LOANS AND RELATED ALLOWANCE FOR CREDIT LOSSES | 6. LOANS AND RELATED ALLOWANCE FOR CREDIT LOSSES Loans that the Company originated and has the intent and ability to hold for the foreseeable future or until maturity or payoff are stated at the outstanding unpaid principal balances, net of any deferred fees or costs and the allowance for credit losses. Interest income on all loans, other than nonaccrual loans, is accrued over the term of the loans based on the amount of principal outstanding. Unearned income is amortized to income over the life of the loans, using the interest method. The loan portfolio includes the following classes: (1) commercial, financial and agricultural, (2) real estate - commercial, (3) real estate - construction, (4) real estate – mortgage, (5) obligations of states and political subdivisions, and (6) personal loans. The Company originates loans in the portfolio with the intent to hold them until maturity. Should the Company no longer intend to hold loans to maturity based on asset/liability management practices, the Company transfers loans from its portfolio to held for sale at fair value. Any write-down recorded upon transfer is charged against the allowance for credit losses. Any write-downs recorded after the initial transfers are recorded as a charge to other non-interest expense. Gains or losses recognized upon sale are included in gains on sales of loans, which is a component of non-interest income. Loans Held for Sale The Company has originated residential mortgage loans with the intent to sell. These individual loans are normally sold to the buyer immediately. The Company maintains servicing rights on these loans. When mortgage loans are sold with servicing retained, servicing rights are initially recorded at fair value with the income statement effect recorded in gains on sales of loans. Fair value is based on market prices for comparable mortgage servicing contracts, when available, or alternatively, is based on a valuation model that calculates the present value of estimated future net servicing income. Under the fair value measurement method, the Company measures servicing rights at fair value at each reporting date and reports changes in fair value of servicing assets in earnings in the period in which the changes occur, which are included with mortgage banking income on the income statement. The fair values of servicing rights are subject to fluctuations because of changes in estimated and actual prepayment speeds and default rates and losses. Servicing fee income, which is reported on the income statement as mortgage banking income, is recorded for fees earned for servicing loans. The fees are based on a contractual percentage of the outstanding principal or a fixed amount per loan and are recorded as income when earned. Late fees and ancillary fees related to loan servicing are not material. Allowance for Credit Losses (“ACL”) The Company adopted ASU 2013-13 on January 1, 2023 to calculate the ACL, which requires a projection of credit losses estimated over the contractual term of the loans, adjusted for expected prepayments when appropriate. The contractual term excludes expected extensions, renewals and modifications unless either of the following applies: management has a reasonable expectation at the reporting date that a loan modification will be executed with an individual borrower, or the extension or renewal options are included in the original or modified contract at the reporting date and not unconditionally cancellable by the Company. The allowance for credit losses is a valuation account that is deducted from the loan’s amortized cost basis to present the net amount expected to be collected on the loan. The ACL is adjusted through the provision for credit losses and reduced by net charge offs of loans. Management estimates the allowance balance using relevant available information, from internal and external sources, related to past events, current conditions and reasonable and supportable forecasts of certain macro-economic variables. Historical credit loss experience provides the basis for the estimation of expected credit losses. Adjustments to historical loss information are made for differences in current loan-specific risk characteristics such as differences in underwriting standards, portfolio mix, lending personnel, delinquency trends, credit concentrations, loan review results, changes in collateral values, as well as the impact of changes in the regulatory and business environment or other relevant factors. The Company utilizes the Discounted Cash Flow (“DCF”) method to analyze most loan segments, particularly loan segments with longer average lives and regular payment structures, as it allows for the effective incorporation of a reasonable and supportable forecast in a directionally consistent and objective manner. The DCF model has two key components; a loss driver analysis combined with a cash flow analysis. The contractual cash flow is adjusted for probability of default/loss given