Wings Financial Credit Union
HMDA Loan Application Totals
and Mortgage Lending Details
for 2004
Wings Financial Credit Union 2004 HMDA loan application data provides key insights into its mortgage lending trends, applicant demographics, and loan distribution.
The Home Mortgage Disclosure Act (HMDA) requires lenders to report detailed loan application data, offering transparency into lending patterns.
The data reveals trends in average loan size, applicant income, and mortgage approval rates, helping consumers and analysts understand lending accessibility.
Below, explore a breakdown of loan applications by county, metro area, loan purpose, applicant race, loan type, and more.
Whether you're an industry professional, homebuyer, or researcher,
this information provides valuable insights into mortgage lending activity.
Scroll down to view the full dataset and analyze lending trends in greater detail.
| Mortgage Company & Address | Wings Financial Credit Union 14985 Glazier Avenue Apple Valley, MN 55124 Tel #: available with data download |
| Federal Regulator | * available with data download |
| Years | 2009 2008 2007 2006 2005 2004 2003 |
| Total Number of Mortgage Applications | 636 |
| Total Mortgage Loan Application Amount | $116,938,000 |
| Average Mortgage Loan Application Amount | $172,539 |
| Highest Mortgage Loan Application Amount | $800,000 |
| Average Applicant Income | $80,960 |
| Highest Applicant Income | $405,000 |
Explore comprehensive HMDA mortgage statistics and lending trends for 2004 with Wings Financial Credit Union. Below, you'll find key insights into this lender's mortgage activity, including total loan applications, average mortgage amounts, highest application values, and income levels of top applicants. Whether you're analyzing Wings Financial Credit Union's lending patterns or researching mortgage trends, these statistics provide valuable transparency into their loan activity.
Our HMDA dataset for 2004 breaks down Wings Financial Credit Union's mortgage applications by loan purpose, applicant race, loan type, approval outcomes, and reasons for denial. These insights help homebuyers, financial analysts, and industry professionals assess borrower demographics and lending practices, offering a clearer view of how Wings Financial Credit Union serves its applicants.
Each category highlights the total number of mortgage applications processed by Wings Financial Credit Union, total loan amounts, average mortgage values, and the highest mortgage amounts recorded. You can also review borrower income trends, including the average and highest reported applicant incomes for loans issued by this lender. Whether you're evaluating lender performance, comparing mortgage approval rates, or exploring loan options, this HMDA-backed data offers a crucial look at Wings Financial Credit Union's mortgage activity for 2004.
| County | Total Number of Mortgage Loan Applications | Total Dollar Amount of Mortgage Loans Applications | Average Mortgage Loan Application Amount | Average Applicant Income |
|---|---|---|---|---|
| Dakota County Minnesota | 142 | $ 25,912,000 | $ 182,000 | $ 69,000 |
| Hennepin County Minnesota | 92 | $ 16,023,000 | $ 174,000 | $ 82,000 |
| Ramsey County Minnesota | 33 | $ 5,888,000 | $ 178,000 | $ 60,000 |
| Washington County Minnesota | 23 | $ 4,560,000 | $ 198,000 | $ 71,000 |
| Scott County Minnesota | 22 | $ 5,058,000 | $ 229,000 | $ 76,000 |
