Fair Value | Note 8—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. Fair Value Accounting Elections The Manager identified all of the Company’s non-cash financial assets and MSRs relating to non-commercial real estate secured mortgage 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 assets 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 other borrowings, 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: December 31, 2016 Level 1 Level 2 Level 3 Total (in thousands) Assets: Short-term investments $ 122,088 $ — $ — $ 122,088 Mortgage-backed securities at fair value — 865,061 — 865,061 Mortgage loans acquired for sale at fair value — 1,673,112 — 1,673,112 Mortgage loans at fair value — 367,169 1,354,572 1,721,741 Excess servicing spread purchased from PFSI — — 288,669 288,669 Derivative assets: Interest rate lock commitments — — 7,069 7,069 CRT Agreements — — 15,610 15,610 MBS put options — 1,697 — 1,697 MBS call options 142 — 142 Forward purchase contracts — 30,879 — 30,879 Forward sales contracts — 13,164 — 13,164 Put options on interest rate futures 2,469 — — 2,469 Call options on interest rate futures 63 — — 63 Total derivative assets before netting 2,532 45,882 22,679 71,093 Netting — — — (37,384 ) Total derivative assets after netting 2,532 45,882 22,679 33,709 Mortgage servicing rights at fair value — — 64,136 64,136 $ 124,620 $ 2,951,224 $ 1,730,056 $ 4,768,516 Liabilities: Asset-backed financing of a VIE at fair value $ — $ 353,898 $ — $ 353,898 Interest-only security payable at fair value — — 4,114 4,114 Derivative liabilities: Interest rate lock commitments — — 3,292 3,292 Forward purchase contracts — 7,619 — 7,619 Forward sales contracts — 17,974 — 17,974 Put options on interest rate futures — — — — Total derivative liabilities before netting — 25,593 3,292 28,885 Netting — — — (19,312 ) Total derivative liabilities after netting — 25,593 3,292 9,573 $ — $ 379,491 $ 7,406 $ 367,585 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 Forward purchase contracts — 3,774 — 3,774 Forward sales contracts — 2,680 — 2,680 Put options on interest rate futures 39 — — 39 Call options on interest rate futures 305 — — 305 Total derivative liabilities 344 6,454 337 7,135 Netting — — — (3,978 ) Total derivative liabilities after netting 344 6,454 337 3,157 $ 44,877 $ 2,320,947 $ 2,585,316 $ 4,943,862 The following is a summary of changes in items measured using Level 3 inputs on a recurring basis: Year ended December 31, 2016 Mortgage Excess Interest Mortgage loans servicing rate lock CRT servicing at fair value spread commitments (1) Agreements (1) rights Total (in thousands) Assets Balance, December 31, 2015 $ 2,100,394 $ 412,425 $ 4,646 $ 593 $ 66,584 $ 2,584,642 Purchases and issuances — — 71,892 — 2,739 74,631 Repayments and sales (626,095 ) (129,037 ) — — — (755,132 ) Capitalization of interest 84,820 22,601 — — — 107,421 ESS received pursuant to a recapture agreement with PFSI — 6,603 — — — 6,603 Servicing received as proceeds from sales of mortgage loans — — — — 7,337 7,337 Proceeds from CRT Agreements — — — (21,298 ) — (21,298 ) Changes in fair value included in income arising from: Changes in instrument-specific credit risk 26,910 — — — — 26,910 Other factors (30,414 ) (23,923 ) 15,944 36,315 (12,524 ) (14,602 ) (3,504 ) (23,923 ) 15,944 36,315 (12,524 ) 12,308 Transfers of mortgage loans to REO and real estate held for investment (201,043 ) — — — — (201,043 ) Transfers of interest rate lock commitments to mortgage loans acquired for sale — — (88,705 ) — — (88,705 ) Balance, December 31, 2016 $ 1,354,572 $ 288,669 $ 3,777 $ 15,610 $ 64,136 $ 1,726,764 Changes in fair value recognized during the period relating to assets still held at December 31, 2016 $ (15,877 ) $ (16,713 ) $ 3,777 $ 15,610 $ (12,524 ) $ (25,727 ) (1) For the purpose of this table, the IRLC and CRT Agreement “Level 3” fair value asset and liability positions are shown net. Year ended December 31, 2016 Interest-only security payable (in thousands) Liability: Balance, December 31, 2015 $ — Purchases