Together Credit Union Mortgage Lending & HMDA Data, 2023

In 2023, Together Credit Union of 423 Lynch Street, MO reported 2,239 mortgage applications totaling $337.0 million, down 22% from 2022. The average application was for $150,497, and applicants reported an average income of $170,871. 58% of its applications resulted in an originated loan and 23% were denied. Its largest markets were St. Louis, MO-IL (1,673), Tampa-St. Petersburg-Clearwater, FL (47) and Columbus, OH (46) (applications in parentheses).

Mortgage Company & Address Together Credit Union
Michael Dougherty
423 Lynch Street, MO 63118
Tel #: available with data download
Federal Regulator * available with data download
Years 2025  2024  2023  2022  2021  2020  2019  2018  2017  2016  2015  2014  2013  2012  2011  2010  2009  2008  2007  2006  2005  2004  2003  
Total Number of Mortgage Applications 2,239
Total Mortgage Loan Application Amount $336,965,000
Average Mortgage Loan Application Amount $150,497
Highest Mortgage Loan Application Amount $2,755,000
Average Applicant Income $170,871
Highest Applicant Income $9,372,000

About this data: figures come from the Home Mortgage Disclosure Act (HMDA) records Together Credit Union filed with the FFIEC and count every application it reported (approved, denied, withdrawn or purchased), not just closed loans. Applications reported at $100 million or more are left out of these totals.

