BNY Mellon, N.A. Mortgage Lending & HMDA Data, 2020
In 2020, BNY Mellon, N.A. of Boston, MA reported 1,317 mortgage applications totaling $1.6 billion, up 3% from 2019. The average application was for $1,235,789, and applicants reported an average income of $668,261. 79% of its applications resulted in an originated loan and 7% were denied. Its largest markets were New York-Jersey City-White Plains, NY-NJ (78), Los Angeles-Long Beach-Glendale, CA (59) and Boston, MA (50) (applications in parentheses).
| Mortgage Company & Address | BNY Mellon, N.A. Boston, MA 02108 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 |
| Total Number of Mortgage Applications | 1,317 |
| Total Mortgage Loan Application Amount | $1,627,535,000 |
| Average Mortgage Loan Application Amount | $1,235,789 |
| Highest Mortgage Loan Application Amount | $25,005,000 |
| Average Applicant Income | $668,261 |
| Highest Applicant Income | $7,271,000 |
About this data: figures come from the Home Mortgage Disclosure Act (HMDA) records BNY Mellon, N.A. filed with the FFIEC and count every application it reported (approved, denied, withdrawn or purchased), not just closed loans.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.
| Metro Area | Total Number of Mortgage Loan Applications | Total Dollar Amount of Mortgage Loan Applications | Average Mortgage Loan Application Amount | Average Applicant Income |
|---|---|---|---|---|
| Outside any metro area | 125 | $ 171,815,000 | $ 1,374,520 | $ 804,744 |
| New York-Jersey City-White Plains, NY-NJ | 78 | $ 122,820,000 | $ 1,574,615 | $ 871,653 |
| Los Angeles-Long Beach-Glendale, CA | 59 | $ 85,035,000 | $ 1,441,271 | $ 780,000 |
| Boston, MA | 50 | $ 63,920,000 | $ 1,278,400 | $ 586,000 |
| Cambridge-Newton-Framingham, MA | 42 | $ 43,840,000 | $ 1,043,809 | $ 514,000 |
| Anaheim-Santa Ana-Irvine, CA | 39 | $ 65,165,000 | $ 1,670,897 | $ 702,000 |
| Atlanta-Sandy Springs-Roswell, GA | 38 | $ 40,760,000 | $ 1,072,631 | $ 613,000 |
| Chicago-Naperville, IL | 38 | $ 38,680,000 | $ 1,017,894 | $ 532,000 |
| Bridgeport-Stamford-Norwalk, CT | 32 | $ 35,270,000 | $ 1,102,187 | $ 471,000 |
| Nassau County-Suffolk County, NY | 31 | $ 39,445,000 | $ 1,272,419 | $ 619,000 |
| Seattle-Bellevue-Everett, WA | 30 | $ 33,520,000 | $ 1,117,333 | $ 493,000 |
| Washington-Arlington-Alexandria, DC-VA-MD-WV | 29 | $ 29,235,000 | $ 1,008,103 | $ 400,241 |
| San Francisco-Redwood City-South San Francisco, CA | 26 | $ 31,950,000 | $ 1,228,846 | $ 864,000 |
| Houston-The Woodlands-Sugar Land, TX | 22 | $ 25,280,000 | $ 1,149,090 | $ 578,000 |