and issuances — Repayments and sales — Capitalization of interest — Changes in fair value included in income arising from: Changes in instrument- specific credit risk — Other factors 4,114 4,114 Balance, December 31, 2016 $ 4,114 Changes in fair value recognized during the period relating to assets still held at December 31, 2016 $ 4,114 Year ended December 31, 2015 Mortgage Excess Interest Mortgage loans servicing rate lock CRT servicing at fair value spread commitments (1) Agreements rights Total (in thousands) Balance, December 31, 2014 $ 2,199,583 $ 191,166 $ 5,661 $ — $ 57,358 $ 2,453,768 Purchases and issuances 241,981 271,554 — — 2,335 515,870 Repayments and sales (218,585 ) (78,578 ) — — — (297,163 ) Capitalization of interest 57,754 25,365 — — — 83,119 ESS received pursuant to a recapture agreement with PFSI — 6,728 — — — 6,728 Interest rate lock commitments issued, net — — 50,536 — — 50,536 Servicing received as proceeds from sales of mortgage loans — — — — 13,963 13,963 Changes in fair value included in income arising from: Changes in instrument- specific credit risk 42,267 — — — — 42,267 Other factors 38,866 (3,810 ) (12,811 ) 593 (7,072 ) 15,766 81,133 (3,810 ) (12,811 ) 593 (7,072 ) 58,033 Transfers of mortgage loans to REO (285,331 ) — — — — (285,331 ) Transfers of mortgage loans at fair value from “Level 2” to “Level 3” (2) 23,859 — — — — 23,859 Transfers of interest rate lock commitments to mortgage loans acquired for sale — — (38,740 ) — — (38,740 ) Balance, September 30, 2015 $ 2,100,394 $ 412,425 $ 4,646 $ 593 $ 66,584 $ 2,584,642 Changes in fair value recognized during the period relating to assets still held at December 31, 2015 $ 77,867 $ (3,810 ) $ 4,646 $ 593 $ (7,072 ) $ 72,224 (1) For the purpose of this table, the IRLC “Level 3” fair value asset and liability positions are shown net. (2) During the year ended December 31, 2015, the Manager identified certain “Level 2” fair value mortgage loans that were not salable into the prime mortgage market and therefore transferred them to “Level 3”. Year ended December 31, 2014 Mortgage loans under Mortgage forward Excess Interest Mortgage loans purchase servicing rate lock servicing at fair value agreements spread commitments (1) rights Total (in thousands) Balance, December 31, 2013 $ 2,076,665 $ 218,128 $ 138,723 $ 1,249 $ 26,452 $ 2,461,217 Purchases and issuances 554,604 1,386 99,728 — — 655,718 Repayments and sales (572,586 ) (6,413 ) (39,257 ) — (139 ) (618,395 ) Capitalization of interest 65,050 1,800 13,292 — — 80,142 ESS received pursuant to a recapture agreement with PFSI — — 7,342 — — 7,342 Interest rate lock commitments issued, net — — — 56,367 — 56,367 Sales — — Servicing received as proceeds from sales of mortgage loans — — — — 47,693 47,693 Changes in fair value included in income arising from: Changes in instrument-specific credit risk 34,785 1,815 — — 36,600 Other factors 179,896 (1,012 ) (28,662 ) 17,326 (16,648 ) 150,900 214,681 803 (28,662 ) 17,326 (16,648 ) 187,500 Transfers of mortgage loans under forward purchase agreements to mortgage loans 205,902 (205,902 ) — Transfers of mortgage loans to REO (344,733 ) — — — — (344,733 ) Transfers of mortgage loans under forward purchase agreements to REO under forward purchase agreements — (9,802 ) — — — (9,802 ) Transfers of interest rate lock commitments to mortgage loans acquired for sale — — — (69,281 ) — (69,281 ) Balance, December 31, 2014 $ 2,199,583 $ — $ 191,166 $ 5,661 $ 57,358 $ 2,453,768 Changes in fair value recognized during the period relating to assets still held at December 31, 2014 $ 134,724 $ — $ (28,662 ) $ 5,661 $ (16,648 ) $ 95,075 (1) For the purpose of this table, the IRLC “Level 3” fair value asset and liability positions are shown net. The information used in the preceding roll forwards represents activity for financial statement items measured at fair value on a recurring basis and identified as using “Level 3” significant fair value inputs at either the beginning or the end of the periods presented. The Company had transfers among the fair value levels arising from transfers of IRLCs to mortgage loans held for sale at fair value upon purchase of the respective mortgage loans. 