Mortgage Loan Application Totals for Together Credit Union by County in 2023

County Total Number of Mortgage Loan Applications Total Dollar Amount of Mortgage Loans Applications Average Mortgage Loan Application Amount Average Applicant Income
St. Louis, Missouri 785 $ 125,035,000 $ 159,280 $ 190,000
Jefferson, Missouri 255 $ 29,165,000 $ 114,372 $ 127,000
St. Louis City, Missouri 232 $ 36,540,000 $ 157,500 $ 141,000
St. Charles, Missouri 216 $ 36,450,000 $ 168,750 $ 226,000
St. Clair, Illinois 86 $ 10,680,000 $ 124,186 $ 152,000
Madison, Illinois 33 $ 3,945,000 $ 119,545 $ 201,000
Hillsborough, Florida 32 $ 3,780,000 $ 118,125 $ 71,000
Franklin, Ohio 26 $ 2,500,000 $ 96,153 $ 98,000
Franklin, Missouri 25 $ 2,955,000 $ 118,200 $ 213,000
Harris, Texas 23 $ 2,245,000 $ 97,608 $ 113,000
Los Angeles, California 21 $ 2,695,000 $ 128,333 $ 116,000
Lincoln, Missouri 19 $ 1,975,000 $ 103,947 $ 280,000
Dallas, Texas 17 $ 2,305,000 $ 135,588 $ 206,000
Orange, Florida 15 $ 1,875,000 $ 125,000 $ 100,000
Camden, Missouri 13 $ 2,595,000 $ 199,615 $ 310,000
Larimer, Colorado 12 $ 1,520,000 $ 126,666 $ 111,000
Hillsborough, New Hampshire 12 $ 2,040,000 $ 170,000 $ 484,000
Pasco, Florida 11 $ 1,315,000 $ 119,545 $ 73,000
Monroe, Illinois 10 $ 1,230,000 $ 123,000 $ 139,000
Delaware, Ohio 10 $ 1,190,000 $ 119,000 $ 95,000
Weld, Colorado 9 $ 655,000 $ 72,777 $ 96,000
Ste. Genevieve, Missouri 9 $ 1,175,000 $ 130,555 $ 147,000
Nassau, Florida 8 $ 980,000 $ 122,500 $ 128,000
Onondaga, New York 8 $ 550,000 $ 68,750 $ 132,000
Duval, Florida 7 $ 745,000 $ 106,428 $ 107,000
Bartow, Georgia 7 $ 895,000 $ 127,857 $ 85,000
Solano, California 6 $ 1,640,000 $ 273,333 $ 263,000
Stone, Missouri 6 $ 600,000 $ 100,000 $ 132,000
Warren, Missouri 6 $ 1,400,000 $ 233,333 $ 298,000
Boone, Missouri 5 $ 965,000 $ 193,000 $ 109,000
St. Francois, Missouri 5 $ 1,065,000 $ 213,000 $ 127,000
Bexar, Texas 5 $ 515,000 $ 103,000 $ 111,000
James City, Virginia 5 $ 285,000 $ 57,000 $ 88,000
Polk, Florida 4 $ 260,000 $ 65,000 $ 59,000
Cherokee, Georgia 4 $ 570,000 $ 142,500 $ 117,000
Gasconade, Missouri 4 $ 650,000 $ 162,500 $ 72,000
Stoddard, Missouri 4 $ 270,000 $ 67,500 $ 428,000
Cayuga, New York 4 $ 300,000 $ 75,000 $ 108,000
Licking, Ohio 4 $ 340,000 $ 85,000 $ 125,000
Denton, Texas 4 $ 1,250,000 $ 312,500 $ 114,000
Tarrant, Texas 4 $ 1,080,000 $ 270,000 $ 212,000
Hampton, Virginia 4 $ 640,000 $ 160,000 $ 109,000
Marion, Arkansas 3 $ 495,000 $ 165,000 $ 146,000
Kern, California 3 $ 195,000 $ 65,000 $ 96,000
Sacramento, California 3 $ 265,000 $ 88,333 $ 158,000
Ventura, California 3 $ 395,000 $ 131,666 $ 216,000
Charlotte, Florida 3 $ 435,000 $ 145,000 $ 200,000
Lake, Florida 3 $ 365,000 $ 121,666 $ 102,000
Lee, Florida 3 $ 825,000 $ 275,000 $ 244,000
Pinellas, Florida 3 $ 805,000 $ 268,333 $ 158,000
St. Johns, Florida 3 $ 275,000 $ 91,666 $ 152,000