defaults (“PD/LGD”) and prepayment speed to establish a reserve level. The prepayment and curtailment studies are updated quarterly by a third-party for each applicable pool of loans. The Company estimates losses over a four quarter forecast period using Federal Open Market Committee (“FOMC”) estimates for real GDP and unemployment rate. Based on the final values in the forecast and the uncertainty of a post-pandemic economic recovery, management has elected to revert to historical loss experience over four quarters. The economic factors considered as part of the ACL were selected after a rigorous regression analysis and model selection process. Additionally, the Company uses reasonable credit risk assumptions based on an annual report produced by Moody’s for the obligations of states and political subdivisions segment. The Weighted Average Remaining Life (“WARM”) method is used to analyze the personal loan segment, which includes revolving credit plans, automobile loans and other consumer loans, because this segment contains loans with many different structures, payment streams and collateral. The WARM method uses an average annual charge-off rate applied to the contractual term, further adjusted for estimated prepayments to determine the unadjusted historical charge-off rate for the remaining balance of assets. The allowance for credit losses is measured on a collective (pool) basis when similar risk characteristics exist. The Company has identified the following portfolio segments and measures the allowance for credit losses using the following methods: Portfolio Segments Methodology Loss Drivers Commercial, financial and agricultural DCF National unemployment Real estate - commercial DCF National unemployment & national GDP Real estate - construction: 1-4 family residential construction DCF National unemployment & national GDP Other construction loans DCF National unemployment & national GDP Real estate - mortgage DCF National unemployment & national GDP Obligations of states and political subdivisions DCF Moody's report Personal Remaining Life Call report loss history Risks associated with each portfolio segment are as follows: Commercial, Financial and Agricultural Lending: The Company originates commercial, financial and agricultural loans primarily to businesses located in its primary market area and surrounding areas. These loans are used for various business purposes, which include short-term loans and lines of credit to finance machinery and equipment purchases, inventory and accounts receivable. Generally, the maximum term for loans extended on machinery and equipment is shorter and does not exceed the projected useful life of such machinery and equipment. Most business lines of credit are written with a five year maturity, subject to an annual credit review. Commercial loans are generally secured with short-term assets; however, in many cases, additional collateral, such as real estate, is provided as additional security for the loan. Loan-to-value maximum values have been established by the Company and are specific to the type of collateral. Collateral values may be determined using invoices, inventory reports, accounts receivable aging reports, collateral appraisals, and other methods. In underwriting commercial loans, the Company performs an analysis of the borrower’s character, capacity to repay the loan, the adequacy of the borrower’s capital and collateral, and conditions affecting the borrower. Evaluation of the borrower’s past, present and future cash flows is also an important aspect of the Company’s analysis. Concentration analysis assists in identifying industry specific risk inherent in commercial, financial and agricultural lending. Mitigants include the identification of secondary and tertiary sources of repayment and appropriate increases in oversight. Commercial, financial and agricultural loans generally present a higher level of risk than certain other types of loans, particularly during slow economic conditions. Real Estate - Commercial Lending: The Company engages in real estate - commercial lending in its primary market area and surrounding areas. The Company’s real estate - commercial portfolio is secured primarily by residential housing, commercial buildings, raw land and hotels. Generally, real estate - commercial loans have terms that do not exceed 20 years, have loan-to-value ratios of up to 80% of the appraised value of the property and are typically secured by personal guarantees of the borrowers. As economic conditions deteriorate, the Company reduces its exposure in real estate loans with higher risk characteristics. In underwriting these loans, the Company performs a thorough analysis of the financial condition of the borrower, the borrower’s credit history, and the reliability and predictability of the cash flow generated by the property securing the loan. Appraisals on properties securing commercial real estate loans originated by the Company are performed by independent appraisers. Real estate - commercial