| Miami-Miami Beach-Kendall, FL | 22 | $ 26,950,000 | $ 1,225,000 | $ 789,000 |
| West Palm Beach-Boca Raton-Delray Beach, FL | 22 | $ 34,850,000 | $ 1,584,090 | $ 716,000 |
| Oakland-Hayward-Berkeley, CA | 21 | $ 27,675,000 | $ 1,317,857 | $ 668,000 |
| Denver-Aurora-Lakewood, CO | 19 | $ 23,365,000 | $ 1,229,736 | $ 656,000 |
| Phoenix-Mesa-Scottsdale, AZ | 19 | $ 22,585,000 | $ 1,188,684 | $ 797,000 |
| San Jose-Sunnyvale-Santa Clara, CA | 18 | $ 26,800,000 | $ 1,488,888 | $ 892,000 |
| Austin-Round Rock, TX | 16 | $ 21,970,000 | $ 1,373,125 | $ 1,143,000 |
| New York-Newark, NY | 16 | $ 14,370,000 | $ 898,125 | $ 571,312 |
| Providence-Warwick, RI-MA | 16 | $ 13,670,000 | $ 854,375 | $ 670,000 |
| San Diego-Carlsbad, CA | 16 | $ 50,840,000 | $ 3,177,500 | $ 907,000 |
| Dallas-Plano-Irving, TX | 15 | $ 16,445,000 | $ 1,096,333 | $ 1,397,000 |
| Naples-Immokalee-Marco Island, FL | 15 | $ 18,475,000 | $ 1,231,666 | $ 653,000 |
| San Rafael, CA | 15 | $ 30,165,000 | $ 2,011,000 | $ 991,000 |
| Tampa-St. Petersburg-Clearwater, FL | 15 | $ 13,695,000 | $ 913,000 | $ 472,000 |
| Charlotte-Concord-Gastonia, NC-SC | 13 | $ 14,565,000 | $ 1,120,384 | $ 571,000 |
| Newark, NJ-PA | 12 | $ 9,310,000 | $ 775,833 | $ 514,000 |
| Santa Maria-Santa Barbara, CA | 12 | $ 17,810,000 | $ 1,484,166 | $ 554,000 |
| Washington-Baltimore-Arlington, DC | 12 | $ 12,850,000 | $ 1,070,833 | $ 401,000 |
| Baltimore-Columbia-Towson, MD | 11 | $ 10,345,000 | $ 940,454 | $ 506,000 |
| Riverside-San Bernardino-Ontario, CA | 10 | $ 10,740,000 | $ 1,074,000 | $ 777,000 |
| Charleston-North Charleston, SC | 9 | $ 9,035,000 | $ 1,003,888 | $ 399,000 |
| Montgomery County-Bucks County-Chester County, PA | 9 | $ 10,195,000 | $ 1,132,777 | $ 718,000 |
| North Port-Sarasota-Bradenton, FL | 9 | $ 6,935,000 | $ 770,555 | $ 643,000 |
| Barnstable Town, MA | 8 | $ 5,440,000 | $ 680,000 | $ 365,000 |
| Cape Coral-Fort Myers, FL | 8 | $ 9,860,000 | $ 1,232,500 | $ 402,000 |
| Crestview-Fort Walton Beach-Destin, FL | 8 | $ 12,680,000 | $ 1,585,000 | $ 842,000 |
| Philadelphia, PA | 8 | $ 4,530,000 | $ 566,250 | $ 222,000 |
| Portland-South Portland, ME | 8 | $ 5,430,000 | $ 678,750 | $ 596,000 |
| Sacramento--Roseville--Arden-Arcade, CA | 8 | $ 11,450,000 | $ 1,431,250 | $ 773,000 |
| San Antonio-New Braunfels, TX | 8 | $ 5,730,000 | $ 716,250 | $ 695,000 |
| Boulder, CO | 7 | $ 12,215,000 | $ 1,745,000 | $ 537,000 |
| Fort Lauderdale-Pompano Beach-Deerfield Beach, FL | 7 | $ 9,845,000 | $ 1,406,428 | $ 547,000 |
| Lake County-Kenosha County, IL-WI | 7 | $ 4,535,000 | $ 647,857 | $ 386,000 |