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 held in a consolidated VIE, and distressed mortgage loans at fair value): December 31, 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 $ 1,672,181 $ 1,633,569 $ 38,612 $ 1,283,275 $ 1,235,433 $ 47,842 90 or more days delinquent Not in foreclosure 145 189 (44 ) 304 333 (29 ) In foreclosure 786 717 69 216 253 (37 ) 931 906 25 520 586 (66 ) $ 1,673,112 $ 1,634,475 $ 38,637 $ 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 $ 367,169 $ 368,524 $ (1,355 ) $ 455,394 $ 454,935 $ 459 90 or more days delinquent Not in foreclosure — — — — — — In foreclosure — — — — — — — — — — — — 367,169 368,524 (1,355 ) 455,394 454,935 459 Distressed mortgage loans at fair value: Current through 89 days delinquent 611,584 818,665 (207,081 ) 877,438 1,134,560 (257,122 ) 90 or more days delinquent Not in foreclosure 305,431 425,460 (120,029 ) 459,060 640,343 (181,283 ) In foreclosure 437,557 595,534 (157,977 ) 763,896 1,062,205 (298,309 ) 742,988 1,020,994 (278,006 ) 1,222,956 1,702,548 (479,592 ) 1,354,572 1,839,659 (485,087 ) 2,100,394 2,837,108 (736,714 ) $ 1,721,741 $ 2,208,183 $ (486,442 ) $ 2,555,788 $ 3,292,043 $ (736,255 ) Following are the changes in fair value included in current period income by consolidated statement of income line item for financial statement items accounted for under the fair value option: Year ended December 31, 2016 Net gain on Net mortgage mortgage loans Net loan Net gain acquired interest servicing on for sale income fees investments Total (in thousands) Assets: Short-term investments $ — $ — $ — $ — $ — Mortgage-backed securities at fair value — (2,391 ) — (13,168 ) (15,559 ) Mortgage loans acquired for sale at fair value 55,350 — — — 55,350 Mortgage loans at fair value — 1,294 — (5,252 ) (3,958 ) ESS at fair value — — — (23,923 ) (23,923 ) MSRs at fair value — — (12,524 ) — (12,524 ) $ 55,350 $ (1,097 ) $ (12,524 ) $ (42,343 ) $ (614 ) Liabilities: Asset-backed financing of a VIE at fair value $ — $ (669 ) $ — $ 3,238 $ 2,569 $ — $ (669 ) $ — $ 3,238 $ 2,569 Year ended December 31, 2015 Net gain on Net mortgage mortgage loans Net loan Net gain acquired interest servicing on for sale income fees investments Total (in thousands) Assets: Short-term investments $ — $ — $ — $ — $ — Mortgage-backed securities at fair value — (35 ) — (5,224 ) (5,259 ) Mortgage loans acquired for sale at fair value 71,880 — — — 71,880 Mortgage loans at fair value — 1,253 — 70,470 71,723 ESS at fair value — — — 3,239 3,239 MSRs at fair value — — (7,072 ) — (7,072 ) $ 71,880 $ 1,218 $ (7,072 ) $ 68,485 $ 134,511 Liabilities: Asset-backed financing of a VIE at fair value $ — $ (499 ) $ — $ 4,260 $ 3,761 $ — $ (499 ) $ — $ 4,260 $ 3,761 Year ended December 31, 2014 Net gain on Net mortgage mortgage loans Net loan Net gain acquired interest servicing on for sale income fees investments Total (in thousands) Assets: Short-term investments $ — $ — $ — $ — $ — Mortgage-backed securities at fair value — 357 — 10,416 10,773 Mortgage loans acquired for sale at fair value 100,213 — — — 100,213 Mortgage loans at fair value — 1,848 — 242,449 244,297 Mortgage loans under forward purchase agreements at fair value 803 803 ESS at fair value — — — (20,834 ) (20,834 ) MSRs at fair value — — (16,648 ) — (16,648 ) $ 100,213 $ 2,205 $ (16,648 ) $ 232,834 $ 318,604 Liabilities: Asset-backed financing of a VIE at fair value $ — $ (617 ) $ — $ (8,459 ) $ (9,076 ) $ — $ (617 ) $ — $ (8,459 ) $ (9,076 ) 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: December 31, 2016 Level 1 Level 2 Level 3 Total (in thousands) Real estate acquired in settlement of loans $ — $ — $ 125,683 $ 125,683 MSRs at lower of amortized cost or fair value — — 173,765 173,765 $ — $ — $ 299,448 $ 299,448 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: Year ended December 31, 2016 2015 2014 (in thousands) Real estate asset acquired in settlement of