loans generally present a higher level of risk than certain other types of loans, particularly during slow economic conditions. Real Estate - Construction Lending: The Company engages in real estate - construction lending in its primary market area and surrounding areas. The Company’s real estate - construction lending consists of 1-4 family residential construction loans and other construction loans, which are construction loans for purposes other than constructing 1-4 family residential properties such as land development and commercial building construction loans. The Company’s 1-4 family residential construction loans are loans for constructing 1-4 family residential properties, which will secure the loan. Other construction loans are generally secured with the subject property, and advances are made in conformity with a pre-determined draw schedule supported by independent inspections. Terms of construction loans depend on the specifics of the project, such as estimated absorption rates, estimated time to complete, etc. In underwriting real estate - construction loans, the Company performs a thorough analysis of the financial condition of the borrower, the borrower’s credit history and, when applicable, the reliability and predictability of the cash flow generated by the project using feasibility studies, market data, and other resources. Most appraisals on properties securing real estate - construction loans originated by the Company are performed by independent appraisers. Real estate - construction loans generally present a higher level of risk than certain other types of loans, particularly during slow economic conditions. The difficulty of estimating total construction costs adds to the risk as well. Real Estate - Mortgage Lending: The Company’s real estate - mortgage portfolio is comprised of 1-4 family residential mortgages and business loans secured by 1-4 family properties. One-to-four family residential mortgage loan originations, including home equity installment and home equity lines of credit loans, are generated by the Company’s marketing efforts, its present customers, walk-in customers and referrals. These loans originate primarily within the Company’s market area or with customers primarily from the market area. The Company offers fixed-rate and adjustable rate real estate - mortgage loans with a term up to a maximum of 25-years for both permanent structures and those under construction. The Company’s 1-4 family residential mortgage originations are secured primarily by properties located in its primary market area and surrounding areas. Most of the Company’s residential real estate - mortgage loans originate with a loan-to-value of 80% or less. Home equity installment loans are secured by the borrower’s primary residence with a maximum loan-to-value of 80% and a maximum term of 15 years. Home equity lines of credit are secured by the borrower’s primary residence with a maximum loan-to-value of 90% and a maximum term of 20 years. In underwriting 1-4 family residential real estate loans, the Company evaluates the borrower’s ability to make monthly payments, the borrower’s repayment history and the value of the property securing the loan. The ability to repay is determined by the borrower’s employment history, current financial conditions and credit background. The analysis is based primarily on the customer’s ability to repay and secondarily on the collateral or security. Most properties securing real estate loans made by the Company are appraised by independent fee appraisers. The Company generally requires mortgage loan borrowers to obtain an attorney’s title opinion or title insurance and fire and property insurance (including flood insurance, if necessary) in an amount not less than the amount of the loan. The Company does not engage in sub-prime residential mortgage originations. Residential mortgage loans and home equity loans generally present a lower level of risk than certain other types of consumer loans because they are secured by the borrower’s primary residence. Risk is increased when the Company is in a subordinate position for the loan collateral. Obligations of States and Political Subdivisions: The Company lends to local municipalities and other tax-exempt organizations. These loans are primarily tax-anticipation notes and, as such, carry minimal risk. Historically, the Company has never had a loss on any loan of this type. Personal Lending: The Company offers a variety of secured and unsecured personal loans, including vehicle loans, mobile home loans and loans secured by savings deposits as well as other types of personal loans. Personal loan terms vary according to the type and value of collateral and creditworthiness of the borrower. In underwriting personal loans, a thorough analysis of the borrower’s willingness and financial ability to repay the loan as agreed is performed. The ability to repay is determined by the borrower’s employment history, current financial conditions and credit background. Personal