| Minneapolis-St. Paul-Bloomington, MN-WI | 7 | $ 5,665,000 | $ 809,285 | $ 570,000 |
| Portland-Vancouver-Hillsboro, OR-WA | 7 | $ 7,685,000 | $ 1,097,857 | $ 609,000 |
| Reno, NV | 7 | $ 12,045,000 | $ 1,720,714 | $ 1,139,000 |
| Hartford-West Hartford-East Hartford, CT | 6 | $ 4,550,000 | $ 758,333 | $ 355,000 |
| Hilton Head Island-Bluffton-Beaufort, SC | 6 | $ 6,940,000 | $ 1,156,666 | $ 440,000 |
| Nashville-Davidson--Murfreesboro--Franklin, TN | 6 | $ 9,740,000 | $ 1,623,333 | $ 544,000 |
| Ocean City, NJ | 6 | $ 6,960,000 | $ 1,160,000 | $ 633,000 |
| Orlando-Kissimmee-Sanford, FL | 6 | $ 5,690,000 | $ 948,333 | $ 369,000 |
| Salisbury, MD-DE | 6 | $ 7,860,000 | $ 1,310,000 | $ 1,086,000 |
| Santa Rosa, CA | 6 | $ 5,730,000 | $ 955,000 | $ 444,000 |
| Virginia Beach-Norfolk-Newport News, VA-NC | 6 | $ 6,340,000 | $ 1,056,666 | $ 412,333 |
| Jacksonville, FL | 5 | $ 6,375,000 | $ 1,275,000 | $ 677,000 |
| Pittsburgh, PA | 5 | $ 5,015,000 | $ 1,003,000 | $ 618,000 |
| Richmond, VA | 5 | $ 6,015,000 | $ 1,203,000 | $ 712,000 |
| Rockingham County-Strafford County, NH | 5 | $ 4,595,000 | $ 919,000 | $ 649,000 |
| Salt Lake City, UT | 5 | $ 3,255,000 | $ 651,000 | $ 260,000 |
| Warren-Troy-Farmington Hills, MI | 5 | $ 8,855,000 | $ 1,771,000 | $ 798,000 |
| Cleveland-Elyria, OH | 4 | $ 5,720,000 | $ 1,430,000 | $ 562,000 |
| Pittsfield, MA | 4 | $ 5,360,000 | $ 1,340,000 | $ 1,149,000 |
| Raleigh, NC | 4 | $ 2,770,000 | $ 692,500 | $ 514,000 |
| State College, PA | 4 | $ 4,250,000 | $ 1,062,500 | $ 799,000 |
| Asheville, NC | 3 | $ 2,365,000 | $ 788,333 | $ 294,000 |
| Birmingham-Hoover, AL | 3 | $ 2,975,000 | $ 991,666 | $ 424,000 |
| Fresno, CA | 3 | $ 11,565,000 | $ 3,855,000 | $ 220,000 |
| Greenville-Anderson-Mauldin, SC | 3 | $ 1,345,000 | $ 448,333 | $ 389,000 |
| Indianapolis-Carmel-Anderson, IN | 3 | $ 2,675,000 | $ 891,666 | $ 1,287,000 |
| Las Vegas-Henderson-Paradise, NV | 3 | $ 1,995,000 | $ 665,000 | $ 388,000 |
| Napa, CA | 3 | $ 2,085,000 | $ 695,000 | $ 573,000 |
| New Orleans-Metairie, LA | 3 | $ 3,765,000 | $ 1,255,000 | $ 630,000 |
| Niles-Benton Harbor, MI | 3 | $ 3,745,000 | $ 1,248,333 | $ 784,000 |
| Oxnard-Thousand Oaks-Ventura, CA | 3 | $ 3,015,000 | $ 1,005,000 | $ 187,000 |
| Palm Bay-Melbourne-Titusville, FL | 3 | $ 6,755,000 | $ 2,251,666 | $ 501,000 |
| Salinas, CA | 3 | $ 2,265,000 | $ 755,000 | $ 487,000 |
| Urban Honolulu, HI | 3 | $ 3,555,000 | $ 1,185,000 | $ 433,000 |
| Albany-Schenectady-Troy, NY | 2 | $ 1,120,000 | $ 560,000 | $ 759,000 |
| Colorado Springs, CO | 2 | $ 1,360,000 | $ 680,000 | $ 246,000 |
