DRAFT Feb-19 Refi Report v02

REFINANCE REPORT

February 2019

FHFA Refinance Report

February 2019

February 2019 Highlights

Total refinance volume in February 2019 was similar to January as mortgage rates fell in previous months but remained above the lows observed in 2018. Mortgage rates decreased in February: the average interest rate on a 30-year fixed rate mortgage fell to 4.37 percent from 4.46 percent in January.

In February 2019:

Borrowers completed 323 refinances through HARP, bringing total refinances from the inception of the program to 3,495,156.

HARP volume represented 0.4 percent of total refinance volume.

Four percent of the loans refinanced through HARP had a loan-to-value ratio greater than 125 percent.

Year to date through February 2019:

Borrowers with loan-to-value ratios greater than 105 percent accounted for 17 percent of the volume of HARP loans.

Thirty-five percent of HARP refinances for underwater borrowers were for shorter-term 15- and 20-year mortgages, which build equity faster than traditional 30-year mortgages.

HARP refinances represented 2 percent of total refinances in Illinois compared to 1 percent of total refinances nationwide over the same period. Borrowers who refinanced through HARP had a lower delinquency rate compared to borrowers eligible for HARP who did not refinance through the program.

Nine states and one territory accounted for over 70 percent of the nation's HARP eligible loans with a refinance incentive as of June 30, 2018.

Overview and Eligibility of the Home Affordable Refinance Program (HARP)

HARP Overview

HARP was established in 2009 to assist homeowners unable to access a refinance due to a decline in their home value. The inception date of the program was April 1, 2009.

The program is designed to provide these borrowers with an opportunity to refinance by permitting the transfer of existing mortgage insurance to their newly refinanced loan, or by allowing those without mortgage insurance on their previous loan to refinance without obtaining new coverage.

HARP enhancements took effect in 2012 to increase access to the program for responsible borrowers. The program was scheduled to expire on December 31, 2013, and was extended to expire on December 31, 2015. On May 8, 2015, HARP was extended again to expire on December 31, 2016. On August 25, 2016, HARP was extended once more to expire on September 30, 2017. On August 17, 2017, HARP was extended once more to expire on December 31, 2018.

HARP loans must have been started by December 31, 2018 and must be completed by September 30, 2019 to be included in the program.

HARP Eligibility

Below are the basic HARP eligibility criteria: Loan must be owned or guaranteed by Fannie Mae or Freddie Mac. Loan must have been originated on or before May 31, 2009. Current loan-to-value ratio -- LTV -- (outstanding mortgage balance/home value) must be greater than 80 percent. There is no LTV ceiling. Borrower must be current on their mortgage payments at the time of the refinance. Payment history ? borrower is allowed one late payment in the past 12 months, as long as it did not occur in the 6 months prior to the refinance.

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FHFA Refinance Report

February 2019

Total refinance volume in February 2019 was similar to January as mortgage rates fell in previous months but remained above the lows observed in 2018. Mortgage rates decreased in February: the average interest rate on a 30-year fixed rate mortgage fell to 4.37 percent from 4.46 percent in January.

Mortgage Rates vs Refinance Volume

ABC D

EF

G HI

JKL M N

O

P

6.48

Average Interest

600,000 500,000 400,000 300,000

6.04

5.42 5.064.97 4.71 4.84

5.29 5.00

4.93 4.74 4.35

4.51 34.9.1613.953.4734..5077

3.68 3.35

4.4944.3.4446.164.163.836.938.839.936.693.5437..240643.2.9003.8431..494544.5.673

Rate on a 30-Year Mortgage 4.64

4.37

200,000

100,000

Number of Mortgages Refinanced by Fannie

0

* Mortgage rates are from the Freddie Mac Primary Mortgage Market Survey, monthly average, from the Freddie Mac website.

2008

2009

2010

2011

2012

2013

2014

2015

2016

2017

Source: FHFA (Fannie Mae and Freddie Mac)

Mae and Freddie Mac

Feb 19

A - Highest rate in 2008 for a 30-year mortgage.

H - Mortgage rates rose after Federal Reserve Chairman

N - Mortgage rates rose in November and December

B - GSEs placed into conservatorship on 09/06/08.

Bernanke stated in late May that the central bank was

2016 amid expectations of a rate hike by the Federal

C - Fed announces MBS purchase program on 11/25/08. considering slowing its $85 billion per month bond

buying program known as quantitative easing. D - Treasury rates sharply rose and reached a 2009 high

on a better than expected June unemployment

I - Highest rate for a 30-year mortgage since July 2011.