St. Lucie, Florida 3 $ 465,000 $ 155,000 $ 112,000
Volusia, Florida 3 $ 325,000 $ 108,333 $ 132,000
Fulton, Georgia 3 $ 405,000 $ 135,000 $ 79,000
Cook, Illinois 3 $ 1,335,000 $ 445,000 $ 195,000
Crawford, Missouri 3 $ 465,000 $ 155,000 $ 106,000
Nassau, New York 3 $ 265,000 $ 88,333 $ 156,000
Brazoria, Texas 3 $ 685,000 $ 228,333 $ 181,000
Galveston, Texas 3 $ 255,000 $ 85,000 $ 271,000
Newport News, Virginia 3 $ 315,000 $ 105,000 $ 94,000
York, Virginia 3 $ 315,000 $ 105,000 $ 86,000
Baldwin, Alabama 2 $ 70,000 $ 35,000 $ 46,000
Maricopa, Arizona 2 $ 470,000 $ 235,000 $ 197,000
El Dorado, California 2 $ 280,000 $ 140,000 $ 250,000
San Diego, California 2 $ 380,000 $ 190,000 $ 106,000
Arapahoe, Colorado 2 $ 160,000 $ 80,000 $ 205,000
Bay, Florida 2 $ 240,000 $ 120,000 $ 89,000
Broward, Florida 2 $ 220,000 $ 110,000 $ 172,000
DeSoto, Florida 2 $ 140,000 $ 70,000 $ 75,000
Indian River, Florida 2 $ 880,000 $ 440,000 $ 217,000
Sarasota, Florida 2 $ 550,000 $ 275,000 $ 143,000
Walton, Florida 2 $ 780,000 $ 390,000 $ 252,000
Chattooga, Georgia 2 $ 190,000 $ 95,000 $ 136,000
DeKalb, Georgia 2 $ 150,000 $ 75,000 $ 139,000
Floyd, Georgia 2 $ 210,000 $ 105,000 $ 162,000
Clinton, Illinois 2 $ 210,000 $ 105,000 $ 53,000
Macoupin, Illinois 2 $ 230,000 $ 115,000 $ 42,000
Davis, Iowa 2 $ 380,000 $ 190,000 $ 133,000
Lafayette, Louisiana 2 $ 360,000 $ 180,000 $ 114,000
Clay, Missouri 2 $ 150,000 $ 75,000 $ 133,000
Greene, Missouri 2 $ 210,000 $ 105,000 $ 110,000
Jackson, Missouri 2 $ 510,000 $ 255,000 $ 153,000
Monroe, Missouri 2 $ 100,000 $ 50,000 $ 91,000
Pettis, Missouri 2 $ 450,000 $ 225,000 $ 93,000
Pike, Missouri 2 $ 770,000 $ 385,000 $ 114,000
Merrimack, New Hampshire 2 $ 80,000 $ 40,000 $ 109,000
Bergen, New Jersey 2 $ 550,000 $ 275,000 $ 143,000
Union, New Jersey 2 $ 390,000 $ 195,000 $ 112,000
Bernalillo, New Mexico 2 $ 950,000 $ 475,000 $ 222,000
Oswego, New York 2 $ 100,000 $ 50,000 $ 97,000
Clark, Ohio 2 $ 260,000 $ 130,000 $ 134,000
Fairfield, Ohio 2 $ 150,000 $ 75,000 $ 85,000
Union, Ohio 2 $ 450,000 $ 225,000 $ 104,000
Williamson, Tennessee 2 $ 2,890,000 $ 1,445,000 $ 495,000
Collin, Texas 2 $ 460,000 $ 230,000 $ 135,000
Ellis, Texas 2 $ 150,000 $ 75,000 $ 168,000
Rockwall, Texas 2 $ 530,000 $ 265,000 $ 388,000
Wichita, Texas 2 $ 130,000 $ 65,000 $ 59,000
Chesterfield, Virginia 2 $ 120,000 $ 60,000 $ 724,000
New Kent, Virginia 2 $ 230,000 $ 115,000 $ 120,000
Chelan, Washington 2 $ 1,450,000 $ 725,000 $ 248,000
Thurston, Washington 2 $ 380,000 $ 190,000 $ 98,000
Lee, Alabama 1 $ 795,000 $ 795,000 $ 475,000
Shelby, Alabama 1 $ 75,000 $ 75,000 $ 100,000
Pinal, Arizona 1 $ 95,000 $ 95,000 $ 26,000
Yavapai, Arizona 1 $ 15,000 $ 15,000 $ 96,000
Fresno, California 1 $ 255,000 $ 255,000 $ 337,000
Imperial, California 1 $ 75,000 $ 75,000 $ 188,000
Orange, California 1 $ 195,000 $ 195,000 $ 436,000
Placer, California 1 $ 65,000 $ 65,000 $ 99,000
