Rocket Companies Inc.
03/02/2026 | Press release | Distributed by Public on 03/02/2026 15:41
Annual Report for Fiscal Year Ending December 31, 2025 (Form 10-K)
Management's Discussion and Analysis of Financial Condition and Results of Operations
The following management's discussion and analysis of our financial condition and results of operations should be read in conjunction with, and is qualified in its entirety by reference to, our Consolidated Financial Statements and the related notes and other information included elsewhere in this Annual Report on Form 10-K. This discussion and analysis contains forward-looking statements that involve risks and uncertainties which could cause our actual results to differ materially from those anticipated in these forward-looking statements, including, but not limited to, risks and uncertainties discussed below under the heading "Special Note Regarding Forward-Looking Statements," and in Part I and elsewhere in this Form 10-K.
All dollar amounts presented herein are in millions, except per share data and other key metrics, unless otherwise noted.
Special Note Regarding Forward-Looking Statements
This Form 10-K contains forward-looking statements, which involve risks and uncertainties. These forward-looking statements are generally identified by the use of forward-looking terminology, including the terms "anticipate," "believe," "could," "estimate," "expect," "intend," "may," "plan," "potential," "predict," "project," "should," "target," "will," "would" and, in each case, their negative or other various or comparable terminology. All statements other than statements of historical facts contained in this Form 10-K, including statements regarding our strategy, future operations, future financial position, future revenue, projected costs, prospects, plans, objectives of management and expected market growth are forward-looking statements. As you read this Form 10-K, you should understand that these statements are not guarantees of performance or results. They involve known and unknown risks, uncertainties and assumptions, including those described under the heading "Risk Factors" in this Form 10-K. Although we believe that these forward-looking statements are based upon reasonable assumptions, you should be aware that many factors, including those described under the heading "Risk Factors" in this Form 10-K, could affect our actual financial results or results of operations and could cause actual results to differ materially from those in the forward-looking statements.
Our forward-looking statements made herein are made only as of the date of this Form 10-K. We expressly disclaim any intent, obligation or undertaking to update or revise any forward-looking statements made herein to reflect any change in our expectations with regard thereto or any change in events, conditions or circumstances on which any such statements are based. All subsequent written and oral forward-looking statements attributable to us or persons acting on our behalf are expressly qualified in their entirety by the cautionary statements contained in this Form 10-K.
Objective
The following discussion provides an analysis of the Company's financial condition, cash flows and results of operations from management's perspective and should be read in conjunction with the Consolidated Financial Statements and notes thereto included in Part II, Item 8 of this Annual Report on Form 10-K. Our objective is to provide discussion of events and uncertainties known to management that are reasonably likely to cause the reported financial information not to be indicative of future operating results or of future financial condition and to also offer information that provides an understanding of our financial condition, cash flows and results of operations. This section of this Form 10-K generally discusses 2025 and 2024 items and year-to-year comparisons between 2025 and 2024. Discussions of 2023 items and year-to-year comparisons between 2024 and 2023 that are not included in this Form 10-K can be found in "Management's Discussion and Analysis of Financial Condition and Results of Operations"in Part II, Item 7 of the Company's Annual Report on Form 10-K for the fiscal year ended December 31, 2024.
Executive Summary
We are a Detroit-based fintech company including mortgage, real estate and personal finance businesses. We are committed to delivering industry-best client experiences through our AI-powered, vertically integrated homeownership ecosystem. Our full suite of products empowers our clients across financial wellness, personal loans, home search, mortgage finance, title and closing. We believe our widely recognized "Rocket" brand is synonymous with simple, fast and trusted digital experiences.