| Wayne County Michigan | 12 | $ 1,745,000 | $ 145,000 | $ 64,000 |
| Rice County Minnesota | 9 | $ 2,036,000 | $ 226,000 | $ 98,000 |
| King County Washington | 9 | $ 2,200,000 | $ 244,000 | $ 97,000 |
| Oakland County Michigan | 8 | $ 1,799,000 | $ 224,000 | $ 85,000 |
| Maricopa County Arizona | 7 | $ 1,309,000 | $ 187,000 | $ 75,000 |
| Anoka County Minnesota | 7 | $ 1,232,000 | $ 176,000 | $ 77,000 |
| St. Louis County Minnesota | 7 | $ 827,000 | $ 118,000 | $ 67,000 |
| Shelby County Tennessee | 7 | $ 1,065,000 | $ 152,000 | $ 68,000 |
| Livingston County Michigan | 6 | $ 1,476,000 | $ 246,000 | $ 142,000 |
| Crow Wing County Minnesota | 6 | $ 827,000 | $ 137,000 | $ 51,000 |
| Palm Beach County Florida | 5 | $ 1,150,000 | $ 230,000 | $ 81,000 |
| Carver County Minnesota | 5 | $ 986,000 | $ 197,000 | $ 91,000 |
| Wright County Minnesota | 5 | $ 1,016,000 | $ 203,000 | $ 63,000 |
| DeSoto County Mississippi | 5 | $ 628,000 | $ 125,000 | $ 48,000 |
| Pierce County Wisconsin | 5 | $ 1,137,000 | $ 227,000 | $ 93,000 |
| Polk County Wisconsin | 5 | $ 844,000 | $ 168,000 | $ 115,000 |
| St. Croix County Wisconsin | 5 | $ 1,052,000 | $ 210,000 | $ 81,000 |
| Collier County Florida | 4 | $ 628,000 | $ 157,000 | $ 49,000 |
| Hillsborough County Florida | 4 | $ 624,000 | $ 156,000 | $ 56,000 |
| Kent County Michigan | 4 | $ 1,034,000 | $ 258,000 | $ 118,000 |
| San Diego County California | 3 | $ 990,000 | $ 330,000 | $ 157,000 |
| Charlotte County Florida | 3 | $ 346,000 | $ 115,000 | $ 73,000 |
| Washtenaw County Michigan | 3 | $ 813,000 | $ 271,000 | $ 87,000 |
| Aitkin County Minnesota | 3 | $ 540,000 | $ 180,000 | $ 65,000 |
| Goodhue County Minnesota | 3 | $ 486,000 | $ 162,000 | $ 71,000 |
| Clark County Nevada | 3 | $ 597,000 | $ 199,000 | $ 63,000 |
| Douglas County Wisconsin | 3 | $ 492,000 | $ 164,000 | $ 84,000 |
| Anchorage County Alaska | 2 | $ 136,000 | $ 68,000 | $ 143,000 |
| Santa Clara County California | 2 | $ 633,000 | $ 316,000 | $ 152,000 |
| Hartford County Connecticut | 2 | $ 354,000 | $ 177,000 | $ 73,000 |
| Broward County Florida | 2 | $ 194,000 | $ 97,000 | $ 28,000 |
| Lee County Florida | 2 | $ 546,000 | $ 273,000 | $ 158,000 |
| Osceola County Florida | 2 | $ 253,000 | $ 126,000 | $ 57,000 |
| Pinellas County Florida | 2 | $ 135,000 | $ 67,000 | $ 35,000 |
| Walton County Florida | 2 | $ 439,000 | $ 219,000 | $ 60,000 |
| Fulton County Georgia | 2 | $ 384,000 | $ 192,000 | $ 53,000 |
| Honolulu County Hawaii | 2 | $ 963,000 | $ 481,000 | $ 181,000 |
| Cook County Illinois | 2 | $ 197,000 | $ 98,000 | $ 37,000 |
| McHenry County Illinois | 2 | $ 208,000 | $ 104,000 | $ 57,000 |
| Anne Arundel County Maryland | 2 | $ 322,000 | $ 161,000 | $ 47,000 |
| Suffolk County Massachusetts | 2 | $ 461,000 | $ 230,000 | $ 54,000 |
| Carlton County Minnesota | 2 | $ 372,000 | $ 186,000 | $ 125,000 |
| Chisago County Minnesota | 2 | $ 367,000 | $ 183,000 | $ 83,000 |
| Isanti County Minnesota | 2 | $ 347,000 | $ 173,000 | $ 54,000 |
| Sherburne County Minnesota | 2 | $ 528,000 | $ 264,000 | $ 62,000 |
| Clay County Missouri | 2 | $ 210,000 | $ 105,000 | $ 75,000 |
| Carroll County New Hampshire | 2 | $ 777,000 | $ 388,000 | $ 187,000 |
| Merrimack County New Hampshire | 2 | $ 451,000 | $ 225,000 | $ 87,000 |
| Columbia County New York | 2 | $ 499,000 | $ 249,000 | $ 108,000 |
| Mecklenburg County North Carolina | 2 | $ 380,000 | $ 190,000 | $ 99,000 |