Reserve. The Federal Reserve raised the target federal funds rate to 0.75% on 12/14/16 in response to a strengthening economy.

report.

J - 30-year mortgage rates reached a monthly average of 3.67 O - Mortgage rates fell from the beginning to the end of

E - 30-year mortgage rates reached 4.17 percent in

percent in January, the lowest level seen since mid 2013.

2017 as the target Federal Funds rate was raised to 1%

early November, marking the lowest level observed K - 30-year mortgage rates reached a monthly average of 4.05

on March 16th, 1.25% on June 15, and 1.5% on

since Freddie Mac began tracking rates in 1971.

percent in 6/2015, the highest level observed since 9/2014,

December 14, with the Federal Reserve following a

F - Treasury rates fell amid ongoing concerns of a

amid expectations of a rate hike by the Federal Reserve.

steady path to normalize its benchmark rate.

growing debt crisis in Europe.

L - The Federal Reserve raised the target federal funds rate P - Mortgage rates rose from the beginning to the

G - 30-year mortgage rates reached new historic lows in November 2012.

from 0.25% to 0.5% on 12/16/15 in response to a strengthening economy. M- Treasury rates fell, amid a global flight to the safety of

end of 2018, as the target Federal Funds rate was incrementally raised quarterly to 1.75%, 2%, 2.25% and 2.5%, with the Federal Reserve

government debt, in response to the U.K. Brexit vote to

projecting a continued steady

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leave the European Union.

growth of the US economy in 2018.

FHFA Refinance Report

February 2019

In February 2019, 323 refinances were completed through HARP, bringing total refinances through HARP from the inception1 of the program to 3,495,156.

Refinances Through February 2019

Total Refinances Fannie Mae Freddie Mac

Total

Total HARP Fannie Mae Freddie Mac

Total

HARP LTV >80% -105% Fannie Mae Freddie Mac

Total

HARP LTV >105% -125% Fannie Mae Freddie Mac

Total

HARP LTV >125% Fannie Mae Freddie Mac

Total

All Other Streamlined Refis Fannie Mae Freddie Mac

Total

February 2019

40,021 32,524 72,545

210 113 323

186 98

284

17 8

25

7 7 14

1,317 593

1,910

Year to Date 2019

83,802 61,282 145,084

515 246 761

435 196 631

59 37 96

21 13 34

2,809 1,172 3,981

2018

712,879 441,336 1,154,215

6,970 3,397 10,367

5,955 2,760 8,715

719 420 1,139

296 217 513

28,335 12,294 40,629

Inception to Date

17,058,458 10,736,499 27,794,957

2,070,580 1,424,576 3,495,156

1,479,104 984,181

2,463,285

332,679 263,658 596,337

258,797 176,737 435,534

2,560,567 1,494,143 4,054,710

1 Inception - April 1, 2009 Source: FHFA (Fannie Mae and Freddie Mac)

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FHFA Refinance Report

February 2019

In February 2019, 323 loans were refinanced through HARP, representing 0.4 percent of total refinance volume during the month.

300 250 200

HARP Refinance, Quarterly Volume

(Number of loans in thousands)

319

297294 280

264

122

195115

112113 111 204

150 100

50 0

150

74

139

85

88 1059410672

40

78 32

47

41

50

31

77

14 48 46 58 53 56

17

66 74

96101102

197 185

115

40 39 40 149 109

56 61 62

182169 43 77

130 72

30 47

54 21 33

44 16

28

37 32 15 13

22 19

3226 13 10

19 15

21 8 13

20 8 12

18 7 11

16

6 10

13 58

13 58

10

7

6

4

3

2

1

2Q 3Q 4Q 1Q 2Q 3Q 4Q 1Q 2Q 3Q 4Q 1Q 2Q 3Q 4Q 1Q 2Q 3Q 4Q 1Q 2Q 3Q 4Q 1Q 2Q 3Q 4Q 1Q 2Q 3Q 4Q 1Q 2Q 3Q 4Q 1Q 2Q 3Q 4Q 09 09 09 10 10 10 10 11 11 11 11 12 12 12 12 13 13 13 13 14 14 14 14 15 15 15 15 16 16 16 16 17 17 17 17 18 18 18 18

2% 8% 11%14%15%12%11%14%17%16%10%17%27%26%22%21%22%23%23%21%16%11% 9% 6% 5% 5% 5% 5% 4% 2% 2% 3% 3% 2% 1% 1% 1% 1% 1% Percent of Total Refinances

0.4 0.3 Freddie Mac Fannie Mae

Jan Feb 19 19

1% .4%

S. ource: FHFA (Fannie Mae and Freddie Mac)

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FHFA Refinance Report

February 2019

From inception1 through February 2019, 2,919,484 loans refinanced through HARP were for primary residences, 110,920 were for second homes, and 464,752 were for investment properties.

