5. Fair Value
Fair value is the price that would be received to sell an asset or paid to transfer a liability in an orderly transaction between market participants at the measurement date. Fair value is based on the assumptions market participants would use when pricing an asset or liability and follows a fair value hierarchy that prioritizes the information used to develop those assumptions. The fair value hierarchy gives the highest priority to quoted prices available in active markets (i.e., observable inputs) and the lowest priority to data lacking transparency (i.e., unobservable inputs). In certain cases, the inputs used to measure fair value may fall into different levels of the fair value hierarchy. The Company’s assessment of the significance of a particular input to the fair value measurement in its entirety requires judgment, and considers factors specific to the asset or liability.
All aspects of nonperformance risk, including the Company’s own credit standing, are considered when measuring the fair value of a liability.
Following is a description of the three levels of the fair value hierarchy:
Level 1 Inputs: Quoted prices for identical instruments in active markets.
Level 2 Inputs: Quoted prices for similar instruments in active markets; quoted prices for identical or similar instruments in markets that are not active; and model-derived valuations whose inputs are observable or whose significant value drivers are observable.
Level 3 Inputs: Instruments with unobservable inputs that are significant to the fair value measurement.
The Company classifies assets and liabilities in their entirety based on the lowest level of input that is significant to the fair value measurement. The Company recognizes transfers between levels of the fair value hierarchy as of the end of the reporting period. There were no transfers into or out of Level 3 within the fair value hierarchy during the years ended December 31, 2025 and 2024.
Following are descriptions of the valuation methodologies used to measure material assets and liabilities at fair value and the details of the valuation models, key inputs to those models, and significant assumptions utilized. Within the assumption tables presented, not meaningful (“NM”) refers to a range of inputs that is too broad to provide meaningful information to the user or to an input that has no range and consists of a single data point. Weighted averages are calculated by weighting each input by the relative outstanding balance of the related financial instrument.
InstrumentValuation TechniquesClassification of Fair Value Hierarchy
Assets
Loans held for investment, subject to HMBS related obligations(1)
HECM loans - securitized into Ginnie Mae HMBS
These loans are valued utilizing a present value methodology that discounts estimated future cash flows over the life of the loan portfolio using weighted average remaining life (“WAL”), conditional prepayment rate (“CPR”), loss frequency, loss severity, borrower draw rate, and discount rate assumptions.
Level 3
Loans held for investment, subject to nonrecourse debt(1)
Non-agency reverse mortgage loans - securitized
These loans are valued utilizing a present value methodology that discounts estimated future cash flows over the life of the loan portfolio using WAL, loan-to-value (“LTV”), CPR, loss severity, home price appreciation (“HPA”), and discount rate assumptions, inclusive of the credit spread component.
Level 3
HECM buyouts - securitized (performing)
These loans are valued utilizing a present value methodology that discounts estimated future cash flows over the life of the loan portfolio using WAL, CPR, loss severity, and discount rate assumptions.
Level 3
HECM buyouts - securitized (nonperforming)
These loans are valued utilizing a present value methodology that discounts estimated future cash flows over the life of the loan portfolio using WAL, CPR, loss frequency, loss severity, and discount rate assumptions.
Level 3
(1) The Company aggregates loan portfolios based on the underlying securitization trust and values these loans using these aggregated pools. The range of inputs provided is based on the range of inputs utilized for each securitization trust.
Loans held for investment
Non-agency reverse mortgage loansThese loans are valued utilizing a present value methodology that discounts estimated future cash flows over the life of the loan portfolio using WAL, LTV, CPR, loss severity, HPA, and discount rate assumptions, inclusive of the credit spread component. Level 3
HECM buyouts (nonperforming)The fair value of nonperforming repurchased loans is based on expected cash proceeds from the liquidation of the underlying properties and expected claim proceeds from HUD. These loans are valued utilizing a present value methodology that discounts estimated future cash flows over the life of the loan portfolio using WAL, CPR, loss frequency, loss severity, and discount rate.

