Sterling National Bank Mortgage Lending & HMDA Data, 2012

In 2012, Sterling National Bank of Great Neck, NY reported 2,064 mortgage applications totaling $681.4 million, up 189% from 2011. The average application was for $330,143, and applicants reported an average income of $148,164. 85% of its applications resulted in an originated loan and 4% were denied. Its largest markets were New York-White Plains-Wayne, NY-NJ (786), Nassau-Suffolk, NY (622) and Hartford-West Hartford-East Hartford, CT (80) (applications in parentheses).

Mortgage Company & Address Sterling National Bank
98 Cuttermill Road
Great Neck, NY 11021
Tel #: available with data download
Federal Regulator * available with data download
Years 2012  2011  
Total Number of Mortgage Applications 2,064
Total Mortgage Loan Application Amount $681,416,000
Average Mortgage Loan Application Amount $330,143
Highest Mortgage Loan Application Amount $2,170,000
Average Applicant Income $148,164
Highest Applicant Income $2,254,000

About this data: figures come from the Home Mortgage Disclosure Act (HMDA) records Sterling National Bank filed with the FFIEC and count every application it reported (approved, denied, withdrawn or purchased), not just closed loans.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.

Mortgage Loan Application Totals for Sterling National Bank by County in 2012

County Total Number of Mortgage Loan Applications Total Dollar Amount of Mortgage Loans Applications Average Mortgage Loan Application Amount Average Applicant Income
Nassau, New York 375 $ 136,218,000 $ 363,248 $ 165,000
Kings, New York 307 $ 129,691,000 $ 422,446 $ 162,000
Suffolk, New York 247 $ 84,236,000 $ 341,036 $ 173,000
Queens, New York 192 $ 60,056,000 $ 312,791 $ 109,000
New York, New York 112 $ 47,815,000 $ 426,919 $ 247,000
Westchester, New York 79 $ 30,422,000 $ 385,088 $ 173,000
New Haven, Connecticut 64 $ 12,663,000 $ 197,859 $ 75,000
Hartford, Connecticut 51 $ 9,182,000 $ 180,039 $ 79,000
Fairfield, Connecticut 30 $ 8,853,000 $ 295,100 $ 123,000
Middlesex, Connecticut 27 $ 5,551,000 $ 205,592 $ 86,000
Bergen, New Jersey 26 $ 10,923,000 $ 420,115 $ 204,000
Richmond, New York 25 $ 7,584,000 $ 303,360 $ 135,000
Bronx, New York 19 $ 6,530,000 $ 343,684 $ 122,000
Essex, New Jersey 17 $ 5,332,000 $ 313,647 $ 138,000
Palm Beach, Florida 15 $ 3,675,000 $ 245,000 $ 188,000
Middlesex, Massachusetts 15 $ 4,478,000 $ 298,533 $ 102,000
Monmouth, New Jersey 14 $ 3,917,000 $ 279,785 $ 129,000
Morris, New Jersey 11 $ 4,076,000 $ 370,545 $ 158,000
Rockland, New York 11 $ 3,183,000 $ 289,363 $ 127,000
Union, New Jersey 10 $ 2,990,000 $ 299,000 $ 107,000
Orange, New York 10 $ 2,560,000 $ 256,000 $ 136,000
