — 1,283,795 Mortgage loans at fair value — 455,394 2,100,394 2,555,788 Excess servicing spread purchased from PFSI — — 412,425 412,425 Derivative assets: Interest rate lock commitments — — 4,983 4,983 CRT Agreements — — 593 593 MBS put options — 93 — 93 Forward purchase contracts — 2,444 — 2,444 Forward sales contracts — 2,604 — 2,604 Put options on interest rate futures 1,512 — — 1,512 Call options on interest rate futures 1,156 — — 1,156 Total derivative assets 2,668 5,141 5,576 13,385 Netting — — — (3,300 ) Total derivative assets after netting 2,668 5,141 5,576 10,085 Mortgage servicing rights at fair value — — 66,584 66,584 $ 44,533 $ 2,066,803 $ 2,584,979 $ 4,693,015 Liabilities: Asset-backed financing of the VIE at fair value $ — $ 247,690 $ — $ 247,690 Derivative liabilities: Interest rate lock commitments — — 337 337 Put options on interest rate futures 39 — — 39 Call options on interest rate futures 305 — — 305 Forward purchase contracts — 3,774 — 3,774 Forward sales contracts — 2,680 — 2,680 Total derivative liabilities 344 6,454 337 7,135 Netting — — — (3,978 ) Total derivative liabilities after netting 344 6,454 337 3,157 $ 344 $ 254,144 $ 337 $ 250,847 The following is a summary of changes in items measured using Level 3 inputs on a recurring basis: Quarter ended June 30, 2016 Mortgage Excess Interest Mortgage Interest- only loans servicing rate lock CRT servicing security at fair value spread commitments (1) Agreements (1) rights payable Total (in thousands) Balance, March 31, 2016 $ 2,047,563 $ 321,976 $ 9,335 $ (4,218 ) $ 61,071 $ 675 $ 2,436,402 Purchases and issuances — — — — — 1,454 1,454 Repayments and sales (387,661 ) (17,400 ) — — — — (405,061 ) Capitalization of interest 16,421 5,713 — — — — 22,134 ESS received pursuant to a recapture agreement with PFSI — 1,690 — — — — 1,690 Interest rate lock commitments issued, net — — 17,036 — — — 17,036 Servicing received as proceeds from sales of mortgage loans — — — — 1,847 — 1,847 Proceeds from CRT Agreements — — — (3,859 ) — — (3,859 ) Changes in fair value included in income arising from: Changes in instrument- specific credit risk (22,287 ) — — — — — (22,287 ) Other factors 8,824 (17,428 ) 27,076 7,878 (4,941 ) (466 ) 20,943 (13,463 ) (17,428 ) 27,076 7,878 (4,941 ) (466 ) (1,344 ) Transfers of mortgage loans to REO and real estate held for investment (53,954 ) — — — — — (53,954 ) Transfers of interest rate lock commitments to mortgage loans acquired for sale — — (36,690 ) — — — (36,690 ) Balance, June 30, 2016 $ 1,608,906 $ 294,551 $ 16,757 $ (199 ) $ 57,977 $ 1,663 $ 1,979,655 Changes in fair value recognized during the period relating to assets still held at June 30, 2016 $ (5,335 ) $ (17,428 ) $ 16,757 $ 7,878 $ (4,941 ) (466 ) $ (3,535 ) (1) For the purpose of this table, the IRLC and CRT Agreement asset and liability positions are shown net. Quarter ended June 30, 2015 Mortgage Excess Interest Mortgage loans servicing rate lock servicing at fair value spread commitments (1) rights Total (in thousands) Balance, March 31, 2015 $ 2,343,382 $ 222,309 $ 8,214 $ 49,448 $ 2,623,353 Purchases — 140,874 — — 140,874 Repayments and sales (68,190 ) (18,352 ) — — (86,542 ) Capitalization of interest 9,922 — — — 9,922 Accrual of interest — 5,819 — — 5,819 ESS received pursuant to a recapture agreement with PFSI — 1,319 — — 1,319 Interest rate lock commitments issued, net — — 11,683 — 11,683 Servicing received as proceeds from sales of mortgage loans — — — 1,588 1,588 Changes in fair value included in income arising from: Changes in instrument-specific credit risk 7,489 — — — 7,489 Other factors 22,579 7,133 (23,411 ) 6,307 12,608 30,068 7,133 (23,411 ) 6,307 20,097 Transfers of mortgage loans to REO (68,238 ) — — — (68,238 ) Transfers of interest rate lock commitments to mortgage loans acquired for sale — — 3,247 — 3,247 Balance, June 31, 2015 $ 2,246,944 $ 359,102 $ (267 ) $ 57,343 $ 2,663,122 Changes in fair