First Niagara Bank Mortgage Lending & HMDA Data, 2014
In 2014, First Niagara Bank of Buffalo, NY reported 10,450 mortgage applications totaling $1.9 billion, down 26% from 2013. The average application was for $184,182, and applicants reported an average income of $100,187. 64% of its applications resulted in an originated loan and 20% were denied. Its largest markets were Buffalo-Cheektowaga-Niagara Falls, NY (2,846), Rochester, NY (762) and Pittsburgh, PA (753) (applications in parentheses).
| Mortgage Company & Address | First Niagara Bank 726 Exchange Street Suite 618 Buffalo, NY 14210 Tel #: available with data download |
| Federal Regulator | * available with data download |
| Years | 2016 2015 2014 2013 2012 2011 |
| Total Number of Mortgage Applications | 10,450 |
| Total Mortgage Loan Application Amount | $1,924,702,000 |
| Average Mortgage Loan Application Amount | $184,182 |
| Highest Mortgage Loan Application Amount | $30,000,000 |
| Average Applicant Income | $100,187 |
| Highest Applicant Income | $6,300,000 |
About this data: figures come from the Home Mortgage Disclosure Act (HMDA) records First Niagara Bank filed with the FFIEC and count every application it reported (approved, denied, withdrawn or purchased), not just closed loans.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.
| County | Total Number of Mortgage Loan Applications | Total Dollar Amount of Mortgage Loans Applications | Average Mortgage Loan Application Amount | Average Applicant Income |
|---|---|---|---|---|
| Erie, New York | 2,225 | $ 310,498,000 | $ 139,549 | $ 83,000 |
| Niagara, New York | 621 | $ 62,564,000 | $ 100,747 | $ 67,000 |
| Monroe, New York | 610 | $ 70,741,000 | $ 115,968 | $ 88,000 |
| Allegheny, Pennsylvania | 483 | $ 45,838,000 | $ 94,902 | $ 80,000 |
| New Haven, Connecticut | 438 | $ 95,232,000 | $ 217,424 | $ 106,000 |
| Fairfield, Connecticut | 419 | $ 279,075,000 | $ 666,050 | $ 270,000 |
| Hartford, Connecticut | 366 | $ 69,137,000 | $ 188,898 | $ 95,000 |
| Hampden, Massachusetts | 288 | $ 43,766,000 | $ 151,965 | $ 73,000 |
| Oneida, New York | 235 | $ 27,734,000 | $ 118,017 | $ 61,000 |
| Albany, New York | 208 | $ 32,327,000 | $ 155,418 | $ 81,000 |
| Montgomery, Pennsylvania | 206 | $ 31,973,000 | $ 155,208 | $ 93,000 |
| Onondaga, New York | 200 | $ 24,374,000 | $ 121,870 | $ 77,000 |
| Tolland, Connecticut | 160 | $ 15,487,000 | $ 96,793 | $ 88,000 |
| Broome, New York | 144 | $ 12,026,000 | $ 83,513 | $ 62,000 |
| Rockland, New York | 144 | $ 32,994,000 | $ 229,125 | $ 116,000 |
| Saratoga, New York | 138 | $ 32,016,000 | $ 232,000 | $ 119,000 |
| Philadelphia, Pennsylvania | 125 | $ 26,166,000 | $ 209,328 | $ 162,000 |