New London, Connecticut 9 $ 2,276,000 $ 252,888 $ 111,000
Hudson, New Jersey 9 $ 3,339,000 $ 371,000 $ 168,000
Middlesex, New Jersey 9 $ 2,576,000 $ 286,222 $ 91,000
Broward, Florida 8 $ 2,147,000 $ 268,375 $ 111,000
Los Angeles, California 7 $ 3,657,000 $ 522,428 $ 601,000
Suffolk, Massachusetts 7 $ 2,311,000 $ 330,142 $ 144,000
Pinellas, Florida 6 $ 1,135,000 $ 189,166 $ 117,000
Plymouth, Massachusetts 6 $ 1,907,000 $ 317,833 $ 115,000
Dutchess, New York 6 $ 1,289,000 $ 214,833 $ 142,000
Philadelphia, Pennsylvania 6 $ 1,307,000 $ 217,833 $ 109,000
Sarasota, Florida 5 $ 1,201,000 $ 240,200 $ 255,000
Essex, Massachusetts 5 $ 1,494,000 $ 298,800 $ 104,000
Norfolk, Massachusetts 5 $ 1,914,000 $ 382,800 $ 108,000
Somerset, New Jersey 5 $ 1,238,000 $ 247,600 $ 134,000
Fulton, New York 5 $ 798,000 $ 159,600 $ 98,000
Fairfax, Virginia 5 $ 1,899,000 $ 379,800 $ 193,000
Maricopa, Arizona 4 $ 909,000 $ 227,250 $ 120,000
Anne Arundel, Maryland 4 $ 1,040,000 $ 260,000 $ 121,000
Montgomery, Maryland 4 $ 1,353,000 $ 338,250 $ 182,000
Worcester, Massachusetts 4 $ 1,052,000 $ 263,000 $ 203,000
Clark, Nevada 4 $ 965,000 $ 241,250 $ 62,000
Monroe, New York 4 $ 640,000 $ 160,000 $ 94,000
Putnam, New York 4 $ 902,000 $ 225,500 $ 81,000
Warren, New York 4 $ 619,000 $ 154,750 $ 110,000
Loudoun, Virginia 4 $ 1,617,000 $ 404,250 $ 121,000
Virginia Beach, Virginia 4 $ 1,185,000 $ 296,250 $ 98,000
Alameda, California 3 $ 1,748,000 $ 582,666 $ 197,000
Litchfield, Connecticut 3 $ 601,000 $ 200,333 $ 69,000
New Castle, Delaware 3 $ 964,000 $ 321,333 $ 93,000
Chatham, Georgia 3 $ 820,000 $ 273,333 $ 111,000
Cobb, Georgia 3 $ 648,000 $ 216,000 $ 83,000
Lafourche, Louisiana 3 $ 366,000 $ 122,000 $ 59,000
Cecil, Maryland 3 $ 731,000 $ 243,666 $ 94,000
Barnstable, Massachusetts 3 $ 552,000 $ 184,000 $ 84,000
Bristol, Massachusetts 3 $ 897,000 $ 299,000 $ 109,000
St. Louis, Missouri 3 $ 389,000 $ 129,666 $ 60,000
Burlington, New Jersey 3 $ 898,000 $ 299,333 $ 187,000
Ocean, New Jersey 3 $ 662,000 $ 220,666 $ 106,000
Sussex, New Jersey 3 $ 914,000 $ 304,666 $ 153,000
Bernalillo, New Mexico 3 $ 460,000 $ 153,333 $ 37,000
Albany, New York 3 $ 819,000 $ 273,000 $ 85,000
Columbia, New York 3 $ 551,000 $ 183,666 $ 230,000
Erie, New York 3 $ 541,000 $ 180,333 $ 61,000
Greene, New York 3 $ 683,000 $ 227,666 $ 244,000
Clackamas, Oregon 3 $ 852,000 $ 284,000 $ 93,000
Washington, Oregon 3 $ 572,000 $ 190,666 $ 70,000
Luzerne, Pennsylvania 3 $ 525,000 $ 175,000 $ 74,000
Montgomery, Pennsylvania 3 $ 906,000 $ 302,000 $ 124,000
Providence, Rhode Island 3 $ 605,000 $ 201,666 $ 96,000
Summit, Utah 3 $ 908,000 $ 302,666 $ 128,000
Douglas, Colorado 2 $ 682,000 $ 341,000 $ 125,000