value recognized during the period relating to assets still held at June 30, 2015 $ 32,807 $ 7,133 $ (267 ) $ 6,307 $ 45,980 (1) For the purpose of this table, the IRLC asset and liability positions are shown net. Six months ended June 30, 2016 Mortgage Excess Interest Mortgage Interest- only loans servicing rate lock CRT servicing security at fair value spread commitments (1) Agreements (1) rights payable Total (in thousands) Balance, December 31, 2015 $ 2,100,394 $ 412,425 $ 4,646 $ 593 $ 66,584 $ — $ 2,584,642 Purchases and issuances — — — 682 2,602 2,136 5,420 Repayments and sales (419,726 ) (97,326 ) — — — — (517,052 ) Capitalization of interest 39,715 12,728 — — — — 52,443 ESS received pursuant to a recapture agreement with PFSI — 3,601 — — — — 3,601 Interest rate lock commitments issued, net — — 27,733 — — — 27,733 Servicing received as proceeds from sales of mortgage loans — — — — 5,147 — 5,147 Proceeds from CRT Agreements — — — (6,395 ) — — (6,395 ) Changes in fair value included in income arising from: Changes in instrument- specific credit risk (19,004 ) — — — — — (19,004 ) Other factors 19,936 (36,877 ) 47,742 4,921 (16,356 ) (473 ) 18,893 932 (36,877 ) 47,742 4,921 (16,356 ) (473 ) (111 ) Transfers of mortgage loans to REO and real estate held for investment (112,409 ) — — — — — (112,409 ) Transfers of interest rate lock commitments to mortgage loans acquired for sale — — (63,364 ) — — — (63,364 ) Balance, June 30, 2016 $ 1,608,906 $ 294,551 $ 16,757 $ (199 ) $ 57,977 $ 1,663 $ 1,979,655 Changes in fair value recognized during the period relating to assets still held at June 30, 2016 $ 654 $ (29,667 ) $ 16,757 $ 4,921 $ (16,356 ) (473 ) $ (24,164 ) (1) For the purpose of this table, the IRLC and CRT Agreement asset and liability positions are shown net. Six months ended June 30, 2015 Mortgage Excess Interest Mortgage loans servicing rate lock servicing at fair value spread commitments (1) rights Total (in thousands) Balance, December 31, 2014 $ 2,199,583 $ 191,166 $ 5,661 $ 57,358 $ 2,453,768 Purchases 241,981 187,287 — — 429,268 Repayments and sales (114,070 ) (31,083 ) — — (145,153 ) Capitalization of interest 20,130 — — — 20,130 Accrual of interest — 9,570 — — 9,570 ESS received pursuant to a recapture agreement with PFSI — 2,565 — — 2,565 Interest rate lock commitments issued, net — — 31,083 — 31,083 Servicing received as proceeds from sales of mortgage loans — — — 3,495 3,495 Changes in fair value included in income arising from: Changes in instrument-specific credit risk 19,057 — — — 19,057 Other factors 28,196 (403 ) (23,399 ) (3,510 ) 884 47,253 (403 ) (23,399 ) (3,510 ) 19,941 Transfers of mortgage loans to REO (147,933 ) — — — (147,933 ) Transfers of interest rate lock commitments to mortgage loans acquired for sale — — (13,612 ) — (13,612 ) Balance, June 31, 2015 $ 2,246,944 $ 359,102 $ (267 ) $ 57,343 $ 2,663,122 Changes in fair value recognized during the period relating to assets still held at June 30, 2015 $ 54,574 $ (403 ) $ (267 ) $ (3,510 ) $ 50,394 (1) For the purpose of this table, the IRLC asset and liability positions are shown net. Following are the fair values and related principal amounts due upon maturity of mortgage loans accounted for under the fair value option (including mortgage loans acquired for sale, mortgage loans at fair value and mortgage loans held in a consolidated VIE): June 30, 2016 December 31, 2015 Fair value Principal amount due upon maturity Difference Fair value Principal amount due upon maturity Difference (in thousands) Mortgage loans acquired for sale at fair value: Current through 89 days delinquent $ 1,460,326 $ 1,388,201 $ 72,125 $ 1,283,275 $ 1,235,433 $ 47,842 90 or more days delinquent Not in foreclosure 415 461 (46 ) 304 333 (29 ) In foreclosure 288 338 (50 ) 216 253 (37 ) 703 799 (96 ) 520 586 (66 ) $ 1,461,029 $ 1,389,000 $ 72,029 $ 1,283,795 $ 1,236,019 $ 47,776 Mortgage loans at fair value: Mortgage