1Inception - April 1, 2009

HARP Loans by Property Type Inception through February 2019

Total

Primary Residence

Total HARP Fannie Mae Freddie Mac Total

HARP LTV >80% -105% Fannie Mae Freddie Mac Total

HARP LTV >105% -125% Fannie Mae Freddie Mac Total

HARP LTV >125% Fannie Mae Freddie Mac

Total

2,070,580 1,424,576 3,495,156

1,479,104 984,181

2,463,285

332,679 263,658 596,337

258,797 176,737 435,534

1,707,068 1,212,416 2,919,484

1,244,328 855,845

2,100,173

267,221 218,839 486,060

195,519 137,732 333,251

Source: FHFA (Fannie Mae and Freddie Mac)

Second Investment Home Property

62,364 48,556 110,920

45,417 31,740 77,157

8,918 9,160 18,078

8,029 7,656 15,685

301,148 163,604 464,752

189,359 96,596

285,955

56,540 35,659 92,199

55,249 31,349 86,598

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FHFA Refinance Report

February 2019

In February 2019, 4 percent of the loans refinanced through HARP had a loan-to-value ratio greater than 125 percent.

140,000 120,000 100,000

80,000

Monthly HARP Volume by Loan-to-Value Ratio

HARP LTV >80%-105% HARP LTV >105%-125% HARP LTV >125%

60,000

40,000

20,000

0 Jun Sep Dec Mar Jun Sep Dec Mar Jun Sep Dec Mar Jun Sep De1c Mar Jun Sep Dec Mar Jun Sep Dec Mar Jun Sep Dec Mar Jun Sep Dec Mar Jun Sep Dec Mar Jun Sep Feb 09 09 09 10 10 10 10 11 11 11 11 12 12 12 12 13 13 13 13 14 14 14 14 15 15 15 15 16 16 16 16 17 17 17 17 18 18 18 19

1 The number of completed HARP refinances reported for deeply underwater borrowers increased sharply in June 2012 as further enhancements to HARP went into effect. Starting June 1, 2012, lenders became able to deliver loans with loan-to-value ratios greater than 125 percent refinanced through HARP to the Enterprises to be securitized. Source: FHFA (Fannie Mae and Freddie Mac)

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FHFA Refinance Report

February 2019

Year to date through February 2019, borrowers with loan-to-value ratios greater than 105 percent accounted for 17 percent of the volume of HARP loans. Refinancing to shorter term mortgages accounted for 35 percent of HARP refinances for underwater borrowers (LTV greater than 105 percent). Shorter term 15- and 20-year mortgages build equity faster than traditional 30-year mortgages.

100%

Percentage of HARP Refinances by Loan-to-Value Ratio

Mortgage Term of HARP Refinances of Underwater Borrowers (LTV Greater than 105%)

100%

80% 60%

56% 60%

LTV 80%-105%

91%

73% 76% 79% 81% 84% 83%

40%

80%

60%

82% 80% 75% 72% 73% 73% 67% 65% 30-year2

91%

40%

20%

44% 40%

0% 9%

27% 24% 21% 19% 16% 17% LTV >105%1

InceIpntcioenp Full Full Full Full Full Full Full Year to

to D-teiocn Year Year Year Year Year Year Year Date

20to11Dec2012 20132014 2015 2016 20172018 2019

2011

1 Includes HARP LTV >105%-125% and HARP LTV >125%. Source: FHFA (Fannie Mae and Freddie Mac)

20% 0%

9% 18% 20% 25% 28% 27% 27% 33% 35% 15- and 20-year

Incepxtixoxn Full Full Full Full Full Full Full Year to

to Dec Year Year Year Year Year Year Year Date

2011 2012201320142015201620172018 2019

2 Includes 25-year and 40-year mortgages. Source: FHFA (Fannie Mae and Freddie Mac)

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