El Paso, Colorado 2 $ 344,000 $ 172,000 $ 20,000
Tolland, Connecticut 2 $ 377,000 $ 188,500 $ 72,000
Windham, Connecticut 2 $ 324,000 $ 162,000 $ 73,000
Kent, Delaware 2 $ 370,000 $ 185,000 $ 103,000
Sussex, Delaware 2 $ 317,000 $ 158,500 $ 38,000
District of Columbia, District Of Columbia 2 $ 646,000 $ 323,000 $ 78,000
Hillsborough, Florida 2 $ 439,000 $ 219,500 $ 67,000
Lee, Florida 2 $ 480,000 $ 240,000 $ 120,000
Manatee, Florida 2 $ 173,000 $ 86,500 $ 126,000
Orange, Florida 2 $ 400,000 $ 200,000 $ 88,000
Polk, Florida 2 $ 165,000 $ 82,500 $ 115,000
DeKalb, Georgia 2 $ 439,000 $ 219,500 $ 168,000
Ada, Idaho 2 $ 361,000 $ 180,500 $ 48,000
Baltimore, Maryland 2 $ 525,000 $ 262,500 $ 88,000
Baltimore City, Maryland 2 $ 326,000 $ 163,000 $ 27,000
Harford, Maryland 2 $ 261,000 $ 130,500 $ 50,000
Prince George's, Maryland 2 $ 480,000 $ 240,000 $ 76,000
Hampshire, Massachusetts 2 $ 639,000 $ 319,500 $ 85,000
Hennepin, Minnesota 2 $ 763,000 $ 381,500 $ 133,000
Camden, New Jersey 2 $ 266,000 $ 133,000 $ 58,000
Hunterdon, New Jersey 2 $ 537,000 $ 268,500 $ 124,000
Passaic, New Jersey 2 $ 633,000 $ 316,500 $ 138,000
Delaware, New York 2 $ 371,000 $ 185,500 $ 43,000
Schenectady, New York 2 $ 375,000 $ 187,500 $ 68,000
Mecklenburg, North Carolina 2 $ 494,000 $ 247,000 $ 95,000
Lane, Oregon 2 $ 401,000 $ 200,500 $ 51,000
Salt Lake, Utah 2 $ 351,000 $ 175,500 $ 26,000
Utah, Utah 2 $ 354,000 $ 177,000 $ 25,000
Windham, Vermont 2 $ 254,000 $ 127,000 $ 101,000
Alexandria, Virginia 2 $ 848,000 $ 424,000 $ 353,000
Thurston, Washington 2 $ 272,000 $ 136,000 $ 0
Shelby, Alabama 1 $ 176,000 $ 176,000 $ 140,000
Pinal, Arizona 1 $ 327,000 $ 327,000 $ 100,000
Nevada, California 1 $ 324,000 $ 324,000 $ 133,000
Orange, California 1 $ 415,000 $ 415,000 $ 197,000
Placer, California 1 $ 368,000 $ 368,000 $ 86,000
San Diego, California 1 $ 328,000 $ 328,000 $ 124,000
San Mateo, California 1 $ 600,000 $ 600,000 $ 221,000
Santa Barbara, California 1 $ 179,000 $ 179,000 $ 124,000
Santa Cruz, California 1 $ 384,000 $ 384,000 $ 84,000
Tulare, California 1 $ 243,000 $ 243,000 $ 75,000
Boulder, Colorado 1 $ 472,000 $ 472,000 $ 119,000
Denver, Colorado 1 $ 236,000 $ 236,000 $ 95,000
Jefferson, Colorado 1 $ 233,000 $ 233,000 $ 280,000
La Plata, Colorado 1 $ 319,000 $ 319,000 $ 107,000
Larimer, Colorado 1 $ 135,000 $ 135,000 $ 102,000
Park, Colorado 1 $ 252,000 $ 252,000 $ 0
Pitkin, Colorado 1 $ 156,000 $ 156,000 $ 320,000
Charlotte, Florida 1 $ 114,000 $ 114,000 $ 98,000
Duval, Florida 1 $ 65,000 $ 65,000 $ 143,000
Flagler, Florida 1 $ 165,000 $ 165,000 $ 111,000
Indian River, Florida 1 $ 164,000 $ 164,000 $ 113,000
Martin, Florida 1 $ 230,000 $ 230,000 $ 185,000