| Westchester, New York | 124 | $ 34,508,000 | $ 278,290 | $ 165,000 |
| Cayuga, New York | 121 | $ 8,350,000 | $ 69,008 | $ 69,000 |
| Columbia, New York | 116 | $ 16,091,000 | $ 138,715 | $ 108,000 |
| Orange, New York | 115 | $ 11,627,000 | $ 101,104 | $ 97,000 |
| Chautauqua, New York | 114 | $ 9,556,000 | $ 83,824 | $ 66,000 |
| Rensselaer, New York | 106 | $ 14,224,000 | $ 134,188 | $ 75,000 |
| Westmoreland, Pennsylvania | 104 | $ 10,625,000 | $ 102,163 | $ 63,000 |
| Bucks, Pennsylvania | 102 | $ 23,925,000 | $ 234,558 | $ 121,000 |
| Lehigh, Pennsylvania | 98 | $ 7,641,000 | $ 77,969 | $ 72,000 |
| Chester, Pennsylvania | 90 | $ 15,830,000 | $ 175,888 | $ 103,000 |
| Middlesex, Connecticut | 84 | $ 18,988,000 | $ 226,047 | $ 103,000 |
| Windham, Connecticut | 83 | $ 9,481,000 | $ 114,228 | $ 83,000 |
| Middlesex, Massachusetts | 73 | $ 47,354,000 | $ 648,684 | $ 233,000 |
| Putnam, New York | 73 | $ 9,039,000 | $ 123,821 | $ 95,000 |
| Dutchess, New York | 70 | $ 12,309,000 | $ 175,842 | $ 112,000 |
| Carbon, Pennsylvania | 70 | $ 3,413,000 | $ 48,757 | $ 54,000 |
| Washington, Pennsylvania | 70 | $ 12,350,000 | $ 176,428 | $ 132,000 |
| Genesee, New York | 68 | $ 6,124,000 | $ 90,058 | $ 69,000 |
| Schenectady, New York | 66 | $ 9,033,000 | $ 136,863 | $ 76,000 |
| Norfolk, Massachusetts | 63 | $ 41,109,000 | $ 652,523 | $ 245,000 |
| Erie, Pennsylvania | 63 | $ 5,050,000 | $ 80,158 | $ 63,000 |
| Fayette, Pennsylvania | 57 | $ 3,849,000 | $ 67,526 | $ 50,000 |
| Northampton, Pennsylvania | 57 | $ 3,367,000 | $ 59,070 | $ 62,000 |
| Jefferson, New York | 53 | $ 3,701,000 | $ 69,830 | $ 80,000 |
| Wayne, New York | 53 | $ 5,572,000 | $ 105,132 | $ 47,000 |
| Hampshire, Massachusetts | 52 | $ 12,109,000 | $ 232,865 | $ 103,000 |
| Cortland, New York | 51 | $ 3,031,000 | $ 59,431 | $ 69,000 |
| Orleans, New York | 49 | $ 3,634,000 | $ 74,163 | $ 61,000 |
| Fulton, New York | 47 | $ 3,655,000 | $ 77,765 | $ 70,000 |
| Berks, Pennsylvania | 43 | $ 5,622,000 | $ 130,744 | $ 73,000 |
| Wyoming, New York | 42 | $ 4,260,000 | $ 101,428 | $ 62,000 |
| St. Lawrence, New York | 41 | $ 3,829,000 | $ 93,390 | $ 67,000 |
| Montgomery, New York | 37 | $ 2,647,000 | $ 71,540 | $ 73,000 |
| Tompkins, New York | 36 | $ 5,421,000 | $ 150,583 | $ 85,000 |
| Crawford, Pennsylvania | 36 | $ 2,147,000 | $ 59,638 | $ 62,000 |
| Sullivan, New York | 32 | $ 1,540,000 | $ 48,125 | $ 76,000 |
| Cattaraugus, New York | 31 | $ 3,156,000 | $ 101,806 | $ 100,000 |
| Warren, New York | 31 | $ 27,367,000 | $ 882,806 | $ 97,000 |
| Ontario, New York | 27 | $ 7,353,000 | $ 272,333 | $ 150,000 |
| Warren, Pennsylvania | 27 | $ 2,207,000 | $ 81,740 | $ 53,000 |
| New London, Connecticut | 25 | $ 6,422,000 | $ 256,880 | $ 155,000 |