| Columbus, OH | 2 | $ 1,500,000 | $ 750,000 | $ 902,000 |
| Durham-Chapel Hill, NC | 2 | $ 1,450,000 | $ 725,000 | $ 561,000 |
| Elgin, IL | 2 | $ 1,380,000 | $ 690,000 | $ 454,000 |
| Eugene, OR | 2 | $ 1,270,000 | $ 635,000 | $ 277,000 |
| Fort Worth-Arlington, TX | 2 | $ 1,940,000 | $ 970,000 | $ 430,000 |
| Kahului-Wailuku-Lahaina, HI | 2 | $ 3,580,000 | $ 1,790,000 | $ 453,000 |
| Kingston, NY | 2 | $ 1,010,000 | $ 505,000 | $ 1,098,000 |
| Lexington-Fayette, KY | 2 | $ 1,610,000 | $ 805,000 | $ 238,000 |
| Manchester-Nashua, NH | 2 | $ 1,330,000 | $ 665,000 | $ 292,000 |
| Medford, OR | 2 | $ 1,410,000 | $ 705,000 | $ 602,000 |
| Port St. Lucie, FL | 2 | $ 1,130,000 | $ 565,000 | $ 467,000 |
| Stockton-Lodi, CA | 2 | $ 660,000 | $ 330,000 | $ 3,108,000 |
| Tacoma-Lakewood, WA | 2 | $ 1,280,000 | $ 640,000 | $ 191,000 |
| Wilmington, DE-MD-NJ | 2 | $ 1,600,000 | $ 800,000 | $ 255,000 |
| Abilene, TX | 1 | $ 615,000 | $ 615,000 | $ 573,000 |
| Albuquerque, NM | 1 | $ 715,000 | $ 715,000 | $ 262,000 |
| Atlantic City-Hammonton, NJ | 1 | $ 1,725,000 | $ 1,725,000 | $ 1,422,000 |
| Bend-Redmond, OR | 1 | $ 285,000 | $ 285,000 | $ 194,000 |
| Boise City, ID | 1 | $ 775,000 | $ 775,000 | $ 282,000 |
| Brunswick, GA | 1 | $ 825,000 | $ 825,000 | $ 615,000 |
| California-Lexington Park, MD | 1 | $ 1,405,000 | $ 1,405,000 | $ 713,000 |
| Camden, NJ | 1 | $ 975,000 | $ 975,000 | $ 1,635,000 |
| Charlottesville, VA | 1 | $ 975,000 | $ 975,000 | $ 341,000 |
| Cincinnati, OH-KY-IN | 1 | $ 755,000 | $ 755,000 | $ 1,125,000 |
| Corpus Christi, TX | 1 | $ 505,000 | $ 505,000 | $ 867,000 |
| East Stroudsburg, PA | 1 | $ 285,000 | $ 285,000 | $ 250,000 |
| El Paso, TX | 1 | $ 705,000 | $ 705,000 | $ 603,000 |
| Fort Collins, CO | 1 | $ 845,000 | $ 845,000 | $ 824,000 |
| Gainesville, GA | 1 | $ 1,505,000 | $ 1,505,000 | $ 789,000 |
| Grand Junction, CO | 1 | $ 265,000 | $ 265,000 | $ 126,000 |
| Grand Rapids-Wyoming, MI | 1 | $ 905,000 | $ 905,000 | $ 647,000 |
| Hickory-Lenoir-Morganton, NC | 1 | $ 485,000 | $ 485,000 | $ 588,000 |
| Homosassa Springs, FL | 1 | $ 955,000 | $ 955,000 | $ 0 |
| Kansas City, MO-KS | 1 | $ 645,000 | $ 645,000 | $ 353,000 |
| Manhattan, KS | 1 | $ 755,000 | $ 755,000 | $ 290,000 |
| Memphis, TN-MS-AR | 1 | $ 1,315,000 | $ 1,315,000 | $ 626,000 |
| Midland, TX | 1 | $ 1,505,000 | $ 1,505,000 | $ 15,000 |
| Milwaukee-Waukesha-West Allis, WI | 1 | $ 595,000 | $ 595,000 | $ 0 |
| Myrtle Beach-Conway-North Myrtle Beach, SC-NC | 1 | $ 1,295,000 | $ 1,295,000 | $ 792,000 |
| New Haven-Milford, CT | 1 | $ 845,000 | $ 845,000 | $ 493,000 |