loans held in a consolidated VIE Current through 89 days delinquent $ 427,091 $ 416,195 $ 10,896 $ 455,394 $ 454,935 $ 459 90 or more days delinquent Not in foreclosure — — — — — — In foreclosure — — — — — — — — — — — — 427,091 416,195 10,896 455,394 454,935 459 Other mortgage loans at fair value: Current through 89 days delinquent 656,762 873,422 (216,660 ) 877,438 1,134,560 (257,122 ) 90 or more days delinquent Not in foreclosure 363,328 510,475 (147,147 ) 459,060 640,343 (181,283 ) In foreclosure 588,816 803,754 (214,938 ) 763,896 1,062,205 (298,309 ) 952,144 1,314,229 (362,085 ) 1,222,956 1,702,548 (479,592 ) 1,608,906 2,187,651 (578,745 ) 2,100,394 2,837,108 (736,714 ) $ 2,035,997 $ 2,603,846 $ (567,849 ) $ 2,555,788 $ 3,292,043 $ (736,255 ) Following are the changes in fair value included in current period income by consolidated statement of operations line item for financial statement items accounted for under the fair value option: Quarter ended June 30, 2016 Net gain on Net mortgage mortgage loans Net Net gain loan acquired interest on servicing for sale income investments fees Total (in thousands) Assets: Short-term investments $ — $ — $ — $ — $ — Mortgage-backed securities at fair value — (750 ) 4,332 — 3,582 Mortgage loans acquired for sale at fair value 47,003 — — — 47,003 Mortgage loans at fair value — 865 (13,511 ) — (12,646 ) ESS at fair value — — (17,428 ) — (17,428 ) MSRs at fair value — — — (4,941 ) (4,941 ) $ 47,003 $ 115 $ (26,607 ) $ (4,941 ) $ 15,570 Liabilities: Asset-backed financing of a VIE at fair value $ — $ (781 ) $ 890 $ — $ 109 $ — $ (781 ) $ 890 $ — $ 109 Quarter ended June 30, 2015 Net gain on Net mortgage mortgage loans Net Net gain loan acquired interest on servicing for sale income investments fees Total (in thousands) Assets: Short-term investments $ — $ — $ — $ — $ — Mortgage-backed securities at fair value — (23 ) (6,702 ) — (6,725 ) Mortgage loans acquired for sale at fair value (5,017 ) — — — (5,017 ) Mortgage loans at fair value — (310 ) 17,991 — 17,681 ESS at fair value — — 8,589 — 8,589 MSRs at fair value — — — 6,306 6,306 $ (5,017 ) $ (333 ) $ 19,878 $ 6,306 $ 20,834 Liabilities: Asset-backed financing of a VIE at fair value $ — $ 51 $ 3,991 $ — $ 4,042 $ — $ 51 $ 3,991 $ — $ 4,042 Six months ended June 30, 2016 Net gain on Net mortgage mortgage loans Net Net gain loan acquired interest on servicing for sale income investments fees Total (in thousands) Assets: Short-term investments $ — $ — $ — $ — $ — Mortgage-backed securities at fair value — (738 ) 9,431 — 8,693 Mortgage loans acquired for sale at fair value 89,008 — — — 89,008 Mortgage loans at fair value — 2,094 9,279 — 11,373 ESS at fair value — — (36,877 ) — (36,877 ) MSRs at fair value — — — (16,356 ) (16,356 ) $ 89,008 $ 1,356 $ (18,167 ) $ (16,356 ) $ 55,841 Liabilities: Asset-backed financing of a VIE at fair value $ — $ 536 $ (8,963 ) $ — $ (8,427 ) $ — $ 536 $ (8,963 ) $ — $ (8,427 ) Six months ended June 30, 2015 Net gain on Net mortgage mortgage loans Net Net gain loan acquired interest on servicing for sale income investments fees Total (in thousands) Assets: Short-term investments $ — $ — $ — $ — $ — Mortgage-backed securities at fair value — 63 (5,186 ) — (5,123 ) Mortgage loans acquired for sale at fair value 18,064 — — — 18,064 Mortgage loans at fair value — 179 36,977 — 37,156 ESS at fair value — — 2,342 — 2,342 MSRs at fair value — — — (3,510 ) (3,510 ) $ 18,064 $ 242 $ 34,133 $ (3,510 ) $ 48,929 Liabilities: Asset-backed financing of a VIE at fair value $ — $ (122 ) $ 3,222 $ — $ 3,100 $ — $ (122 ) $ 3,222 $ — $ 3,100 Financial Statement Items Measured at Fair Value on a Nonrecurring Basis Following is a summary of financial statement items that were re-measured at fair value on a nonrecurring basis during the periods presented: June 30, 2016 Level 1 Level 2 Level 3 Total (in thousands) Real estate acquired in settlement of loans $ — $ — $ 136,062 $ 