| Franklin, New York | 25 | $ 2,094,000 | $ 83,760 | $ 65,000 |
| Suffolk, Massachusetts | 24 | $ 57,472,000 | $ 2,394,666 | $ 359,000 |
| Worcester, Massachusetts | 24 | $ 6,253,000 | $ 260,541 | $ 91,000 |
| Butler, Pennsylvania | 23 | $ 4,249,000 | $ 184,739 | $ 78,000 |
| Essex, Massachusetts | 22 | $ 11,342,000 | $ 515,545 | $ 194,000 |
| Greene, New York | 21 | $ 2,458,000 | $ 117,047 | $ 65,000 |
| Livingston, New York | 20 | $ 2,175,000 | $ 108,750 | $ 92,000 |
| Herkimer, New York | 18 | $ 2,204,000 | $ 122,444 | $ 95,000 |
| Chenango, New York | 17 | $ 1,577,000 | $ 92,764 | $ 55,000 |
| Oswego, New York | 17 | $ 1,487,000 | $ 87,470 | $ 85,000 |
| Monroe, Pennsylvania | 17 | $ 1,306,000 | $ 76,823 | $ 59,000 |
| Beaver, Pennsylvania | 16 | $ 2,081,000 | $ 130,062 | $ 86,000 |
| Delaware, Pennsylvania | 16 | $ 6,599,000 | $ 412,437 | $ 180,000 |
| Tioga, New York | 15 | $ 1,241,000 | $ 82,733 | $ 61,000 |
| Essex, New York | 14 | $ 3,148,000 | $ 224,857 | $ 280,000 |
| Suffolk, New York | 14 | $ 11,830,000 | $ 845,000 | $ 312,000 |
| Litchfield, Connecticut | 13 | $ 4,571,000 | $ 351,615 | $ 125,000 |
| Cape May, New Jersey | 12 | $ 9,848,000 | $ 820,666 | $ 652,000 |
| Lewis, New York | 12 | $ 1,464,000 | $ 122,000 | $ 58,000 |
| Monmouth, New Jersey | 11 | $ 3,034,000 | $ 275,818 | $ 136,000 |
| Ulster, New York | 11 | $ 3,648,000 | $ 331,636 | $ 40,000 |
| Plymouth, Massachusetts | 10 | $ 3,273,000 | $ 327,300 | $ 106,000 |
| Kings, New York | 10 | $ 7,537,000 | $ 753,700 | $ 226,000 |
| Madison, New York | 10 | $ 887,000 | $ 88,700 | $ 69,000 |
| Palm Beach, Florida | 9 | $ 11,935,000 | $ 1,326,111 | $ 574,000 |
| Ocean, New Jersey | 9 | $ 2,098,000 | $ 233,111 | $ 208,000 |
| Schuylkill, Pennsylvania | 9 | $ 855,000 | $ 95,000 | $ 90,000 |
| Washington, New York | 8 | $ 1,267,000 | $ 158,375 | $ 61,000 |
| Barnstable, Massachusetts | 7 | $ 3,437,000 | $ 491,000 | $ 589,000 |
| Schuyler, New York | 7 | $ 1,079,000 | $ 154,142 | $ 129,000 |
| Lancaster, Pennsylvania | 7 | $ 1,151,000 | $ 164,428 | $ 84,000 |
| Providence, Rhode Island | 7 | $ 1,025,000 | $ 146,428 | $ 97,000 |
| Sussex, Delaware | 6 | $ 2,521,000 | $ 420,166 | $ 232,000 |
| Pinellas, Florida | 6 | $ 1,843,000 | $ 307,166 | $ 183,000 |
| Bergen, New Jersey | 6 | $ 2,283,000 | $ 380,500 | $ 67,000 |
| Nassau, New York | 6 | $ 5,845,000 | $ 974,166 | $ 584,000 |
| Queens, New York | 6 | $ 3,019,000 | $ 503,166 | $ 286,000 |
| Lee, Florida | 5 | $ 1,090,000 | $ 218,000 | $ 166,000 |
| Berkshire, Massachusetts | 5 | $ 939,000 | $ 187,800 | $ 82,000 |
| Mercer, New Jersey | 5 | $ 2,269,000 | $ 453,800 | $ 157,000 |
| Morris, New Jersey | 5 | $ 2,073,000 | $ 414,600 | $ 561,000 |