| Norwich-New London, CT | 1 | $ 745,000 | $ 745,000 | $ 421,000 |
| Ocala, FL | 1 | $ 585,000 | $ 585,000 | $ 609,000 |
| Oklahoma City, OK | 1 | $ 955,000 | $ 955,000 | $ 378,000 |
| Olympia-Tumwater, WA | 1 | $ 305,000 | $ 305,000 | $ 686,000 |
| Omaha-Council Bluffs, NE-IA | 1 | $ 2,005,000 | $ 2,005,000 | $ 1,408,000 |
| Panama City, FL | 1 | $ 365,000 | $ 365,000 | $ 144,000 |
| Pensacola-Ferry Pass-Brent, FL | 1 | $ 585,000 | $ 585,000 | $ 1,566,000 |
| Punta Gorda, FL | 1 | $ 755,000 | $ 755,000 | $ 372,000 |
| Rochester, NY | 1 | $ 1,505,000 | $ 1,505,000 | $ 768,000 |
| San Luis Obispo-Paso Robles-Arroyo Grande, CA | 1 | $ 1,005,000 | $ 1,005,000 | $ 304,000 |
| Santa Cruz-Watsonville, CA | 1 | $ 505,000 | $ 505,000 | $ 120,000 |
| Santa Fe, NM | 1 | $ 655,000 | $ 655,000 | $ 961,000 |
| Savannah, GA | 1 | $ 905,000 | $ 905,000 | $ 655,000 |
| Sebastian-Vero Beach, FL | 1 | $ 705,000 | $ 705,000 | $ 714,000 |
| St. Louis, MO-IL | 1 | $ 1,035,000 | $ 1,035,000 | $ 837,000 |
| Staunton-Waynesboro, VA | 1 | $ 265,000 | $ 265,000 | $ 514,000 |
| Syracuse, NY | 1 | $ 955,000 | $ 955,000 | $ 735,000 |
| Tulsa, OK | 1 | $ 425,000 | $ 425,000 | $ 141,000 |
| Tuscaloosa, AL | 1 | $ 465,000 | $ 465,000 | $ 1,255,000 |
| Warner Robins, GA | 1 | $ 185,000 | $ 185,000 | $ 136,000 |
| Wausau, WI | 1 | $ 1,005,000 | $ 1,005,000 | $ 1,815,000 |
| Wenatchee, WA | 1 | $ 455,000 | $ 455,000 | $ 2,597,000 |
| Wichita, KS | 1 | $ 505,000 | $ 505,000 | $ 272,000 |
| Wilmington, NC | 1 | $ 775,000 | $ 775,000 | $ 550,000 |
| Worcester, MA-CT | 1 | $ 595,000 | $ 595,000 | $ 808,000 |
Mortgage Loan Application Detail Totals for BNY Mellon, N.A. in 2020
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 |
|---|---|---|---|---|---|---|
| Refinancing | 560 | $647,810,000 | $1,156,000 | $10,005,000 | $647,000 | $4,003,000 |
| Home Purchase | 500 | $612,250,000 | $1,224,000 | $25,005,000 | $678,000 | $7,271,000 |
| Other Purpose | 250 | $359,290,000 | $1,437,000 | $10,005,000 | $693,000 | $5,960,000 |
| Home Improvement | 7 | $8,185,000 | $1,169,000 | $3,505,000 | $790,000 | $1,800,000 |
| Cash-out Refinancing | 0 | $0 | $0 | $0 | $0 | $0 |
| 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 | 882 | $1,028,070,000 | $1,165,000 | $25,005,000 | $642,000 | $5,300,000 |
| Not Provided | 357 | $471,635,000 | $1,321,000 | $5,505,000 | $713,000 | $7,271,000 |
| Not applicable | 32 | $73,340,000 | $2,291,000 | $10,005,000 | $0 | $0 |
| Asian | 27 | $34,085,000 | $1,262,000 | $4,005,000 | $1,034,000 | $3,146,000 |
| Hispanic | 12 | $13,490,000 | $1,124,000 | $4,505,000 | $590,000 | $1,007,000 |