| Cass County North Dakota | 2 | $ 148,000 | $ 74,000 | $ 54,000 |
| Franklin County Ohio | 2 | $ 200,000 | $ 100,000 | $ 30,000 |
| Dallas County Texas | 2 | $ 314,000 | $ 157,000 | $ 80,000 |
| Snohomish County Washington | 2 | $ 536,000 | $ 268,000 | $ 81,000 |
| Milwaukee County Wisconsin | 2 | $ 164,000 | $ 82,000 | $ 43,000 |
| Pike County Alabama | 1 | $ 54,000 | $ 54,000 | $ 85,000 |
| Matanuska-Susitna County Alaska | 1 | $ 148,000 | $ 148,000 | $ 60,000 |
| Yavapai County Arizona | 1 | $ 232,000 | $ 232,000 | $ 45,000 |
| Baxter County Arkansas | 1 | $ 100,000 | $ 100,000 | $ 81,000 |
| Benton County Arkansas | 1 | $ 124,000 | $ 124,000 | $ 37,000 |
| Fresno County California | 1 | $ 237,000 | $ 237,000 | $ 48,000 |
| Orange County California | 1 | $ 418,000 | $ 418,000 | $ 111,000 |
| Riverside County California | 1 | $ 54,000 | $ 54,000 | $ 51,000 |
| San Luis Obispo County California | 1 | $ 334,000 | $ 334,000 | $ 95,000 |
| San Mateo County California | 1 | $ 200,000 | $ 200,000 | $ 40,000 |
| Adams County Colorado | 1 | $ 214,000 | $ 214,000 | $ 39,000 |
| New Castle County Delaware | 1 | $ 180,000 | $ 180,000 | $ 68,000 |
| Brevard County Florida | 1 | $ 120,000 | $ 120,000 | $ 23,000 |
| Hernando County Florida | 1 | $ 119,000 | $ 119,000 | $ 31,000 |
| Indian River County Florida | 1 | $ 230,000 | $ 230,000 | $ 44,000 |
| Lake County Florida | 1 | $ 287,000 | $ 287,000 | $ 139,000 |
| Manatee County Florida | 1 | $ 56,000 | $ 56,000 | $ 59,000 |
| Marion County Florida | 1 | $ 149,000 | $ 149,000 | $ 48,000 |
| Miami-Dade County Florida | 1 | $ 70,000 | $ 70,000 | $ 161,000 |
| Orange County Florida | 1 | $ 217,000 | $ 217,000 | $ 52,000 |
| Santa Rosa County Florida | 1 | $ 150,000 | $ 150,000 | $ 405,000 |
| Seminole County Florida | 1 | $ 236,000 | $ 236,000 | $ 102,000 |
| Volusia County Florida | 1 | $ 205,000 | $ 205,000 | $ 140,000 |
| Cherokee County Georgia | 1 | $ 215,000 | $ 215,000 | $ 131,000 |
| Clayton County Georgia | 1 | $ 113,000 | $ 113,000 | $ 52,000 |
| Cobb County Georgia | 1 | $ 230,000 | $ 230,000 | $ 121,000 |
| Forsyth County Georgia | 1 | $ 414,000 | $ 414,000 | $ 103,000 |
| Hawaii County Hawaii | 1 | $ 148,000 | $ 148,000 | $ 54,000 |
| Boise County Idaho | 1 | $ 100,000 | $ 100,000 | $ 113,000 |
| Kootenai County Idaho | 1 | $ 50,000 | $ 50,000 | $ 30,000 |
| Lake County Illinois | 1 | $ 55,000 | $ 55,000 | $ 28,000 |
| Monroe County Illinois | 1 | $ 257,000 | $ 257,000 | $ 111,000 |
| Monroe County Indiana | 1 | $ 120,000 | $ 120,000 | $ 28,000 |
| Black Hawk County Iowa | 1 | $ 121,000 | $ 121,000 | $ 48,000 |
| Dallas County Iowa | 1 | $ 219,000 | $ 219,000 | $ 108,000 |
| Ringgold County Iowa | 1 | $ 113,000 | $ 113,000 | $ 61,000 |
| Johnson County Kansas | 1 | $ 153,000 | $ 153,000 | $ 55,000 |
| Campbell County Kentucky | 1 | $ 113,000 | $ 113,000 | $ 40,000 |
| Larue County Kentucky | 1 | $ 70,000 | $ 70,000 | $ 28,000 |
| Waldo County Maine | 1 | $ 180,000 | $ 180,000 | $ 47,000 |
| Montgomery County Maryland | 1 | $ 236,000 | $ 236,000 | $ 46,000 |
| Essex County Massachusetts | 1 | $ 145,000 | $ 145,000 | $ 76,000 |
| Bay County Michigan | 1 | $ 203,000 | $ 203,000 | $ 48,000 |
| Gladwin County Michigan | 1 | $ 122,000 | $ 122,000 | $ 79,000 |
| Lenawee County Michigan | 1 | $ 66,000 | $ 66,000 | $ 42,000 |
| Monroe County Michigan | 1 | $ 194,000 | $ 194,000 | $ 157,000 |
| Clearwater County Minnesota | 1 | $ 65,000 | $ 65,000 | $ 67,000 |