loans $ (17,561 ) $ (24,546 ) $ (24,896 ) MSRs at lower of amortized cost or fair value (2,728 ) (3,229 ) (5,138 ) $ (20,289 ) $ (27,775 ) $ (30,034 ) 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 income 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 income 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 Assets sold under agreements to repurchase Mortgage loan participation and sale agreements Notes payable, Exchangeable senior notes Federal Home Loan Bank advances The Manager has concluded that the fair values of Cash Assets sold under agreements to repurchase Mortgage loan participation and sale agreements Notes payable Federal Home Loan Bank advances Cash Exchangeable senior notes Exchangeable senior notes Valuation Techniques and Inputs Most of the Company’s assets, and the Asset-backed financing of a VIE Interest-only security payable Derivative liabilities Due to the difficulty in estimating the fair values of “Level 3” fair value assets and liabilities, 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 assets and liabilities other than IRLCs and maintaining its valuation policies and procedures. With respect to the Company’s non-IRLC “Level 3” fair value assets and liabilities, 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 assets and liabilities, including the models’ performance versus actual results, and reports those results to PCM’s valuation committee. During 2016, PCM’s valuation committee included PFSI’s chief executive, financial, 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 non-IRLC “Level 3” fair value assets and liabilities, 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 assets and liabilities: Mortgage-Backed Securities The Company categorizes its current holdings of MBS as “Level 2” fair value assets. Fair value of MBS is established based on quoted market prices. Changes in the fair value of MBS are included in Net gain (loss) 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 assets. 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 quoted 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 distressed mortgage loans, are categorized as “Level 3” fair value assets 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 year-end from the later of the beginning of the year 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 gain (loss) on investments Following is a quantitative summary of key inputs used in the valuation of mortgage loans at fair value: Key inputs December 31, 2016 December 31, 2015 Discount rate Range 2.6% – 15.0% 2.5% – 15.0% Weighted average 7.1% 7.1% Twelve-month projected housing price index change Range 2.5% – 4.8% 1.5% – 5.1% Weighted average 3.7% 3.6% Prepayment speed (1) Range 0.1% – 10.9% 0.1% – 9.6% Weighted average 4.0% 3.7% Total prepayment speed (2) Range 2.9% – 24.6% 0.5% – 27.2% Weighted average 17.7% 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 asset. 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 market interest rates normally encourage increased mortgage refinancing activity. Increased refinancing activity reduces the expected 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 income primarily through change in fair value. Changes in the fair value of ESS are included in Net gain (loss) on investments Following are the key inputs used in determining the fair value of ESS: Key inputs December 31, 2016 December 31, 2015 UPB of underlying mortgage loans (in thousands) $32,376,359 $51,966,405 Average servicing fee rate (in basis points) 34 32 Average ESS rate (in basis points) 19 17 Pricing spread (1) Range 3.8% - 4.8% 4.8% - 6.5% Weighted average 4.4% 5.7% Life (in years) Range 1.4 - 8.6 1.4 - 9.0 Weighted average 6.8 6.9 Annual total prepayment speed (2) Range 7.0% - 41.3% 5.2% - 52.4% Weighted average 10.5% 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 “Level 3” fair value assets and liabilities. 