Termination proceeds are adjusted for expected loss frequencies and severities to arrive at net proceeds that will be provided upon final resolution, including assignments to the FHA. Historical experience is utilized to estimate the loss rates resulting from scenarios where FHA insurance proceeds are not expected to cover all principal and interest outstanding and, as servicer, the Company is exposed to losses upon resolution of the loan.
Level 3
Other assets
Loans held for saleThe reverse mortgage loans are valued based on an expected margin on sale.Level 3
Retained bonds
Management obtains third-party valuations to assess the reasonableness of the fair value calculations provided by the internal valuation model. The primary assumptions utilized include WAL and discount rate.
Level 3
Liabilities
HMBS related obligations
HMBS related obligationsThe fair value is based on the net present value of projected cash flows over the estimated life of the liability. The fair value of the HMBS related obligations also includes the consideration required by a market participant to transfer the HECM and HMBS servicing obligations, including exposure resulting from shortfalls in FHA insurance proceeds as well as assumptions that it believes a market participant would consider in valuing the liability, including, but not limited to, assumptions for repayment, costs to transfer servicing obligations, shortfalls in FHA insurance proceeds, and discount rates. The significant unobservable inputs used in the measurement include WAL, CPR, and discount rates. Level 3
Nonrecourse debt
Non-agency reverse mortgage loan securitizations and performing/nonperforming HECM securitizationsThe fair value is based on the net present value of projected cash flows over the estimated life of the liability. The significant unobservable inputs used in the measurement include WAL, CPR, and discount rates, inclusive of the credit spread component.Level 3
Convertible Notes
Convertible Notes
The Convertible Notes are measured based on the closing market price of the Company’s publicly-traded stock on the applicable date of the Consolidated Statements of Financial Condition. Refer to Note 13 - Notes Payable for additional information. There were no Convertible Notes as of December 31, 2024.
Level 2
Repurchase Agreement obligation
Repurchase Agreement obligation
The Repurchase Agreement obligation is measured based on the total consideration to be paid upon the second closing of the Repurchase. Refer to Note 23 - Related Party Transactions for additional information. There was no obligation as of December 31, 2024.
Level 2
Deferred purchase price liabilities
AAG/Bloom
These liabilities are measured based on the estimated amount of indemnified claims associated with the acquisition of certain assets and liabilities from AAG/Bloom, and the closing market price of the Company’s publicly-traded stock on the applicable date of the Consolidated Statements of Financial Condition.
Level 3
TRA obligationThe fair value is derived through the use of a DCF model. The significant unobservable assumptions used in the DCF include the ability to utilize tax attributes based on current tax forecasts, a constant U.S. federal income tax rate, and a discount rate.Level 3