loans may entail greater credit risk than do residential mortgage loans, particularly in the case of personal loans which are unsecured or are secured by rapidly depreciable assets, such as automobiles or recreational equipment. In such cases, any repossessed collateral for a defaulted personal loan may not provide an adequate source of repayment of the outstanding loan balance because of the greater likelihood of damage, loss or depreciation. In addition, personal loan collections are dependent on the borrower’s continuing financial stability, and thus are more likely to be affected by adverse personal circumstances. Furthermore, the application of various federal and state laws, including bankruptcy and insolvency laws, may limit the amount which can be recovered on such loans. According to ASC 326, an entity may make an accounting policy election not to measure an allowance for credit losses for accrued interest receivable if the entity writes off the applicable accrued interest receivable balance in a timely manner. The Company has made the accounting policy election not to measure an allowance for credit losses for accrued interest receivable for all loan segments. Accrual of interest on loans is discontinued when the payment of principal or interest is considered to be in doubt or when a loan becomes contractually past due by 90 days or more with respect to principal or interest, except for loans that are well-secured and in the process of collection. When a loan is placed on nonaccrual status, any accrued but uncollected interest is reversed from current income. ASC 326 requires the Company to establish a liability for anticipated credit losses for unfunded commitments. To accomplish this, the Company estimates expected credit losses over the contractual period in which the Company is exposed to credit risk via a contractual obligation to extend credit unless that obligation is unconditionally cancellable by the Company. The estimate includes consideration of the likelihood that funding will occur and an estimate of expected credit losses on commitments expected to be funded over its estimated life. At June 30, 2023, the Company had $54.1 million in unfunded commitments and $291,000 in anticipated credit losses in the reserve for unfunded lending commitments subject to ASC 326 requirements; the reserve is recorded in other liabilities on the Consolidated Balance Sheets as opposed to in the ACL. Provisions to the reserve for unfunded lending commitments are recorded as other noninterest expense on the Consolidated Statements of Income. The determination of the ACL is complex, and the Company makes decisions on the effects of matters that are inherently uncertain. Evaluations of the loan portfolio and individual credits require certain estimates, assumptions and judgements as to the facts and circumstances related to particular situations or credits. There may be significant changes in the ACL in future periods determined by factors prevailing at that point in time along with future forecasts. Loan Portfolio Classification The following table presents the loan portfolio by class at June 30, 2023 and December 31, 2022. (Dollars in thousands) June 30, 2023 December 31, 2022 Commercial, financial and agricultural $ 63,386 $ 61,458 Real estate - commercial 207,287 199,206 Real estate - construction: 1-4 family residential construction 5,275 7,995 Other construction loans 43,897 42,753 Real estate - mortgage 160,524 150,290 Obligations of states and political subdivisions 20,376 18,770 Personal 4,439 4,040 Total $ 505,184 $ 484,512 The following table discloses allowance for credit loss activity by loan class for the three and six months ended June 30, 2023. Real estate- Obligations Commercial, construction Real estate- of states (Dollars in thousands) financial and Real estate- 1-4 family construction and political Real estate- agricultural commercial residential other subdivisions mortgage Personal Total Three Months Ended June 30, 2023 Balance, beginning of period $ 632 $ 2,596 $ 157 $ 771 $ 45 $ 1,112 $ 61 $ 5,374 Provision for loan losses 45 81 (44) (51) (4) 19 1 47 Charge-offs — — — — — — (1) (1) Recoveries — — — — — 19 3 22 Balance, end of period $ 677 $ 2,677 $ 113 $ 720 $ 41 $ 1,150 $ 64 $ 5,442 Six Months Ended June 30, 2023 Allowance for credit losses: Beginning balance, prior to ASC 326 adoption $ 297 $ 1,110 $ 69 $ 1,077 $ 54 $ 1,385 $ 35 $ 4,027 Impact of adopting ASC 326 337 1,204 114 (407) (9) (497) 15 757 Initial allowance on loans purchased with credit deterioration 106 248 354 Credit loss expense (1) 43 257 (70) 50 (4) (4) 18 290 Loans charged off — — — — — (19) (8) (27) Recoveries collected — — — — — 37 4 41 Total ending allowance balance (1) $ 677 $ 2,677 $ 113 $ 720 $ 41 $ 1,150 $ 64 $ 5,442 (1) Allowance/credit loss expense are not comparable to prior periods due to the adoptions of ASC 326. The following table discloses allowance for credit loss activity by loan class for the three and six months ended June 30, 