San Bernardino, California 1 $ 195,000 $ 195,000 $ 85,000
San Joaquin, California 1 $ 65,000 $ 65,000 $ 93,000
Santa Clara, California 1 $ 45,000 $ 45,000 $ 75,000
Denver, Colorado 1 $ 55,000 $ 55,000 $ 207,000
Jefferson, Colorado 1 $ 15,000 $ 15,000 $ 205,000
Pueblo, Colorado 1 $ 45,000 $ 45,000 $ 40,000
Sussex, Delaware 1 $ 55,000 $ 55,000 $ 95,000
Baker, Florida 1 $ 155,000 $ 155,000 $ 112,000
Collier, Florida 1 $ 105,000 $ 105,000 $ 50,000
Escambia, Florida 1 $ 75,000 $ 75,000 $ 56,000
Hernando, Florida 1 $ 155,000 $ 155,000 $ 77,000
Manatee, Florida 1 $ 305,000 $ 305,000 $ 178,000
Monroe, Florida 1 $ 225,000 $ 225,000 $ 205,000
Okaloosa, Florida 1 $ 55,000 $ 55,000 $ 34,000
Palm Beach, Florida 1 $ 435,000 $ 435,000 $ 167,000
Santa Rosa, Florida 1 $ 265,000 $ 265,000 $ 107,000
Cobb, Georgia 1 $ 35,000 $ 35,000 $ 0
Douglas, Georgia 1 $ 105,000 $ 105,000 $ 193,000
Fannin, Georgia 1 $ 125,000 $ 125,000 $ 51,000
Forsyth, Georgia 1 $ 245,000 $ 245,000 $ 87,000
Glynn, Georgia 1 $ 155,000 $ 155,000 $ 207,000
Gordon, Georgia 1 $ 55,000 $ 55,000 $ 176,000
Gwinnett, Georgia 1 $ 155,000 $ 155,000 $ 150,000
Hancock, Georgia 1 $ 335,000 $ 335,000 $ 237,000
Paulding, Georgia 1 $ 315,000 $ 315,000 $ 172,000
Towns, Georgia 1 $ 265,000 $ 265,000 $ 61,000
Bond, Illinois 1 $ 25,000 $ 25,000 $ 72,000
Effingham, Illinois 1 $ 615,000 $ 615,000 $ 2,155,000
Jersey, Illinois 1 $ 55,000 $ 55,000 $ 137,000
Kendall, Illinois 1 $ 35,000 $ 35,000 $ 151,000
Lake, Illinois 1 $ 635,000 $ 635,000 $ 172,000
Sangamon, Illinois 1 $ 25,000 $ 25,000 $ 60,000
Williamson, Illinois 1 $ 35,000 $ 35,000 $ 31,000
Dearborn, Indiana 1 $ 55,000 $ 55,000 $ 100,000
Hendricks, Indiana 1 $ 155,000 $ 155,000 $ 222,000
Madison, Indiana 1 $ 55,000 $ 55,000 $ 53,000
Morgan, Indiana 1 $ 145,000 $ 145,000 $ 121,000
Johnson, Kansas 1 $ 405,000 $ 405,000 $ 146,000
Leavenworth, Kansas 1 $ 125,000 $ 125,000 $ 36,000
Jefferson, Kentucky 1 $ 55,000 $ 55,000 $ 102,000
Vernon, Louisiana 1 $ 75,000 $ 75,000 $ 24,000
Middlesex, Massachusetts 1 $ 55,000 $ 55,000 $ 99,000
Kent, Michigan 1 $ 265,000 $ 265,000 $ 208,000
Wayne, Michigan 1 $ 35,000 $ 35,000 $ 58,000
Benton, Missouri 1 $ 155,000 $ 155,000 $ 153,000
Cape Girardeau, Missouri 1 $ 155,000 $ 155,000 $ 45,000
Christian, Missouri 1 $ 175,000 $ 175,000 $ 46,000
Mississippi, Missouri 1 $ 45,000 $ 45,000 $ 52,000
Montgomery, Missouri 1 $ 365,000 $ 365,000 $ 137,000
Morgan, Missouri 1 $ 505,000 $ 505,000 $ 198,000
Oregon, Missouri 1 $ 25,000 $ 25,000 $ 40,000
Perry, Missouri 1 $ 55,000 $ 55,000 $ 129,000
Platte, Missouri 1 $ 165,000 $ 165,000 $ 97,000
Ralls, Missouri 1 $ 75,000 $ 75,000 $ 146,000
Washington, Missouri 1 $ 55,000 $ 55,000 $ 192,000
Wayne, Missouri 1 $ 75,000 $ 75,000 $ 233,000
Lancaster, Nebraska 1 $ 405,000 $ 405,000 $ 197,000
Coos, New Hampshire 1 $ 25,000 $ 25,000 $ 40,000