December 31, 2025December 31, 2024
Instrument / Unobservable InputsRangeWeighted AverageRangeWeighted Average
Assets
Loans held for investment, subject to HMBS related obligations
WAL (in years)NM3.1NM3.0
CPRNM20.9 %NM21.6 %
Loss frequencyNM4.5 %NM4.4 %
Loss severity
5.8% - 15.8%
6.0 %
3.4% - 15.9%
3.5 %
Average draw rateNM1.1 %NM1.1 %
Discount rateNM4.7 %NM5.3 %
Loans held for investment, subject to nonrecourse debt:
Non-agency reverse mortgage loans - securitized
WAL (in years)NM9.8NM10.1
LTVNM49.9 %
0.0% - 98.0%
47.2 %
CPRNM15.0 %NM14.8 %
Loss severityNM10.0 %NM10.0 %
HPA
(6.8)% - 5.3%
3.7 %
(5.6)% - 8.3%
3.6 %
Discount rateNM6.3 %NM7.0 %
HECM buyouts - securitized (performing)
WAL (in years)NM6.9NM7.1
CPRNM16.3 %NM15.1 %
Loss severity
6.0% - 13.3%
8.4 %
3.4% - 15.9%
4.7 %
Discount rateNM7.3 %NM8.0 %
HECM buyouts - securitized (nonperforming)
WAL (in years)NM1.5NM1.5
CPRNM41.5 %NM40.0 %
Loss frequencyNM45.5 %
23.1% - 100.0%
45.6 %
Loss severity
6.0% - 13.3%
6.8 %
3.4% - 15.9%
5.2 %
Discount rateNM6.8 %NM8.0 %
Loans held for investment:
Non-agency reverse mortgage loans
WAL (in years)NM11.1NM10.5
LTVNM43.2 %
5.9% - 70.6%
35.1 %
CPRNM14.9 %NM16.2 %
Loss severityNM10.0 %NM10.0 %
HPA
(6.8)% - 5.3%
3.6 %
(5.6)% - 8.3%
3.5 %
December 31, 2025December 31, 2024
Instrument / Unobservable InputsRangeWeighted AverageRangeWeighted Average
Discount rateNM6.3 %NM7.1 %
HECM buyouts (nonperforming)
WAL (in years)NM1.3NM1.5
CPRNM45.4 %NM43.8 %
Loss frequencyNM42.3 %NM47.9 %
Loss severity
6.0% - 13.3%
11.2 %
3.4% - 15.9%
10.5 %
Discount rateNM6.8 %NM8.0 %
Other assets:
Retained bonds
WAL (in years)NM3.0NM3.5
Discount rate
(1.7)% - 15.3%
7.1 %
(1.3)% - 15.3%
7.3 %
Liabilities
HMBS related obligations
WAL (in years)NM3.9NM3.8
CPRNM24.8 %NM24.8 %
Discount rateNM4.6 %NM5.2 %
Nonrecourse debt:
Non-agency reverse mortgage loan securitizations
WAL (in years)
0.1 - 10.5
6.4
0.1 - 10.9
3.7
CPRNM21.8 %NM17.3 %
Discount rateNM6.0 %NM6.7 %
Performing/nonperforming HECM securitizations
WAL (in years)NM1.2NM1.0
CPRNM57.4 %NM18.6 %
Discount rateNM5.4 %NM7.5 %
Deferred purchase price liabilities:
TRA obligation
Discount rateNM26.6 %NM28.1 %
Fair Value of Assets and Liabilities
The following tables present assets and liabilities that are measured at fair value on a recurring basis (in thousands):
December 31, 2025
Total Fair ValueLevel 1Level 2Level 3
Assets
Loans held for investment, subject to HMBS related obligations$19,135,403 $ $ $19,135,403 
Loans held for investment, subject to nonrecourse debt10,026,177   10,026,177 
Loans held for investment870,081   870,081 
Other assets:
Loans held for sale37,461  1,338 36,123 
Retained bonds38,685   38,685 
Total assets$30,107,807 $ $1,338 $30,106,469 
Liabilities
HMBS related obligations$18,912,226 $ $ $18,912,226 
Nonrecourse debt9,736,493   9,736,493 
Convertible Notes53,800  53,800  
Repurchase Agreement obligation40,595  40,595  
Deferred purchase price liabilities:
AAG/Bloom8,646   8,646 
TRA obligation3,901   3,901 
Total liabilities$28,755,661 $ $94,395 $28,661,266 
December 31, 2024
Total Fair ValueLevel 1Level 2Level 3
Assets
Loans held for investment, subject to HMBS related obligations$18,669,962 $— $— $18,669,962 
Loans held for investment, subject to nonrecourse debt9,288,403 — — 9,288,403 
Loans held for investment520,103 — — 520,103 
Other assets:
Loans held for sale3,454 — 3,454 — 
Retained bonds40,407 — — 40,407 
Total assets$28,522,329 $— $3,454 $28,518,875 
Liabilities
HMBS related obligations$18,444,370 $— $— $18,444,370 
Nonrecourse debt8,954,068 — — 8,954,068 
Deferred purchase price liabilities:
AAG/Bloom13,370 — — 13,370 
TRA obligation3,314 — — 3,314 
Total liabilities$27,415,122 $— $— $27,415,122 
The following tables present Level 3 assets and liabilities that are measured at fair value on a recurring basis (in thousands):
Assets
Year ended December 31, 2025Loans held for investmentLoans held for investment, subject to nonrecourse debtLoans held for saleRetained bonds
Beginning balance$19,190,065 $9,288,403 $ $40,407 
Total gain (loss) included in earnings1,473,731 966,349 (1,305)1,903 
Purchases, settlements, and transfers:
Purchases and additions3,322,290 24,735 71,971  
Sales and settlements(2,949,938)(1,085,448)(220,520)(3,625)
Transfers in (out) between categories(1,030,664)832,138 185,977  
Ending balance$20,005,484 $10,026,177 $36,123 $38,685 

Liabilities
Year ended December 31, 2025HMBS related obligationsNonrecourse debtDeferred purchase price liabilities
Beginning balance$(18,444,370)$(8,954,068)$(16,684)
Total gain (loss) included in earnings(1,116,201)(733,504)1,931 
Purchases, settlements, and transfers:
Purchases and additions(2,006,384)(4,991,431) 
Settlements2,654,729 4,942,510 2,206 
Ending balance$(18,912,226)$(9,736,493)$(12,547)

Assets
Year ended December 31, 2024Loans held for investmentLoans held for investment, subject to nonrecourse debtMSRRetained bonds
Beginning balance$18,123,991 $8,272,393 $6,436 $44,297 
Total gain (loss) included in earnings1,753,126 639,122 (920)(684)
Purchases, settlements, and transfers:
Purchases and additions2,870,747 41,134 — — 
Sales and settlements(2,256,238)(988,337)(5,516)(3,206)
Transfers in (out) between categories(1,301,561)1,324,091 — — 
Ending balance$19,190,065 $9,288,403 $— $40,407 