136,062 MSRs at lower of amortized cost or fair value — — 332,354 332,354 $ — $ — $ 468,416 $ 468,416 December 31, 2015 Level 1 Level 2 Level 3 Total (in thousands) Real estate acquired in settlement of loans $ — $ — $ 173,662 $ 173,662 MSRs at lower of amortized cost or fair value — — 145,187 145,187 $ — $ — $ 318,849 $ 318,849 The following table summarizes the fair value changes recognized during the period on assets held at period end that were measured at fair value on a nonrecurring basis: Quarter ended June 30, Six months ended June 30, 2016 2015 2016 2015 (in thousands) Real estate asset acquired in settlement of loans $ (5,836 ) $ (6,491 ) $ (11,106 ) $ (13,800 ) MSRs at lower of amortized cost or fair value (23,170 ) 7,082 (40,876 ) 703 $ (29,006 ) $ 591 $ (51,982 ) $ (13,097 ) Real Estate Acquired in Settlement of Loans The Company evaluates its REO for impairment with reference to the respective properties’ fair values less cost to sell on a nonrecurring basis. The initial carrying value of the REO is measured at cost as indicated by the purchase price in the case of purchased REO or as measured by the fair value of the mortgage loan immediately before REO acquisition in the case of acquisition in settlement of a loan. REO may be subsequently revalued due to the Company receiving greater access to the property, the property being held for an extended period or receiving indications that the property’s value may not be supported by developing market conditions. Any subsequent change in fair value to a level that is less than or equal to the property’s cost is recognized in Results of real estate acquired in settlement of loans Mortgage Servicing Rights at Lower of Amortized Cost or Fair Value The Company evaluates its MSRs at lower of amortized cost or fair value for impairment with reference to the asset’s fair value. For purposes of performing its MSR impairment evaluation, the Company stratifies its MSRs at lower of amortized cost or fair value based on the interest rates borne by the mortgage loans underlying the MSRs. Mortgage loans are grouped into pools with 50 basis point interest rate ranges for fixed-rate mortgage loans with interest rates between 3.0% and 4.5% and a single pool for mortgage loans with interest rates below 3.0%. MSRs relating to adjustable rate mortgage loans with initial interest rates of 4.5% or less are evaluated in a single pool. If the fair value of MSRs in any of the interest rate pools is below the amortized cost of the MSRs, those MSRs are impaired. When MSRs are impaired, the impairment is recognized in current-period results of operations and the carrying value of the MSRs is adjusted using a valuation allowance. If the fair value of the MSRs subsequently increases, the increase in fair value is recognized in current period results of operations only to the extent of the valuation allowance for the respective impairment stratum. The Manager periodically reviews the various impairment strata to determine whether the fair value of the impaired MSRs in a given stratum is likely to recover. When the Manager deems recovery of fair value to be unlikely in the foreseeable future, a write-down of the cost of the MSRs for that stratum to its estimated recoverable value is charged to the valuation allowance. Fair Value of Financial Instruments Carried at Amortized Cost The Company’s Cash The Manager has concluded that the fair values of Cash Assets sold under agreements to repurchase Mortgage loan participation and sale agreements Federal Home Loan Bank advances Notes payable Cash The Exchangeable Notes are carried at amortized cost. The fair value of the Exchangeable Notes at June 30, 2016 and December 31, 2015 was $236.1 million and $230.0 million, respectively. The fair value of the Exchangeable Notes is estimated using a broker indication of value. The Company has classified the Exchangeable Notes as “Level 3” fair value financial