| Allegany, New York | 5 | $ 432,000 | $ 86,400 | $ 88,000 |
| Chemung, New York | 5 | $ 328,000 | $ 65,600 | $ 57,000 |
| New York, New York | 5 | $ 7,771,000 | $ 1,554,200 | $ 739,000 |
| Otsego, New York | 5 | $ 1,040,000 | $ 208,000 | $ 118,000 |
| Seneca, New York | 5 | $ 465,000 | $ 93,000 | $ 83,000 |
| Susquehanna, Pennsylvania | 5 | $ 140,000 | $ 28,000 | $ 62,000 |
| Collier, Florida | 4 | $ 3,922,000 | $ 980,500 | $ 445,000 |
| Burlington, New Jersey | 4 | $ 2,507,000 | $ 626,750 | $ 252,000 |
| Clinton, New York | 4 | $ 241,000 | $ 60,250 | $ 44,000 |
| Delaware, New York | 4 | $ 363,000 | $ 90,750 | $ 100,000 |
| Washington, Rhode Island | 4 | $ 2,297,000 | $ 574,250 | $ 256,000 |
| Miami-Dade, Florida | 3 | $ 2,697,000 | $ 899,000 | $ 727,000 |
| Sarasota, Florida | 3 | $ 990,000 | $ 330,000 | $ 198,000 |
| Nantucket, Massachusetts | 3 | $ 3,425,000 | $ 1,141,666 | $ 551,000 |
| Essex, New Jersey | 3 | $ 762,000 | $ 254,000 | $ 194,000 |
| Hudson, New Jersey | 3 | $ 592,000 | $ 197,333 | $ 144,000 |
| Yates, New York | 3 | $ 603,000 | $ 201,000 | $ 137,000 |
| Franklin, Ohio | 3 | $ 15,494,000 | $ 5,164,666 | $ 0 |
| Mercer, Pennsylvania | 3 | $ 105,000 | $ 35,000 | $ 59,000 |
| New Castle, Delaware | 2 | $ 560,000 | $ 280,000 | $ 144,000 |
| Brevard, Florida | 2 | $ 346,000 | $ 173,000 | $ 108,000 |
| Broward, Florida | 2 | $ 3,302,000 | $ 1,651,000 | $ 1,260,000 |
| Polk, Florida | 2 | $ 360,000 | $ 180,000 | $ 63,000 |
| St. Johns, Florida | 2 | $ 400,000 | $ 200,000 | $ 221,000 |
| Bristol, Massachusetts | 2 | $ 216,000 | $ 108,000 | $ 61,000 |
| Franklin, Massachusetts | 2 | $ 372,000 | $ 186,000 | $ 55,000 |
| Camden, New Jersey | 2 | $ 138,000 | $ 69,000 | $ 31,000 |
| Union, New Jersey | 2 | $ 687,000 | $ 343,500 | $ 212,000 |
| Schoharie, New York | 2 | $ 20,000 | $ 10,000 | $ 104,000 |
| Steuben, New York | 2 | $ 212,000 | $ 106,000 | $ 72,000 |
| Bradford, Pennsylvania | 2 | $ 129,000 | $ 64,500 | $ 49,000 |
| Elk, Pennsylvania | 2 | $ 136,000 | $ 68,000 | $ 115,000 |
| Indiana, Pennsylvania | 2 | $ 140,000 | $ 70,000 | $ 65,000 |
| Luzerne, Pennsylvania | 2 | $ 163,000 | $ 81,500 | $ 45,000 |
| Pike, Pennsylvania | 2 | $ 242,000 | $ 121,000 | $ 196,000 |
| Venango, Pennsylvania | 2 | $ 236,000 | $ 118,000 | $ 72,000 |
| Wayne, Pennsylvania | 2 | $ 124,000 | $ 62,000 | $ 0 |
| Newport, Rhode Island | 2 | $ 954,000 | $ 477,000 | $ 141,000 |
| Charlotte, Florida | 1 | $ 216,000 | $ 216,000 | $ 348,000 |
| Franklin, Florida | 1 | $ 570,000 | $ 570,000 | $ 179,000 |
| Indian River, Florida | 1 | $ 112,000 | $ 112,000 | $ 108,000 |
| Lake, Florida | 1 | $ 178,000 | $ 178,000 | $ 120,000 |
| Manatee, Florida | 1 | $ 266,000 | $ 266,000 | $ 113,000 |
| Monroe, Florida | 1 | $ 190,000 | $ 190,000 | $ 93,000 |