Liabilities
Year ended December 31, 2024HMBS related obligationsNonrecourse debtDeferred purchase price liabilities
Beginning balance$(17,353,720)$(7,904,200)$(8,855)
Total loss included in earnings(1,340,956)(644,705)(7,966)
Purchases, settlements, and transfers:
Purchases and additions(2,003,170)(3,177,025)— 
Settlements2,253,476 2,771,862 137 
Ending balance$(18,444,370)$(8,954,068)$(16,684)
The following table presents the total amount of loans held for investment that were greater than 90 days past due and on non-accrual status (in thousands):
December 31, 2025December 31, 2024
UPBFair ValueDifferenceUPBFair ValueDifference
Loans held for investment, subject to nonrecourse debt$ $ $ $32,067 $19,362 $(12,705)
Loans held for investment7,019 6,142 (877)222 155 (67)
Total$7,019 $6,142 $(877)$32,289 $19,517 $(12,772)

Fair Value Option
The Company has elected to measure its loans held for investment, loans held for sale, HMBS related obligations, nonrecourse debt, and Convertible Notes (as defined in Note 13 - Notes Payable) at fair value under the fair value option. The Company elected to apply the provisions of the fair value option to these assets and liabilities in order to align financial reporting presentation with the Company’s operational and risk management strategies. The following table presents the fair value and the UPB of these financial assets and liabilities (in thousands):
December 31, 2025December 31, 2024
Fair ValueUPBFair ValueUPB
Assets
Loans held for investment, subject to HMBS related obligations$19,135,403 $17,983,144 $18,669,962 $17,652,495 
Loans held for investment, subject to nonrecourse debt10,026,177 9,567,732 9,288,403 9,218,697 
Loans held for investment870,081 790,342 520,103 503,949 
Other assets:
Loans held for sale37,461 34,515 3,454 4,331 
Liabilities
HMBS related obligations18,912,226 17,983,144 18,444,370 17,652,495 
Nonrecourse debt9,736,493 9,960,524 8,954,068 9,363,919 
Convertible Notes53,800 40,000 — — 

Fair Value of Other Financial Instruments
As of December 31, 2025 and 2024, all financial instruments were either recorded at fair value or the carrying value approximated fair value with the exception of certain notes payable. The fair value of our notes payable was determined using quoted market prices adjusted for accrued interest, which is considered to be a Level 2 input, or for notes payable with an original maturity of a year or less, the carrying value approximates fair value, which is determined using Level 2 inputs. Refer to Note 13 - Notes Payable for additional information.
The following table presents the amortized cost and fair value of notes payable (in thousands):
December 31, 2025December 31, 2024
Carrying ValueFair ValueCarrying ValueFair Value
Senior Secured Notes$126,089 $149,620 $156,074 $185,632 
Exchangeable Secured Notes130,040 178,428 126,059 191,110 
LFH Promissory Note20,000 20,000 — — 
2025 Unsecured Notes  7,378 6,187 
Working Capital Promissory Notes  85,000 85,000 
Total notes recorded at amortized cost276,129 $348,048 374,511 $467,929 
Convertible Notes, recorded at fair value53,800 — 
Total notes payable$329,929 $374,511 
For other financial instruments that were not recorded at fair value, such as cash and cash equivalents, including restricted cash, and other financing lines of credit, the carrying value approximates fair value due to the short-term nature of such instruments. The fair value of assets and liabilities whose carrying value approximates fair value is determined using Level 2 inputs, with the exception of cash and cash equivalents, including restricted cash, which are Level 1 inputs.

Historical Timeline

Fiscal YearFiled
2025Mar 13, 2026Showing above
2024Mar 14, 2025
2023Mar 15, 2024
2022Mar 16, 2023
2021Mar 15, 2022

About Fair Value Disclosures

Fair value disclosures classify all assets and liabilities measured at fair value into a three-level hierarchy: Level 1 (quoted market prices), Level 2 (observable inputs like yield curves), and Level 3 (unobservable inputs requiring management estimates). The proportion of Level 3 assets directly reflects how much of the balance sheet depends on internal models rather than market evidence.

Key signals: a growing Level 3 balance relative to total fair-value assets increases valuation uncertainty and earnings volatility risk. Watch for transfers between levels — assets moving from Level 2 to Level 3 often signal deteriorating market liquidity. Unrealized gains and losses on Level 3 positions flow through earnings or other comprehensive income, so large swings deserve scrutiny. For financial institutions, examine the sensitivity disclosures that show how Level 3 valuations change under alternative assumptions. Compare the fair value of debt against its carrying amount to gauge hidden leverage.