Miami-Dade, Florida 1 $ 336,000 $ 336,000 $ 141,000
Osceola, Florida 1 $ 123,000 $ 123,000 $ 114,000
St. Lucie, Florida 1 $ 190,000 $ 190,000 $ 115,000
Sumter, Florida 1 $ 116,000 $ 116,000 $ 55,000
Walton, Florida 1 $ 337,000 $ 337,000 $ 270,000
Forsyth, Georgia 1 $ 298,000 $ 298,000 $ 69,000
Fulton, Georgia 1 $ 183,000 $ 183,000 $ 306,000
Gilmer, Georgia 1 $ 416,000 $ 416,000 $ 117,000
Glynn, Georgia 1 $ 417,000 $ 417,000 $ 205,000
Gwinnett, Georgia 1 $ 219,000 $ 219,000 $ 0
Houston, Georgia 1 $ 366,000 $ 366,000 $ 120,000
Peach, Georgia 1 $ 148,000 $ 148,000 $ 86,000
Rockdale, Georgia 1 $ 195,000 $ 195,000 $ 66,000
Stephens, Georgia 1 $ 261,000 $ 261,000 $ 136,000
Warren, Iowa 1 $ 153,000 $ 153,000 $ 44,000
Jefferson, Kentucky 1 $ 157,000 $ 157,000 $ 60,000
Kenton, Kentucky 1 $ 251,000 $ 251,000 $ 143,000
Pike, Kentucky 1 $ 162,000 $ 162,000 $ 86,000
East Baton Rouge, Louisiana 1 $ 360,000 $ 360,000 $ 270,000
Jefferson, Louisiana 1 $ 397,000 $ 397,000 $ 426,000
Ouachita, Louisiana 1 $ 252,000 $ 252,000 $ 59,000
St. Tammany, Louisiana 1 $ 269,000 $ 269,000 $ 74,000
Cumberland, Maine 1 $ 256,000 $ 256,000 $ 123,000
Frederick, Maryland 1 $ 148,000 $ 148,000 $ 52,000
Howard, Maryland 1 $ 166,000 $ 166,000 $ 72,000
Hampden, Massachusetts 1 $ 163,000 $ 163,000 $ 53,000
Oakland, Michigan 1 $ 225,000 $ 225,000 $ 112,000
Presque Isle, Michigan 1 $ 66,000 $ 66,000 $ 30,000
Clay, Minnesota 1 $ 216,000 $ 216,000 $ 46,000
Dakota, Minnesota 1 $ 155,000 $ 155,000 $ 106,000
Lyon, Minnesota 1 $ 255,000 $ 255,000 $ 60,000
Sherburne, Minnesota 1 $ 116,000 $ 116,000 $ 126,000
Camden, Missouri 1 $ 93,000 $ 93,000 $ 29,000
Jackson, Missouri 1 $ 257,000 $ 257,000 $ 92,000
Platte, Missouri 1 $ 166,000 $ 166,000 $ 102,000
St. Charles, Missouri 1 $ 180,000 $ 180,000 $ 93,000
Gallatin, Montana 1 $ 241,000 $ 241,000 $ 111,000
Missoula, Montana 1 $ 356,000 $ 356,000 $ 79,000
Carroll, New Hampshire 1 $ 211,000 $ 211,000 $ 0
Rockingham, New Hampshire 1 $ 350,000 $ 350,000 $ 145,000
Sullivan, New Hampshire 1 $ 106,000 $ 106,000 $ 27,000
Atlantic, New Jersey 1 $ 156,000 $ 156,000 $ 35,000
Cape May, New Jersey 1 $ 330,000 $ 330,000 $ 297,000
Mercer, New Jersey 1 $ 285,000 $ 285,000 $ 99,000
Eddy, New Mexico 1 $ 160,000 $ 160,000 $ 53,000
Grant, New Mexico 1 $ 110,000 $ 110,000 $ 45,000
Rensselaer, New York 1 $ 183,000 $ 183,000 $ 78,000
Saratoga, New York 1 $ 129,000 $ 129,000 $ 115,000
Sullivan, New York 1 $ 280,000 $ 280,000 $ 260,000
Ulster, New York 1 $ 98,000 $ 98,000 $ 94,000
Alamance, North Carolina 1 $ 124,000 $ 124,000 $ 0
Guilford, North Carolina 1 $ 164,000 $ 164,000 $ 0
Haywood, North Carolina 1 $ 417,000 $ 417,000 $ 155,000