| Orange, Florida | 1 | $ 368,000 | $ 368,000 | $ 81,000 |
| Osceola, Florida | 1 | $ 518,000 | $ 518,000 | $ 614,000 |
| Pasco, Florida | 1 | $ 1,000 | $ 1,000 | $ 48,000 |
| St. Lucie, Florida | 1 | $ 54,000 | $ 54,000 | $ 169,000 |
| Sumter, Florida | 1 | $ 130,000 | $ 130,000 | $ 68,000 |
| Volusia, Florida | 1 | $ 61,000 | $ 61,000 | $ 134,000 |
| Pulaski, Kentucky | 1 | $ 3,000 | $ 3,000 | $ 77,000 |
| Vermilion, Louisiana | 1 | $ 3,000 | $ 3,000 | $ 92,000 |
| Dukes, Massachusetts | 1 | $ 1,050,000 | $ 1,050,000 | $ 126,000 |
| Atlantic, New Jersey | 1 | $ 600,000 | $ 600,000 | $ 396,000 |
| Cumberland, New Jersey | 1 | $ 68,000 | $ 68,000 | $ 120,000 |
| Passaic, New Jersey | 1 | $ 142,000 | $ 142,000 | $ 46,000 |
| Salem, New Jersey | 1 | $ 162,000 | $ 162,000 | $ 185,000 |
| Sussex, New Jersey | 1 | $ 313,000 | $ 313,000 | $ 0 |
| Bronx, New York | 1 | $ 428,000 | $ 428,000 | $ 82,000 |
| Hamilton, New York | 1 | $ 380,000 | $ 380,000 | $ 337,000 |
| Richmond, New York | 1 | $ 670,000 | $ 670,000 | $ 240,000 |
| Medina, Ohio | 1 | $ 2,800,000 | $ 2,800,000 | $ 0 |
| Centre, Pennsylvania | 1 | $ 39,000 | $ 39,000 | $ 120,000 |
| Clearfield, Pennsylvania | 1 | $ 94,000 | $ 94,000 | $ 46,000 |
| Columbia, Pennsylvania | 1 | $ 170,000 | $ 170,000 | $ 0 |
| Cumberland, Pennsylvania | 1 | $ 219,000 | $ 219,000 | $ 104,000 |
| Greene, Pennsylvania | 1 | $ 59,000 | $ 59,000 | $ 42,000 |
| Huntingdon, Pennsylvania | 1 | $ 111,000 | $ 111,000 | $ 44,000 |
| Lawrence, Pennsylvania | 1 | $ 96,000 | $ 96,000 | $ 56,000 |
| McKean, Pennsylvania | 1 | $ 100,000 | $ 100,000 | $ 47,000 |
| York, Pennsylvania | 1 | $ 318,000 | $ 318,000 | $ 130,000 |
| Windham, Vermont | 1 | $ 198,000 | $ 198,000 | $ 153,000 |
| Ohio, West Virginia | 1 | $ 205,000 | $ 205,000 | $ 90,000 |
Mortgage Loan Application Detail Totals for First Niagara Bank in 2014
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 |
|---|---|---|---|---|---|---|
| Home Purchase | 5,609 | $1,132,709,000 | $201,000 | $15,000,000 | $99,000 | $3,208,000 |
| Refinancing | 2,426 | $710,064,000 | $292,000 | $30,000,000 | $129,000 | $3,000,000 |
| Home Improvement | 2,415 | $81,929,000 | $33,000 | $22,000,000 | $74,000 | $6,300,000 |
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 | 8,378 | $1,401,477,000 | $167,000 | $8,130,000 | $103,000 | $3,208,000 |
| Not Provided | 759 | $142,528,000 | $187,000 | $1,760,000 | $107,000 | $1,100,000 |
| Black or African American | 420 | $49,576,000 | $118,000 | $4,000,000 | $66,000 | $636,000 |
| Hispanic | 341 | $41,433,000 | $121,000 | $3,500,000 | $94,000 | $6,300,000 |
| Asian | 294 | $66,009,000 | $224,000 | $2,325,000 | $116,000 | $1,224,000 |