Rockingham, New Hampshire 1 $ 165,000 $ 165,000 $ 205,000
Essex, New Jersey 1 $ 245,000 $ 245,000 $ 128,000
Middlesex, New Jersey 1 $ 55,000 $ 55,000 $ 109,000
Monmouth, New Jersey 1 $ 155,000 $ 155,000 $ 154,000
Morris, New Jersey 1 $ 45,000 $ 45,000 $ 106,000
Los Alamos, New Mexico 1 $ 935,000 $ 935,000 $ 286,000
Bronx, New York 1 $ 75,000 $ 75,000 $ 70,000
Erie, New York 1 $ 55,000 $ 55,000 $ 49,000
Greene, New York 1 $ 445,000 $ 445,000 $ 475,000
Madison, New York 1 $ 205,000 $ 205,000 $ 74,000
New York, New York 1 $ 1,215,000 $ 1,215,000 $ 543,000
Richmond, New York 1 $ 105,000 $ 105,000 $ 9,000
Rockland, New York 1 $ 225,000 $ 225,000 $ 78,000
Suffolk, New York 1 $ 235,000 $ 235,000 $ 322,000
Ulster, New York 1 $ 545,000 $ 545,000 $ 421,000
Westchester, New York 1 $ 1,085,000 $ 1,085,000 $ 316,000
Alamance, North Carolina 1 $ 25,000 $ 25,000 $ 67,000
Brunswick, North Carolina 1 $ 35,000 $ 35,000 $ 84,000
Buncombe, North Carolina 1 $ 105,000 $ 105,000 $ 122,000
Carteret, North Carolina 1 $ 45,000 $ 45,000 $ 94,000
Currituck, North Carolina 1 $ 55,000 $ 55,000 $ 114,000
Gaston, North Carolina 1 $ 105,000 $ 105,000 $ 217,000
Orange, North Carolina 1 $ 105,000 $ 105,000 $ 130,000
Transylvania, North Carolina 1 $ 25,000 $ 25,000 $ 85,000
Union, North Carolina 1 $ 45,000 $ 45,000 $ 157,000
Wake, North Carolina 1 $ 405,000 $ 405,000 $ 158,000
Butler, Ohio 1 $ 85,000 $ 85,000 $ 148,000
Lucas, Ohio 1 $ 5,000 $ 5,000 $ 131,000
Madison, Ohio 1 $ 25,000 $ 25,000 $ 60,000
Morrow, Ohio 1 $ 215,000 $ 215,000 $ 102,000
Muskingum, Ohio 1 $ 25,000 $ 25,000 $ 87,000
Sandusky, Ohio 1 $ 65,000 $ 65,000 $ 94,000
Cleveland, Oklahoma 1 $ 85,000 $ 85,000 $ 198,000
Tulsa, Oklahoma 1 $ 105,000 $ 105,000 $ 151,000
Monroe, Pennsylvania 1 $ 45,000 $ 45,000 $ 140,000
Pike, Pennsylvania 1 $ 25,000 $ 25,000 $ 72,000
Horry, South Carolina 1 $ 85,000 $ 85,000 $ 78,000
Oconee, South Carolina 1 $ 65,000 $ 65,000 $ 100,000
Bledsoe, Tennessee 1 $ 235,000 $ 235,000 $ 91,000
DeKalb, Tennessee 1 $ 155,000 $ 155,000 $ 200,000
Fentress, Tennessee 1 $ 245,000 $ 245,000 $ 91,000
Houston, Tennessee 1 $ 35,000 $ 35,000 $ 89,000
Loudon, Tennessee 1 $ 25,000 $ 25,000 $ 51,000
Cameron, Texas 1 $ 55,000 $ 55,000 $ 48,000
Hidalgo, Texas 1 $ 35,000 $ 35,000 $ 111,000
Madison, Texas 1 $ 155,000 $ 155,000 $ 48,000
Maverick, Texas 1 $ 35,000 $ 35,000 $ 33,000
Smith, Texas 1 $ 95,000 $ 95,000 $ 56,000
Wood, Texas 1 $ 165,000 $ 165,000 $ 155,000
Gloucester, Virginia 1 $ 15,000 $ 15,000 $ 59,000
Goochland, Virginia 1 $ 45,000 $ 45,000 $ 80,000
Norfolk, Virginia 1 $ 405,000 $ 405,000 $ 263,000
Surry, Virginia 1 $ 75,000 $ 75,000 $ 129,000
Waynesboro, Virginia 1 $ 255,000 $ 255,000 $ 143,000
Williamsburg, Virginia 1 $ 65,000 $ 65,000 $ 169,000
Douglas, Washington 1 $ 425,000 $ 425,000 $ 217,000
Pierce, Washington 1 $ 485,000 $ 485,000 $ 130,000
Sheridan, Wyoming 1 $ 225,000 $ 225,000 $ 106,000