| Black or African American | 6 | $6,490,000 | $1,081,000 | $2,375,000 | $357,000 | $490,000 |
| American Indian or Alaskan Native | 1 | $425,000 | $425,000 | $425,000 | $141,000 | $141,000 |
| Native Hawaiian or Other Pacific Islander | 0 | $0 | $0 | $0 | $0 | $0 |
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) | 1,317 | $1,627,535,000 | $1,235,000 | $25,005,000 | $668,000 | $7,271,000 |
| FHA-insured (Federal Housing Administration) | 0 | $0 | $0 | $0 | $0 | $0 |
| FSA/RHS (Farm Service Agency or Rural Housing Service) | 0 | $0 | $0 | $0 | $0 | $0 |
| VA-guaranteed (Veterans Administration) | 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 | 1,042 | $1,175,910,000 | $1,128,000 | $9,755,000 | $672,000 | $5,300,000 |
| Application Withdrawn By Applicant | 105 | $162,275,000 | $1,545,000 | $5,505,000 | $851,000 | $7,271,000 |
| Application Denied By Financial Institution | 91 | $171,355,000 | $1,883,000 | $25,005,000 | $523,000 | $3,200,000 |
| Application Approved But Not Accepted | 46 | $57,970,000 | $1,260,000 | $5,005,000 | $571,000 | $2,066,000 |
| Preapproval Approved but not Accepted | 17 | $22,365,000 | $1,315,000 | $5,005,000 | $563,000 | $1,635,000 |
| File Closed For Incompleteness | 9 | $25,335,000 | $2,815,000 | $10,005,000 | $528,000 | $1,042,000 |
| Preapproval Denied by Financial Institution | 7 | $12,325,000 | $1,760,000 | $4,805,000 | $336,000 | $487,000 |
| Loan Purchased By The 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 | 1,219 | $1,443,855,000 | $1,184,000 | $10,005,000 | $680,000 | $7,271,000 |
| Debt-To-Income Ratio | 62 | $105,760,000 | $1,705,000 | $10,005,000 | $408,000 | $1,785,000 |
| Collateral | 18 | $53,600,000 | $2,977,000 | $25,005,000 | $799,000 | $2,081,000 |
| Credit History | 8 | $8,320,000 | $1,040,000 | $2,115,000 | $462,000 | $1,086,000 |
| Insufficient Cash (Downpayment, Closing Cost) | 5 | $5,345,000 | $1,069,000 | $1,505,000 | $422,000 | $627,000 |
| Other | 4 | $7,770,000 | $1,942,000 | $5,005,000 | $1,023,000 | $3,200,000 |
| Unverifiable Information | 1 | $2,885,000 | $2,885,000 | $2,885,000 | $980,000 | $980,000 |
| Mortgage Insurance Denied | 0 | $0 | $0 | $0 | $0 | $0 |
| Credit Application Incomplete | 0 | $0 | $0 | $0 | $0 | $0 |
| Employment History | 0 | $0 | $0 | $0 | $0 | $0 |
Our comprehensive HMDA mortgage statistics provide invaluable insights into BNY Mellon, N.A.'s 2020 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 BNY Mellon, N.A.'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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