statement items as of June 30, 2016 due to the lack of current market activity. Valuation Techniques and Inputs Most of the Company’s assets, its Derivative liabilities Asset-backed financing of a VIE Interest-only security payable Due to the difficulty in estimating the fair values of “Level 3” fair value financial statement items, the Manager has assigned responsibility for estimating fair value of these items to specialized staff and subjects the valuation process to significant executive management oversight. The Manager’s Financial Analysis and Valuation group (the “FAV group”) is responsible for estimating the fair values of “Level 3” fair value financial statement items other than IRLCs and maintaining its valuation policies and procedures. With respect to the Company’s “Level 3” fair value financial statement items, the FAV group reports to PCM’s valuation committee, which oversees and approves the valuations. The FAV group monitors the models used for valuation of the Company’s non-IRLC “Level 3” fair value financial statement items, including the models’ performance versus actual results, and reports those results to PCM’s valuation committee. PCM’s valuation committee includes PFSI’s chief executive, financial, operating, risk, business development and asset/liability management officers. The FAV group is responsible for reporting to PCM’s valuation committee on a monthly basis on the changes in the valuation of the financial statement items, including major factors affecting the valuation and any changes in model methods and inputs. To assess the reasonableness of its valuations, the FAV group presents an analysis of the effect on the valuation of changes to the significant inputs to the models. The fair value of the Company’s IRLCs is developed by the Manager’s Capital Markets Risk Management staff and is reviewed by the Manager’s Capital Markets Operations group. The following is a description of the techniques and inputs used in estimating the fair values of “Level 2” and “Level 3” fair value financial statement items: Mortgage-Backed Securities The Company’s MBS include Agency and senior non-agency MBS. The Company categorizes its current holdings of MBS as “Level 2” fair value financial statement items. Fair value of these MBS is established based on quoted market prices for the Company’s MBS or similar securities. Changes in the fair value of MBS are included in Net (loss) gain on investments Mortgage Loans Fair value of mortgage loans is estimated based on whether the mortgage loans are saleable into active markets: · Mortgage loans that are saleable into active markets, comprised of the Company’s mortgage loans acquired for sale at fair value and mortgage loans at fair value held in a VIE, are categorized as “Level 2” fair value financial statement items. The fair values of mortgage loans acquired for sale at fair value are established using their quoted market or contracted price or market price equivalent. For the mortgage loans at fair value held in a VIE, the fair values of all of the individual securities issued by the securitization trust are used to derive a fair value for the mortgage loans. The Company obtains indications of fair value from nonaffiliated brokers based on comparable securities and validates the brokers’ indications of fair value using pricing models and inputs the Manager believes are similar to the models and inputs used by other market participants. · Mortgage loans that are not saleable into active markets, comprised of mortgage loans at fair value held outside the VIE are categorized as “Level 3” fair value financial statement items and their fair values are estimated using a discounted cash flow approach. Inputs to the discounted cash flow model include current interest rates, loan amount, payment status, property type, discount rates and forecasts of future interest rates, home prices, prepayment speeds, default speeds, loss