Recent Developments
Business Trends
In 2025, the housing and mortgage origination markets continued to show growth and recovery over 2024, with overall mortgage origination volume increasing 15% from $1.7 trillion in 2024 to $1.9 trillion in 2025. In light of a cooling labor market and despite inflation remaining above the Federal Reserve's 2% target, the FOMC cut the Federal Funds rate by 75 basis points in 2025 to a target range of 3.50%-3.75%. These adjustments, along with narrowing primary and secondary spreads, helped push the 30-year fixed-rate mortgage from 6.9% at the start of the year to 6.15% by year-end. Throughout the year, affordability showed signs of improvement as rates moderated, though they remained elevated compared to pre-pandemic levels. Home prices were generally flat. These factors, along with the cooling labor market impacting consumer sentiment, collectively weighed on refinance and purchase origination activity relative to historical levels.
Acquisitions and Up-C Collapse
On June 30, 2025, we completed the Up-C Collapse to simplify our organizational and capital structure. On July 1, 2025, we completed our all-stock acquisition of Redfin. On October 1, 2025, we completed our previously announced all-stock acquisition of Mr. Cooper. Integration efforts continue to proceed as expected. Refer to Note 1, Business, Basis of Presentation and Significant Accounting Policiesand Note 2, Acquisitionsto our Consolidated Financial Statements included in this Form 10-K for further details.
Year ended December 31, 2025 Summary
We originated $130.4 billion in residential mortgage loans, an increase of $29.2 billion, or 29%, compared to $101.2 billion in 2024. Our Net loss was $234 million, compared to a Net income of $636 million in 2024. We also generated $1.3 billion of Adjusted EBITDA, which was an increase of $419 million, compared to $862 million in 2024. See "Non-GAAP Financial Measures" below for more information on Adjusted EBITDA.
Non-GAAP Financial Measures
To provide investors with information in addition to our results as determined by GAAP, we disclose Adjusted revenue, Adjusted net income (loss), Adjusted diluted earnings (loss) per share and Adjusted EBITDA as non-GAAP measures which management believes provide useful information to investors. We believe that the presentation of our non-GAAP financial measures provides useful information to investors regarding our results of operations because each measure assists both investors and management in analyzing and benchmarking the performance and value of our business. Our non-GAAP financial measures are not calculated in accordance with GAAP and should not be considered as a substitute for revenue, net income (loss), or any other operating performance measure calculated in accordance with GAAP. Other companies may define their non-GAAP financial measures differently and as a result, our non-GAAP financial measures may not be directly comparable to those of other companies. Our non-GAAP financial measures provide indicators of performance that are not affected by fluctuations in certain costs or other items. Accordingly, management believes that these measurements are useful for comparing general operating performance from period to period and management relies on these measures for planning and forecasting of future periods. Additionally, these measures allow management to compare our results with those of other companies that have different financing and capital structures.
We define "Adjusted revenue" as Total revenue, net of the Change in fair value of MSRs due to valuation assumptions (net of hedges). We define "Adjusted net income (loss)" as Tax-effected net (loss) income before Share-based compensation expense, the Change in fair value of MSRs due to valuation assumptions (net of hedges), Acquisition-related expenses, Amortization of acquired intangible assets, Restructuring costs, Litigation accrual reversal, Career transition program, Other adjustments, and the tax effects of those and other adjustments as applicable. We define "Adjusted diluted earnings (loss) per share" as Adjusted net income (loss) divided by the Adjusted diluted weighted average shares outstanding which includes diluted weighted average number of Participating Common Stock outstanding for the applicable period and assumes the pro forma exchange and conversion of all outstanding Class D common stock for Class A common stock. We define "Adjusted EBITDA" as Net (loss) income before Interest and amortization expense on non-funding debt associated with our Senior Notes, Provision for (benefit from) income taxes, Depreciation and amortization, Share-based compensation expense, Change in fair value of MSRs due to valuation assumptions (net of hedges), Acquisition-related expenses, Amortization of acquired intangible assets, Restructuring costs, Litigation accrual reversal, Career transition program, and Other.