| Dodge County Minnesota | 1 | $ 117,000 | $ 117,000 | $ 30,000 |
| Hubbard County Minnesota | 1 | $ 129,000 | $ 129,000 | $ 62,000 |
| Itasca County Minnesota | 1 | $ 192,000 | $ 192,000 | $ 188,000 |
| Lake County Minnesota | 1 | $ 70,000 | $ 70,000 | $ 32,000 |
| Le Sueur County Minnesota | 1 | $ 176,000 | $ 176,000 | $ 86,000 |
| Olmsted County Minnesota | 1 | $ 334,000 | $ 334,000 | $ 188,000 |
| Pine County Minnesota | 1 | $ 250,000 | $ 250,000 | $ 43,000 |
| Sibley County Minnesota | 1 | $ 183,000 | $ 183,000 | $ 72,000 |
| Todd County Minnesota | 1 | $ 105,000 | $ 105,000 | $ 0 |
| Cass County Missouri | 1 | $ 176,000 | $ 176,000 | $ 45,000 |
| Dawson County Montana | 1 | $ 46,000 | $ 46,000 | $ 104,000 |
| Gallatin County Montana | 1 | $ 140,000 | $ 140,000 | $ 95,000 |
| Yellowstone County Montana | 1 | $ 80,000 | $ 80,000 | $ 120,000 |
| Douglas County Nevada | 1 | $ 267,000 | $ 267,000 | $ 42,000 |
| Belknap County New Hampshire | 1 | $ 200,000 | $ 200,000 | $ 144,000 |
| Hillsborough County New Hampshire | 1 | $ 125,000 | $ 125,000 | $ 190,000 |
| Strafford County New Hampshire | 1 | $ 153,000 | $ 153,000 | $ 53,000 |
| Atlantic County New Jersey | 1 | $ 300,000 | $ 300,000 | $ 90,000 |
| Camden County New Jersey | 1 | $ 330,000 | $ 330,000 | $ 89,000 |
| Middlesex County New Jersey | 1 | $ 149,000 | $ 149,000 | $ 24,000 |
| Ocean County New Jersey | 1 | $ 291,000 | $ 291,000 | $ 105,000 |
| Nassau County New York | 1 | $ 250,000 | $ 250,000 | $ 100,000 |
| Onondaga County New York | 1 | $ 150,000 | $ 150,000 | $ 229,000 |
| Catawba County North Carolina | 1 | $ 85,000 | $ 85,000 | $ 83,000 |
| Union County North Carolina | 1 | $ 160,000 | $ 160,000 | $ 45,000 |
| Wake County North Carolina | 1 | $ 221,000 | $ 221,000 | $ 105,000 |
| Grand Forks County North Dakota | 1 | $ 38,000 | $ 38,000 | $ 19,000 |
| Ward County North Dakota | 1 | $ 46,000 | $ 46,000 | $ 53,000 |
| Hamilton County Ohio | 1 | $ 131,000 | $ 131,000 | $ 115,000 |
| Licking County Ohio | 1 | $ 92,000 | $ 92,000 | $ 75,000 |
| Lucas County Ohio | 1 | $ 203,000 | $ 203,000 | $ 210,000 |
| Montgomery County Ohio | 1 | $ 81,000 | $ 81,000 | $ 21,000 |
| Portage County Ohio | 1 | $ 145,000 | $ 145,000 | $ 58,000 |
| Clackamas County Oregon | 1 | $ 170,000 | $ 170,000 | $ 87,000 |
| Berks County Pennsylvania | 1 | $ 180,000 | $ 180,000 | $ 109,000 |
| Bradford County Pennsylvania | 1 | $ 128,000 | $ 128,000 | $ 34,000 |
| Bucks County Pennsylvania | 1 | $ 219,000 | $ 219,000 | $ 58,000 |
| Butler County Pennsylvania | 1 | $ 132,000 | $ 132,000 | $ 102,000 |
| Cumberland County Pennsylvania | 1 | $ 92,000 | $ 92,000 | $ 71,000 |
| Spartanburg County South Carolina | 1 | $ 203,000 | $ 203,000 | $ 97,000 |
| Codington County South Dakota | 1 | $ 134,000 | $ 134,000 | $ 135,000 |
| Minnehaha County South Dakota | 1 | $ 131,000 | $ 131,000 | $ 45,000 |
| Fayette County Tennessee | 1 | $ 190,000 | $ 190,000 | $ 245,000 |
| Sevier County Tennessee | 1 | $ 95,000 | $ 95,000 | $ 72,000 |
| Tipton County Tennessee | 1 | $ 116,000 | $ 116,000 | $ 53,000 |
| Bexar County Texas | 1 | $ 68,000 | $ 68,000 | $ 69,000 |
| Collin County Texas | 1 | $ 119,000 | $ 119,000 | $ 106,000 |
| Comal County Texas | 1 | $ 311,000 | $ 311,000 | $ 116,000 |
| Cooke County Texas | 1 | $ 272,000 | $ 272,000 | $ 200,000 |
| Denton County Texas | 1 | $ 270,000 | $ 270,000 | $ 166,000 |