severities and contracted selling price where applicable. The valuation process includes the computation by stratum of the mortgage loans’ fair values and a review for reasonableness of various measures such as weighted average life, projected prepayment and default speeds, and projected default and loss percentages. The FAV group computes the effect on the valuation of changes in inputs such as interest rates, home prices, and delinquency status to assess the reasonableness of changes in the mortgage loan valuation. Changes in fair value attributable to changes in instrument-specific credit risk are measured by the effect on fair value of the change in the respective mortgage loan’s delinquency status and performance history at period-end from the later of the beginning of the period or acquisition date. The significant unobservable inputs used in the fair value measurement of the Company’s mortgage loans at fair value are discount rate, home price projections, voluntary prepayment speeds and default speeds. Significant changes in any of those inputs in isolation could result in a significant change to the mortgage loans’ fair value measurement. Increases in home price projections are generally accompanied by an increase in voluntary prepayment speeds. Changes in the fair value of mortgage loans at fair value are included in Net (loss) gain on investments Following is a quantitative summary of key inputs used in the valuation of mortgage loans at fair value: Key inputs June 30, 2016 December 31, 2015 Discount rate Range 2.5% – 15.0% 2.5% – 15.0% Weighted average 6.7% 7.1% Twelve-month projected housing price index change Range 2.7% – 5.2% 1.5% – 5.1% Weighted average 4.0% 3.6% Prepayment speed (1) Range 0.1% – 13.7% 0.1% – 9.6% Weighted average 3.9% 3.7% Total prepayment speed (2) Range 0.7% – 25.4% 0.5% – 27.2% Weighted average 19.0% 19.6% (1) Prepayment speed is measured using Life Voluntary Conditional Prepayment Rate (“CPR”). (2) Total prepayment speed is measured using Life Total CPR. Excess Servicing Spread Purchased from PFSI The Company categorizes ESS as a “Level 3” fair value financial statement item. The Company uses a discounted cash flow approach to estimate the fair value of ESS. The key inputs used in the estimation of the fair value of ESS include prepayment speed and discount rate. Significant changes to those inputs in isolation may result in a significant change in the ESS fair value measurement. Changes in these key inputs are not necessarily directly related. ESS is generally subject to loss in fair value when interest rates decrease. Decreasing mortgage rates normally encourage increased mortgage refinancing activity. Increased refinancing activity reduces the life of the mortgage loans underlying the ESS, thereby reducing the cash flows expected to accrue to ESS. Reductions in the fair value of ESS affect results of operations primarily through change in fair value. Changes in the fair value of ESS are included in Net (loss) gain on investments Following are the key inputs used in determining the fair value of ESS: Key inputs June 30, 2016 December 31, 2015 UPB of underlying mortgage loans (in thousands) $ 36,151,940 $51,966,405 Average servicing fee rate (in basis points) 34 32 Average ESS rate (in basis points) 19 17 Pricing spread (1) Range 4.7% – 5.9% 4.8% - 6.5% Weighted average 5.5% 5.7% Life (in years) Range 1.6 - 8.9 1.4 - 9.0 Weighted average 6.2 6.9 Annual total prepayment speed (2) Range 6.8% – 37.3% 5.2% - 52.4% Weighted average 12.5% 9.6% (1) Pricing spread represents a margin that is applied to a reference interest rate’s forward rate curve to develop periodic discount rates. The Company applies a pricing spread to the United States Dollar London Interbank Offered Rate (“LIBOR”) curve for purposes of discounting cash flows relating to ESS. (2) Prepayment speed is measured using Life Total CPR. Derivative Financial Instruments