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 loan and the probability that the mortgage loans will be purchased under the commitment (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 gain on mortgage loans acquired for sale Following is a quantitative summary of key unobservable inputs used in the valuation of IRLCs: Key inputs December 31, 2016 December 31, 2015 Pull-through rate Range 60.7% - 100.0% 60.2% - 100.0% Weighted average 88.5% 92.4% MSR value expressed as: Servicing fee multiple Range 2.6 - 6.0 2.1 - 6.2 Weighted average 5.0 4.9 Percentage of UPB Range 0.7% - 1.5% 0.5% - 3.8% Weighted average 1.3% 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 assets and liabilities for those based on exchange traded market prices or as “Level 2” fair value assets and liabilities for those based on observable interest rate volatilities in the MBS market. Changes in the fair value of hedging derivatives are included in Net gain on mortgage loans acquired for sale Net mortgage loan servicing fees, Net gain on investments 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 asset. Fair value of REO is established by using a current estimate of fair value from a broker’s price opinion, 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 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 assets. 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 subject to loss in fair value when mortgage interest rates decrease. Decreasing mortgage interest rates normally encourage increased mortgage refinancing activity. Increased refinancing activity reduces the expected life of the underlying mortgage loans, thereby reducing the cash flows expected to accrue to the MSRs. Reductions in the fair value of MSRs affect income primarily through change in fair value and change in impairment. For MSRs backed by mortgage loans with historically low interest rates, factors other than interest rates (such as housing price changes) take on increasing influence on prepayment behavior of the underlying mortgage loans. Following are the key inputs used in determining the fair value of MSRs at the time of initial recognition: Year ended December 31, 2016 2015 2014 Amortized cost Fair value Amortized cost Fair value Amortized cost Fair value (MSR recognized and UPB of underlying mortgage loan amounts in thousands) MSR recognized $ 267,755 $ 7,337 $ 140,511 $ 13,963 $ 73,640 $ 47,693 Key inputs UPB of underlying mortgage loans $ 22,068,577 $ 752,850 $ 12,195,574 $ 1,430,795 $ 6,800,637 $ 4,573,369 Weighted-average annual servicing fee rate (in basis points) 25 26 25 25 25 25 Pricing spread (1) Range 7.2% – 12.6% 7.2% – 7.6% 6.5% –17.5% 7.2% – 16.3% 6.3% – 17.5% 8.5% – 14.3% Weighted average 7.5% 7.3% 7.9% 8.5% 8.6% 9.1% Life (in years) Range 1.4 – 12.3 2.0 – 9.4 1.3 – 12.0 2.2 – 9.4 1.1 – 7.3 1.6 – 7.3 Weighted average 8.0 5.9 6.9 6.4 6.4 7.1 Annual total prepayment speed (2) Range 3.3% – 49.2% 7.2% – 38.0% 3.5% – 51.0% 6.8% – 34.2% 7.6% – 56.4% 8.0% – 42.7% Weighted average 8.3% 14.5% 9.0% 12.3% 9.6% 9.7% Annual per-loan cost of servicing Range $68 – $79 $68 – $82 $62 – $134 $62 – $68 $59 – $140 $59 – $140 Weighted average $77 $73 $64 $65 $69 $68 (1) The Company applies a pricing spread to the United States Dollar LIBOR curve for purposes of discounting cash flows relating to MSRs acquired as proceeds from the sale of mortgage loans. (2) Prepayment speed is measured using Life Total CPR. Following is a quantitative summary of key inputs used in the valuation of MSRs as of the dates presented, and the effect on the fair value from adverse changes in those inputs: December 31, 2016 December 31, 2015 Amortized cost Fair value Amortized cost Fair value (Carrying value, UPB of underlying mortgage loans and effect on fair value amounts in thousands) Carrying value $ 592,431 $ 64,136 $ 393,157 $ 66,584 Key inputs: UPB of underlying mortgage loans $ 50,539,707 $ 5,763,957 $ 35,841,654 $ 6,458,684 Weighted-average annual servicing fee rate (in basis points) 25 25 26 25 Weighted-average note interest rate 3.8% 4.7% 3.9% 4.7% Pricing spread (1) Range 7.6% – 13.0% 7.6% – 12.6% 7.2% – 10.7% 7.2% – 10.2% Weighted average 7.6% 7.6% 7.3% 7.2% Effect on fair value of (2): 5% adver |