We exclude from each of our non-GAAP financial measures the Change in fair value of MSRs due to valuation assumptions (net of hedges), as this represents a non-cash non-realized adjustment to our total revenues, reflecting changes in market interest rates and assumptions, including discount rates and prepayment speeds, which are not indicative of our performance or results of operation. We also exclude the effects of gains or losses on sales of MSRs during the period and the effects of contractual prepayment protection associated with sales or purchases of MSRs. Adjusted EBITDA includes Interest expense on funding facilities, which are recorded as a component of Interest income, net, as these expenses are a direct cost driven by loan origination volume. By contrast, Interest and amortization expense on non-funding debt associated with our Senior Notes is a function of our capital structure and is therefore excluded from Adjusted EBITDA.
Our definitions of each of our non-GAAP financial measures allow us to add back certain cash and non-cash charges and deduct certain gains that are included in calculating Total revenue, net, Net (loss) income attributable to Rocket Companies or Net (loss) income. However, these expenses and gains vary greatly and are difficult to predict. From time to time in the future, we may include or exclude other items if we believe that doing so is consistent with the goal of providing useful information to investors.
Although we use our non-GAAP financial measures to assess the performance of our business, such use is limited because they do not include certain material costs necessary to operate our business. Our non-GAAP financial measures can represent the effect of long-term strategies as opposed to short-term results. Our presentation of our non-GAAP financial measures should not be construed as an indication that our future results will be unaffected by unusual or nonrecurring items. Our non-GAAP financial measures have limitations as analytical tools and you should not consider them in isolation or as a substitute for analysis of our results as reported under U.S. GAAP. Because of these limitations, our non-GAAP financial measures should not be considered as measures of discretionary cash available to us to invest in the growth of our business or as measures of cash that will be available to us to meet our obligations.
Limitations to our non-GAAP financial measures included, but are not limited to:
(a) they do not reflect every cash expenditure, future requirements for capital expenditures or contractual commitments;
(b) Adjusted EBITDA does not reflect the significant interest expense or the cash requirements necessary to service interest or principal payment on our debt;
(c) although Depreciation and amortization are non-cash charges, the assets being depreciated and amortized will often have to be replaced or require improvements in the future and Adjusted net income (loss) and Adjusted EBITDA do not reflect any cash requirement for such replacements or improvements; and
(d) they are not adjusted for all non-cash income or expense items that are reflected in our Consolidated Statements of Cash Flows.
We compensate for these limitations by using our non-GAAP financial measures along with other comparative tools, together with U.S. GAAP measurements, to assist in the evaluation of operating performance. See below for reconciliation of our non-GAAP financial measures to their most comparable U.S. GAAP measures. Additionally, our U.S. GAAP-based measures can be found in the Consolidated Financial Statements and related notes included elsewhere in this Form 10-K.
Reconciliation of Adjusted revenue to Total revenue, net
| Years Ended December 31, | |||||||||||||||||
| ($ in millions) | 2025 | 2024 | 2023 | ||||||||||||||
| Total revenue, net | $ | 6,695 | $ | 5,101 | $ | 3,799 | |||||||||||
|
Change in fair value of MSRs due to valuation assumptions (net of hedges) (1)
|
164 | (199) | (29) | ||||||||||||||
| Adjusted revenue | $ | 6,859 | $ | 4,902 | $ | 3,770 | |||||||||||
(1) Reflects changes in market interest rates and assumptions, including discount rates and prepayment speeds, gains or losses on sales of MSRs during the period and the effects of contractual prepayment protection associated with sales or purchases of MSRs.