2022, prior to the adoption of ASC 326. Obligations Commercial, of states (Dollars in thousands) financial and Real estate- Real estate- and political Real estate- agricultural commercial construction subdivisions mortgage Personal Total Three Months Ended June 30, 2022 Allowance for loan losses: Beginning balance $ 259 $ 836 $ 1,170 $ 47 $ 1,228 $ 36 $ 3,576 Provision for loan losses 27 98 38 9 49 1 222 Loans charged off — — — — — (3) (3) Recoveries collected — — — — 17 1 18 Total ending allowance balance $ 286 $ 934 $ 1,208 $ 56 $ 1,294 $ 35 $ 3,813 Six Months Ended June 30, 2022 Allowance for loan losses: Beginning balance $ 251 $ 1,020 $ 884 $ 45 $ 1,269 $ 39 $ 3,508 Provision for loan losses 35 (86) 324 11 (33) (1) 250 Loans charged off — — — — (1) (5) (6) Recoveries collected — — — — 59 2 61 Total ending allowance balance $ 286 $ 934 $ 1,208 $ 56 $ 1,294 $ 35 $ 3,813 The following table summarizes loans by loan class, segregated into the amount required for loans individually evaluated for impairment and the amount required for loans collectively evaluated for impairment as of December 31, 2022, prior to the adoption of ASC 326. Obligations Commercial, of states (Dollars in thousands) financial and Real estate- Real estate- and political Real estate- agricultural commercial construction subdivisions mortgage Personal Total December 31, 2022 Loans allocated by: Individually evaluated for impairment $ — $ 2,025 $ — $ — $ 377 $ — $ 2,402 Acquired with credit deterioration — 334 — — 419 — 753 Collectively evaluated for impairment 61,458 196,847 50,748 18,770 149,494 4,040 481,357 $ 61,458 $ 199,206 $ 50,748 $ 18,770 $ 150,290 $ 4,040 $ 484,512 Allowance for loan losses allocated by: Individually evaluated for impairment $ — $ — $ — $ — $ — $ — $ — Acquired with credit deterioration — — — — — — — Collectively evaluated for impairment 297 1,110 1,146 54 1,385 35 4,027 $ 297 $ 1,110 $ 1,146 $ 54 $ 1,385 $ 35 $ 4,027 There were no consumer mortgage loans secured by residential real estate properties for which formal foreclosure proceedings were in process as of June 30, 2023. As of December 31, 2022, there was $123,000 in consumer mortgage loans secured by residential real estate properties for which formal foreclosure proceedings were in process. Charge-offs will occur when a confirmed loss is identified. Professional appraisals of collateral, discounted for expected selling costs, appraisal age, economic conditions and other known factors, are used to determine the charge-off amount. Following the adoption of ASC 326 as of January 1, 2023, the definitions of impairment and related impaired loan disclosures were removed. However, under ASC 326, loans that do not share risk characteristics are not evaluated collectively and are instead individually evaluated. When management determines foreclosure is probable, expected credit losses are based on the fair value of the collateral, adjusted for selling costs as appropriate. The following table presents the amortized cost basis of collateral-dependent loans by class of loans and collateral type as of June 30, 2023. (Dollars in thousands) Real Estate Real estate - mortgage $ 61 Total $ 61 The following table summarizes information regarding impaired loans by portfolio class as of December 31, 2022, prior to the adoption of ASC 326. (Dollars in thousands) As of December 31, 2022 Recorded Unpaid Principal Related Investment Balance Allowance Impaired loans With no related allowance recorded: Real estate - commercial $ 2,025 $ 2,471 $ — Acquired with credit deterioration 334 344 — Real estate - mortgage 377 993 — Acquired with credit deterioration 419 634 — Total: Real estate - commercial $ 2,025 $ 2,471 $ — Acquired with credit deterioration 334 344 — Real estate – mortgage 377 993 — Acquired with credit deterioration 419 634 — $ 3,155 $ 4,442 $ — Average recorded investment of impaired loans and related interest income recognized for the three and six months ended June 30, 2022 are summarized in the tables below, prior to the adoption of ASC 326. (Dollars in thousands) Three Months Ended June 30, 2022 Average Interest Cash Basis Recorded Income Interest Investment Recognized Income Impaired loans With no related allowance recorded: Real estate - commercial $ 5,241 $ 68 $ — Acquired with credit deterioration 348 — — Real estate - mortgage 399 2 10 Acquired with credit deterioration 454 — — Total: Real estate - commercial $ 5,241 $ 68 $ — Acquired with credit deterioration 348 — — Real estate - mortgage 399 2 10 Acquired with credit deterioration 454 — — $ 6,442 $ 70 $ 10 (Dollars in thousands) Six Months Ended June 30, 2022 Average Interest Cash Basis Recorded Income Interest Investment Recognized Income Impaired Loans With no related allowance recorded: Real estate - commercial $ 5,252 $ 131 $ — Acquired with credit deterioration 350 — — Real estate - mortgage 412 5 20 Acquired with credit deterioration 462 — — Total: Real estate - commercial $ 5,252 $ 131 $ — Acquired with credit deterioration 350 — — Real