| Not applicable | 199 | $216,672,000 | $1,088,000 | $30,000,000 | $0 | $0 |
| American Indian or Alaskan Native | 43 | $5,161,000 | $120,000 | $528,000 | $68,000 | $348,000 |
| Native Hawaiian or Other Pacific Islander | 16 | $1,846,000 | $115,000 | $417,000 | $95,000 | $287,000 |
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) | 9,079 | $1,751,962,000 | $192,000 | $30,000,000 | $107,000 | $6,300,000 |
| FHA-insured (Federal Housing Administration) | 1,032 | $125,491,000 | $121,000 | $515,000 | $52,000 | $207,000 |
| VA-guaranteed (Veterans Administration) | 178 | $28,259,000 | $158,000 | $417,000 | $66,000 | $222,000 |
| FSA/RHS (Farm Service Agency or Rural Housing Service) | 161 | $18,990,000 | $117,000 | $331,000 | $45,000 | $112,000 |
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 | 6,639 | $1,314,644,000 | $198,000 | $30,000,000 | $99,000 | $2,553,000 |
| Application Denied By Financial Institution | 2,092 | $216,429,000 | $103,000 | $4,000,000 | $86,000 | $6,300,000 |
| File Closed For Incompleteness | 677 | $154,868,000 | $228,000 | $8,130,000 | $123,000 | $3,000,000 |
| Application Withdrawn By Applicant | 504 | $140,500,000 | $278,000 | $2,325,000 | $133,000 | $2,040,000 |
| Application Approved But Not Accepted | 392 | $76,040,000 | $193,000 | $2,175,000 | $132,000 | $2,246,000 |
| Preapproval Denied by Financial Institution | 79 | $13,526,000 | $171,000 | $1,433,000 | $51,000 | $210,000 |
| Loan Purchased By The Institution | 67 | $8,695,000 | $129,000 | $371,000 | $0 | $0 |
| Preapproval Approved but not Accepted | 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 |
|---|---|---|---|---|---|---|
| Credit History | 954 | $37,599,000 | $39,000 | $754,000 | $76,000 | $1,996,000 |
| Debt-To-Income Ratio | 587 | $64,591,000 | $110,000 | $1,800,000 | $60,000 | $413,000 |
| Collateral | 313 | $83,124,000 | $265,000 | $4,000,000 | $162,000 | $6,300,000 |
| Other | 215 | $27,369,000 | $127,000 | $4,000,000 | $86,000 | $636,000 |
| Insufficient Cash (Downpayment, Closing Cost) | 34 | $6,242,000 | $183,000 | $564,000 | $61,000 | $204,000 |
| Unverifiable Information | 33 | $6,003,000 | $181,000 | $1,000,000 | $98,000 | $396,000 |
| Mortgage Insurance Denied | 16 | $1,427,000 | $89,000 | $247,000 | $43,000 | $100,000 |
| Employment History | 13 | $3,051,000 | $234,000 | $1,721,000 | $78,000 | $379,000 |
| Credit Application Incomplete | 6 | $549,000 | $91,000 | $175,000 | $102,000 | $260,000 |
Our comprehensive HMDA mortgage statistics provide invaluable insights into First Niagara Bank's 2014 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 First Niagara Bank'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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