Interest Rate Lock Commitments The Company categorizes IRLCs as a “Level 3” fair value financial statement item. The Company estimates the fair value of IRLCs based on quoted Agency MBS prices, its estimate of the fair value of the MSRs it expects to receive in the sale of the mortgage loans and the probability that the mortgage loan will be purchased under the commitment as a percentage of the commitments it has made (the “pull-through rate”). The significant unobservable inputs used in the fair value measurement of the Company’s IRLCs are the pull-through rate and the MSR component of the Company’s estimate of the fair value of the mortgage loans it has committed to purchase. Significant changes in the pull-through rate or the MSR component of the IRLCs, in isolation, may result in a significant change in fair value. The financial effects of changes in these inputs are generally inversely correlated as increasing interest rates have a positive effect on the fair value of the MSR component of IRLC value, but increase the pull-through rate for mortgage loan principal and interest payment cash flows that have decreased in fair value. Changes in fair value of IRLCs are included in Net gains on mortgage loans acquired for sale at fair value Following is a quantitative summary of key unobservable inputs used in the valuation of IRLCs: Key inputs June 30, 2016 December 31, 2015 Pull-through rate Range 74.9% – 100.0% 60.2% - 100.0% Weighted average 88.0% 92.4% MSR value expressed as: Servicing fee multiple Range 1.8 - 5.7 2.1 - 6.2 Weighted average 4.5 4.9 Percentage of UPB Range 0.0% – 1.4% 0.5% - 3.8% Weighted average 1.1% 1.2% Hedging Derivatives The Company estimates the fair value of commitments to sell mortgage loans based on quoted MBS prices. These derivative financial instruments are categorized by the Company as “Level 1” fair value financial statement items for those based on exchange traded market prices or as “Level 2” fair value financial statement items for those based on observable interest rate volatilities in the MBS market. Changes in the fair value of hedging derivatives are included in Net gains on mortgage loans acquired for sale at fair value Net (loss) gain on investments Net mortgage loan servicing fees Real Estate Acquired in Settlement of Loans REO is measured based on its fair value on a nonrecurring basis and is categorized as a “Level 3” fair value financial statement item. Fair value of REO is established by using a current estimate of fair value from a broker’s price opinion or a full appraisal, or the price given in a current contract of sale. REO fair values are reviewed by the Manager’s staff appraisers when the Company obtains multiple indications of fair value and there is a significant difference between the fair values received. PCM’s staff appraisers will attempt to resolve the difference between the indications of fair value. In circumstances where the appraisers are not able to generate adequate data to support a fair value conclusion, the staff appraisers will order an additional appraisal to determine the fair value. Changes in the fair value of REO are included in Results of real estate acquired in settlement of loans Mortgage Servicing Rights MSRs are categorized as “Level 3” fair value financial statement items. The Company uses a discounted cash flow approach to estimate the fair value of MSRs. The key inputs used in the estimation of the fair value of MSRs include the applicable pricing spread, prepayment and default rates of the underlying mortgage loans, and annual per-loan cost to service mortgage loans, all of which are unobservable. Significant changes to any of those inputs in isolation could result in a significant change in the MSR fair value measurement. Changes in these key inputs are not necessarily directly related. Changes in the fair value of MSRs are included in Net mortgage loan servicing fees MSRs are generally su |