estate - mortgage 412 5 20 Acquired with credit deterioration 462 — — $ 6,476 $ 136 $ 20 The recorded investment in loans excludes accrued interest receivable and loan origination fees, net, due to immateriality. For purposes of this disclosure, the unpaid principal balance is not reduced for partial charge-offs. Loans on which the accrual of interest has been discontinued are designated as non-accrual loans. Accrual of interest on loans is generally discontinued when the contractual payment of principal or interest has become 90 days past due or reasonable doubt exists as to the full, timely collection of principal or interest. However, it is the Company’s policy to continue to accrue interest on loans over 90 days past due if (1) they are guaranteed or well secured and (2) there is an effective means of timely collection in process. When a loan is placed on non-accrual status, all unpaid interest credited to income in the current year is reversed against current period income, and unpaid interest accrued in prior years is charged against the allowance for credit losses. Interest received on nonaccrual loans generally is either applied against principal or reported as interest income, according to management’s judgment as to the collectability of principal. Generally, accruals are resumed on loans only when the obligation is brought fully current with respect to interest and principal, has performed in accordance with the contractual terms for a reasonable period and the ultimate collectability of the total contractual principal and interest is no longer in doubt. The Company’s nonaccrual and charge-off policies are the same, regardless of the loan type. The following tables present the amortized cost basis of loans on nonaccrual status, including nonaccrual status loans with no allowance, and loans past due over 89 days still accruing. (Dollars in thousands) Nonaccrual with Loans Past Due No Allowance Over 89 Days As of June 30, 2023 for Credit Loss Nonaccrual Still Accruing(1) Commercial, financial and agricultural $ — $ 21 $ — Real estate - mortgage 61 — — Total $ 61 $ 21 $ — (Dollars in thousands) Loans Past Due Nonaccrual with Over 89 Days As of December 31, 2022 No Allowance Nonaccrual Still Accruing(1) Commercial, financial and agricultural $ — $ — $ 24 Real estate - commercial — — 7 Real estate - mortgage — 139 4 Personal — — 4 Total $ — $ 139 $ 39 (1) These loans are guaranteed, or well-secured, and there is an effective means of collection in process. The Company recognized $12,000 and $22,000 in interest income on nonaccrual loans during the three and six months ended June 30, 2023, respectively. The performance and credit quality of the loan portfolio is also monitored by analyzing the age of the loans receivable as determined by the length of time a recorded payment is past due. Past due status is determined by the contractual terms of the loan. The following tables present the classes of the loan portfolio, summarized by the past due status as of June 30, 2023 and December 31, 2022, respectively. (Dollars in thousands) Greater 30 ‑ 59 Days 60 ‑ 89 Days Than 89 Days Total Past As of June 30, 2023 Past Due(1) Past Due Past Due Due Commercial, financial and agricultural $ 1 $ — $ — $ 1 Real estate - mortgage 197 — 53 250 Personal 2 — — 2 Total $ 200 $ — $ 53 $ 253 (Dollars in thousands) Greater 30 ‑ 59 Days 60 ‑ 89 Days Than 89 Days Total Past As of December 31, 2022 Past Due(1) Past Due Past Due Due Commercial, financial and agricultural $ 75 $ — $ 24 $ 99 Real estate - commercial — 104 7 111 Real estate - mortgage 205 36 142 383 Personal 27 1 4 32 $ 307 $ 141 $ 177 $ 625 (1) Loans are considered past due when the borrower is in arrears on two or more monthly payments. Occasionally, the Company modifies loans to borrowers in financial difficulty by providing principal forgiveness, term extension, an other-then-insignificant payment delay or interest rate reduction. When principal forgiveness is provided, the amount of forgiveness is charged off against the allowance for credit losses. In some cases, the Company may provide multiple types of concessions on one loan. Typically, one type of concession, such as a term extension, is granted initially. If the borrower continues to experience financial difficulty, another concession, such as principal forgiveness, may be granted. There were no loans modified to borrowers experiencing financial difficulty during the three or six months ended June 30, 2023 and, as such, there were no payment defaults on loans modified to borrowers experiencing financial difficulty during the three or six months ended June 30, 2023. If the Company determines a modified loan (or a portion of a loan) has subsequently been deemed uncollectible, the loan (or a portion of the loan) is written off. Therefore, the amortized cost basis of the loan is reduced by the uncollectible amount and the allowance for credit losses is adjusted by the same amount. As of December 31, 2022, the Company had a recorded investment in tro |