Orange, North Carolina 1 $ 280,000 $ 280,000 $ 189,000
Union, North Carolina 1 $ 187,000 $ 187,000 $ 84,000
Wake, North Carolina 1 $ 178,000 $ 178,000 $ 88,000
Cleveland, Oklahoma 1 $ 144,000 $ 144,000 $ 98,000
Rogers, Oklahoma 1 $ 173,000 $ 173,000 $ 79,000
Tulsa, Oklahoma 1 $ 945,000 $ 945,000 $ 174,000
Marion, Oregon 1 $ 263,000 $ 263,000 $ 0
Yamhill, Oregon 1 $ 126,000 $ 126,000 $ 204,000
Adams, Pennsylvania 1 $ 154,000 $ 154,000 $ 79,000
Chester, Pennsylvania 1 $ 246,000 $ 246,000 $ 78,000
Clarion, Pennsylvania 1 $ 262,000 $ 262,000 $ 139,000
Lancaster, Pennsylvania 1 $ 182,000 $ 182,000 $ 83,000
Lehigh, Pennsylvania 1 $ 144,000 $ 144,000 $ 229,000
Monroe, Pennsylvania 1 $ 148,000 $ 148,000 $ 220,000
Northampton, Pennsylvania 1 $ 157,000 $ 157,000 $ 114,000
Susquehanna, Pennsylvania 1 $ 123,000 $ 123,000 $ 68,000
Washington, Rhode Island 1 $ 410,000 $ 410,000 $ 147,000
Aiken, South Carolina 1 $ 152,000 $ 152,000 $ 0
Georgetown, South Carolina 1 $ 182,000 $ 182,000 $ 78,000
Greenville, South Carolina 1 $ 289,000 $ 289,000 $ 169,000
Horry, South Carolina 1 $ 217,000 $ 217,000 $ 155,000
Oconee, South Carolina 1 $ 292,000 $ 292,000 $ 61,000
Orangeburg, South Carolina 1 $ 228,000 $ 228,000 $ 81,000
Richland, South Carolina 1 $ 252,000 $ 252,000 $ 144,000
York, South Carolina 1 $ 276,000 $ 276,000 $ 100,000
McMinn, Tennessee 1 $ 166,000 $ 166,000 $ 66,000
Montgomery, Tennessee 1 $ 129,000 $ 129,000 $ 44,000
Williamson, Tennessee 1 $ 272,000 $ 272,000 $ 134,000
Addison, Vermont 1 $ 111,000 $ 111,000 $ 41,000
Bennington, Vermont 1 $ 240,000 $ 240,000 $ 122,000
Chittenden, Vermont 1 $ 184,000 $ 184,000 $ 83,000
Franklin, Vermont 1 $ 264,000 $ 264,000 $ 67,000
Windsor, Vermont 1 $ 125,000 $ 125,000 $ 146,000
Albemarle, Virginia 1 $ 207,000 $ 207,000 $ 88,000
Arlington, Virginia 1 $ 408,000 $ 408,000 $ 142,000
Fluvanna, Virginia 1 $ 255,000 $ 255,000 $ 52,000
Halifax, Virginia 1 $ 138,000 $ 138,000 $ 81,000
Hampton, Virginia 1 $ 151,000 $ 151,000 $ 114,000
Hanover, Virginia 1 $ 159,000 $ 159,000 $ 113,000
Henrico, Virginia 1 $ 366,000 $ 366,000 $ 125,000
James City, Virginia 1 $ 250,000 $ 250,000 $ 54,000
Lancaster, Virginia 1 $ 160,000 $ 160,000 $ 113,000
New Kent, Virginia 1 $ 167,000 $ 167,000 $ 258,000
Newport News, Virginia 1 $ 183,000 $ 183,000 $ 79,000
Northumberland, Virginia 1 $ 135,000 $ 135,000 $ 180,000
Richmond City, Virginia 1 $ 255,000 $ 255,000 $ 80,000
Pierce, Washington 1 $ 98,000 $ 98,000 $ 50,000
Dane, Wisconsin 1 $ 214,000 $ 214,000 $ 85,000
Milwaukee, Wisconsin 1 $ 284,000 $ 284,000 $ 289,000
Pierce, Wisconsin 1 $ 206,000 $ 206,000 $ 95,000
Sauk, Wisconsin 1 $ 91,000 $ 91,000 $ 65,000