Mortgage Loan Application Detail Totals for Together Credit Union in 2023

Loan Purpose

Total Number of Mortgage Applications Total Dollar Amount of Mortgage Loan Applications Average Mortgage Loan Amount Highest Mortgage Loan Amount Average Applicant Income Highest Applicant Income
Other Purpose 757 $60,775,000 $80,000 $675,000 $182,000 $9,372,000
Home Purchase 601 $184,355,000 $306,000 $2,325,000 $181,000 $5,422,000
Home Improvement 547 $43,805,000 $80,000 $365,000 $124,000 $850,000
Refinancing 242 $30,570,000 $126,000 $805,000 $167,000 $5,616,000
Cash-out Refinancing 92 $17,460,000 $189,000 $2,755,000 $302,000 $8,825,000
Not Applicable 0 $0 $0 $0 $0 $0

Applicant Race

Total Number of Mortgage Applications Total Dollar Amount of Mortgage Loan Applications Average Mortgage Loan Amount Highest Mortgage Loan Amount Average Applicant Income Highest Applicant Income
White 1,493 $229,265,000 $153,000 $2,755,000 $178,000 $9,372,000
Not Provided 367 $50,005,000 $136,000 $1,445,000 $170,000 $5,616,000
Black or African American 189 $19,875,000 $105,000 $565,000 $112,000 $1,854,000
Hispanic 101 $17,265,000 $170,000 $1,085,000 $143,000 $1,326,000
Asian 35 $7,755,000 $221,000 $985,000 $159,000 $713,000
Not applicable 18 $5,900,000 $327,000 $1,625,000 $0 $0
American Indian or Alaskan Native 16 $1,640,000 $102,000 $215,000 $110,000 $300,000
Native Hawaiian or Other Pacific Islander 1 $75,000 $75,000 $75,000 $78,000 $78,000

Loan Type

Total Number of Mortgage Applications Total Dollar Amount of Mortgage Loan Applications Average Mortgage Loan Amount Highest Mortgage Loan Amount Average Applicant Income Highest Applicant Income
Conventional (any loan other than FHA, VA, FSA, or RHS loans) 2,232 $335,160,000 $150,000 $2,755,000 $170,000 $9,372,000
FHA-insured (Federal Housing Administration) 6 $1,390,000 $231,000 $345,000 $77,000 $116,000
VA-guaranteed (Veterans Administration) 1 $415,000 $415,000 $415,000 $215,000 $215,000
FSA/RHS (Farm Service Agency or Rural Housing Service) 0 $0 $0 $0 $0 $0

Outcome

Total Number of Mortgage Applications Total Dollar Amount of Mortgage Loan Applications Average Mortgage Loan Amount Highest Mortgage Loan Amount Average Applicant Income Highest Applicant Income
Loan Originated 1,302 $209,960,000 $161,000 $2,325,000 $135,000 $2,155,000
Application Denied By Financial Institution 508 $47,940,000 $94,000 $615,000 $191,000 $9,372,000
Application Withdrawn By Applicant 300 $65,220,000 $217,000 $2,755,000 $257,000 $8,825,000
File Closed For Incompleteness 116 $12,280,000 $105,000 $865,000 $251,000 $5,616,000
Application Approved But Not Accepted 13 $1,565,000 $120,000 $295,000 $108,000 $165,000
Loan Purchased By The Institution 0 $0 $0 $0 $0 $0
Preapproval Approved but not Accepted 0 $0 $0 $0 $0 $0
Preapproval Denied by Financial Institution 0 $0 $0 $0 $0 $0

Denial Reason

Total Number of Mortgage Applications Total Dollar Amount of Mortgage Loan Applications Average Mortgage Loan Amount Highest Mortgage Loan Amount Average Applicant Income Highest Applicant Income
Not applicable 1,731 $289,025,000 $166,000 $2,755,000 $164,000 $8,825,000
Credit History 220 $17,600,000 $80,000 $475,000 $236,000 $4,822,000
Debt-To-Income Ratio 144 $13,720,000 $95,000 $455,000 $69,000 $301,000
Other 57 $5,265,000 $92,000 $615,000 $170,000 $2,064,000
Collateral 43 $4,165,000 $96,000 $305,000 $201,000 $1,453,000
Credit Application Incomplete 24 $2,620,000 $109,000 $305,000 $598,000 $9,372,000
Insufficient Cash (Downpayment, Closing Cost) 12 $3,230,000 $269,000 $565,000 $108,000 $187,000
Unverifiable Information 7 $1,315,000 $187,000 $355,000 $137,000 $360,000
Mortgage Insurance Denied 1 $25,000 $25,000 $25,000 $42,000 $42,000
Employment History 0 $0 $0 $0 $0 $0

Our comprehensive HMDA mortgage statistics provide invaluable insights into Together Credit Union's 2023 lending activity. By analyzing detailed data on mortgage applications, total loan amounts, applicant incomes, loan purposes, and approval rates, industry professionals, researchers, and analysts can gain a clear understanding of this lender's role in the mortgage market.

This in-depth HMDA data allows real estate experts, financial analysts, and policymakers to track lending trends, evaluate borrower demographics, and assess Together Credit Union's mortgage approval patterns. Utilize this powerful dataset to analyze market performance, compare lending practices, and make data-driven decisions in the ever-changing mortgage industry.
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