| Harris County Texas | 1 | $ 144,000 | $ 144,000 | $ 382,000 |
| Lubbock County Texas | 1 | $ 50,000 | $ 50,000 | $ 79,000 |
| Fairfax County Virginia | 1 | $ 334,000 | $ 334,000 | $ 110,000 |
| Henrico County Virginia | 1 | $ 281,000 | $ 281,000 | $ 142,000 |
| Shenandoah County Virginia | 1 | $ 270,000 | $ 270,000 | $ 168,000 |
| Grays Harbor County Washington | 1 | $ 70,000 | $ 70,000 | $ 51,000 |
| Mason County Washington | 1 | $ 63,000 | $ 63,000 | $ 64,000 |
| Pierce County Washington | 1 | $ 160,000 | $ 160,000 | $ 62,000 |
| Whatcom County Washington | 1 | $ 167,000 | $ 167,000 | $ 64,000 |
| Barron County Wisconsin | 1 | $ 100,000 | $ 100,000 | $ 41,000 |
| Dane County Wisconsin | 1 | $ 103,000 | $ 103,000 | $ 96,000 |
| Kenosha County Wisconsin | 1 | $ 155,000 | $ 155,000 | $ 202,000 |
| Waukesha County Wisconsin | 1 | $ 165,000 | $ 165,000 | $ 102,000 |
Mortgage Loan Application Detail Totals for Wings Financial Credit Union in 2004
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 | 345 | $59,771,000 | $167,424 | $747,000 | $82,969 | $405,000 |
| Home Purchase | 271 | $53,677,000 | $168,918 | $800,000 | $79,513 | $382,000 |
| Home Improvement | 20 | $3,490,000 | $223,000 | $418,000 | $78,833 | $172,000 |
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 | 476 | $86,332,000 | $175,384 | $747,000 | $80,743 | $405,000 |
| Not Provided | 125 | $23,481,000 | $171,360 | $800,000 | $83,920 | $296,000 |
| Black or African American | 14 | $2,519,000 | $179,250 | $320,000 | $52,250 | $134,000 |
| Asian | 8 | $1,699,000 | $210,750 | $400,000 | $87,000 | $161,000 |
| Hispanic | 7 | $1,498,000 | $221,250 | $334,000 | $75,000 | $117,000 |
| Native Hawaiian or Other Pacific Islander | 5 | $1,227,000 | $235,666 | $475,000 | $104,666 | $193,000 |
| American Indian or Alaskan Native | 1 | $182,000 | $182,000 | $182,000 | $61,000 | $61,000 |
| Not applicable | 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) | 636 | $116,938,000 | $173,166 | $800,000 | $79,380 | $405,000 |
| 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 | 512 | $92,735,000 | $171,675 | $800,000 | $83,325 | $405,000 |
| Application Approved But Not Accepted | 58 | $10,794,000 | $154,333 | $442,000 | $70,055 | $147,000 |
| Application Denied By Financial Institution | 43 | $8,646,000 | $183,000 | $418,000 | $53,266 | $128,000 |
| Preapproval Denied by Financial Institution | 12 | $2,957,000 | $246,000 | $399,000 | $65,000 | $143,000 |
| Application Withdrawn By Applicant | 10 | $1,736,000 | $172,500 | $290,000 | $71,500 | $138,000 |
| File Closed For Incompleteness | 1 | $70,000 | $70,000 | $70,000 | $28,000 | $28,000 |
| 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 |
|---|---|---|---|---|---|---|
| Credit History | 36 | $7,880,000 | $214,250 | $418,000 | $54,250 | $143,000 |
| Debt-To-Income Ratio | 9 | $1,837,000 | $167,400 | $315,000 | $46,200 | $82,000 |
| Collateral | 7 | $1,217,000 | $173,857 | $330,000 | $62,428 | $89,000 |
| Employment History | 2 | $538,000 | $269,000 | $300,000 | $75,000 | $90,000 |
| Insufficient Cash (Downpayment, Closing Cost) | 0 | $0 | $0 | $0 | $0 | $0 |
| Mortgage Insurance Denied | 0 | $0 | $0 | $0 | $0 | $0 |
| Other | 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 Wings Financial Credit Union's 2004 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 Wings Financial 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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