Waukesha, Wisconsin 1 $ 417,000 $ 417,000 $ 76,000

Mortgage Loan Application Detail Totals for Sterling National Bank in 2012

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 1,267 $411,539,000 $324,000 $2,170,000 $152,000 $2,254,000
Home Purchase 795 $269,100,000 $338,000 $1,855,000 $142,000 $2,044,000
Home Improvement 2 $777,000 $388,000 $525,000 $169,000 $175,000

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 1,604 $538,919,000 $335,000 $2,170,000 $157,000 $2,254,000
Asian 138 $48,622,000 $352,000 $2,045,000 $147,000 $1,258,000
Black or African American 134 $38,865,000 $290,000 $770,000 $99,000 $569,000
Hispanic 132 $35,889,000 $271,000 $951,000 $105,000 $418,000
Not Provided 49 $16,951,000 $345,000 $625,000 $127,000 $380,000
Native Hawaiian or Other Pacific Islander 7 $2,170,000 $310,000 $504,000 $89,000 $131,000
Not applicable 0 $0 $0 $0 $0 $0
American Indian or Alaskan Native 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) 1,584 $528,090,000 $333,000 $2,170,000 $161,000 $2,254,000
FHA-insured (Federal Housing Administration) 476 $152,357,000 $320,000 $951,000 $106,000 $679,000
VA-guaranteed (Veterans Administration) 4 $969,000 $242,000 $286,000 $87,000 $149,000
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 1,748 $579,739,000 $331,000 $2,170,000 $151,000 $2,254,000
Application Withdrawn By Applicant 167 $56,333,000 $337,000 $2,045,000 $140,000 $1,432,000
Application Denied By Financial Institution 92 $25,606,000 $278,000 $626,000 $104,000 $707,000
File Closed For Incompleteness 45 $15,593,000 $346,000 $894,000 $140,000 $528,000
Application Approved But Not Accepted 11 $4,011,000 $364,000 $801,000 $134,000 $260,000
Preapproval Denied by Financial Institution 1 $134,000 $134,000 $134,000 $42,000 $42,000
Loan Purchased By The Institution 0 $0 $0 $0 $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
Debt-To-Income Ratio 35 $10,290,000 $294,000 $585,000 $76,000 $323,000
Collateral 23 $5,905,000 $256,000 $417,000 $120,000 $707,000
Other 16 $3,459,000 $216,000 $375,000 $123,000 $418,000
Credit History 13 $4,099,000 $315,000 $626,000 $109,000 $227,000
Employment History 3 $812,000 $270,000 $400,000 $113,000 $201,000
Insufficient Cash (Downpayment, Closing Cost) 3 $1,175,000 $391,000 $614,000 $150,000 $232,000
Mortgage Insurance Denied 0 $0 $0 $0 $0 $0
Unverifiable Information 0 $0 $0 $0 $0 $0
Credit Application Incomplete 0 $0 $0 $0 $0 $0

Our comprehensive HMDA mortgage statistics provide invaluable insights into Sterling National Bank's 2012 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 Sterling National 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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