Reconciliation of Adjusted net income (loss) to Net (loss) income attributable to Rocket Companies
| Year Ended December 31, | |||||||||||||||||
| ($ in millions) | 2025 | 2024 | 2023 | ||||||||||||||
| Net (loss) income attributable to Rocket Companies | $ | (68) | $ | 29 | $ | (16) | |||||||||||
|
Net (loss) income impact from pro forma conversion of Class D common shares to Class A common shares (1)
|
(166) | 608 | (373) | ||||||||||||||
|
Adjustment to the benefit from (provision for) income tax (2)
|
73 | (131) | 85 | ||||||||||||||
|
Tax-effected net (loss) income (2)
|
$ | (161) | $ | 506 | $ | (304) | |||||||||||
|
Share-based compensation expense (3)(4)
|
341 | 145 | 177 | ||||||||||||||
|
Change in fair value of MSRs due to valuation assumptions (net of hedges) (5)
|
164 | (199) | (29) | ||||||||||||||
|
Acquisition-related expenses (6)
|
333 | - | - | ||||||||||||||
|
Amortization of acquired intangible assets (7)
|
174 | - | - | ||||||||||||||
|
Restructuring costs (8)
|
18 | - | - | ||||||||||||||
|
Litigation accrual reversal (9)
|
- | (15) | - | ||||||||||||||
|
Career transition program (10)
|
- | - | 51 | ||||||||||||||
|
Other adjustments(11)
|
18 | - | 11 | ||||||||||||||
|
Tax impact of adjustments (12)
|
(259) | 19 | (50) | ||||||||||||||
| Adjusted net income (loss) | $ | 628 | $ | 456 | $ | (144) | |||||||||||
(1) Reflects net (loss) income to Class A common stock from a weighted average, based on the period prior to the Up-C Collapse, pro forma exchange and conversion of corresponding shares of our Class D common shares held by non-controlling interest holders during the years ended December 31, 2025, 2024 and 2023.
(2) Rocket Companies is subject to U.S. Federal income taxes, in addition to state, local and foreign taxes with respect to its allocable share of any net taxable income or loss of Holdings. The Adjustment to the benefit from (provision for) income tax reflects the difference between (a) the income tax computed using the effective tax rates below applied to the Net (loss) income before income taxes assuming Rocket Companies, Inc. owns 100% of the Holdings LP Units for the year ended December 31, 2025 and Holdings LLC Units, for the years ended December 31, 2024 and 2023 and (b) the Provision for (benefit from) income taxes.
| Year Ended December 31, | |||||||||||||||||
| ($ in millions) | 2025 | 2024 | 2023 | ||||||||||||||
| Net (loss) income attributable to Rocket Companies | $ | (68) | $ | 29 | $ | (16) | |||||||||||
| Net (loss) income impact from pro forma conversion of Class D common shares to Class A common shares | (166) | 608 | (373) | ||||||||||||||
| Provision for (benefit from) income taxes | 20 | 32 | (13) | ||||||||||||||
| Adjusted (loss) income before income taxes | (214) | 669 | (402) | ||||||||||||||
| Effective income tax rate for adjusted net (loss) income | 24.70 | % | 24.32 | % | 24.40 | % | |||||||||||
| Adjusted (benefit from) provision for income taxes | (53) | 163 | (98) | ||||||||||||||
| Provision for (benefit from) income taxes | 20 | 32 | (13) | ||||||||||||||
| Adjustment to the benefit from (provision for) income tax | $ | 73 | $ | (131) | $ | 85 | |||||||||||
| December 31, | |||||||||||||||||
| 2025 | 2024 | 2023 | |||||||||||||||
| Statutory U.S. Federal Income Tax Rate | 21.00 | % | 21.00 | % | 21.00 | % | |||||||||||
| Foreign taxes | 0.01 | 0.01 | 0.01 | ||||||||||||||
| State and local income taxes (net of federal benefit) | 3.69 | 3.31 | 3.39 | ||||||||||||||
| Effective income tax rate for adjusted net (loss) income | 24.70 | % | 24.32 | % | 24.40 | % | |||||||||||
(3) The year ended December 31, 2025 amounts exclude the impact of acquisition-related expenses.
(4) The year ended December 31, 2023 amounts exclude the impact of the career transition program.
(5) Reflects changes in market interest rates and assumptions, including discount rates and prepayment speeds, gains or losses on sales of MSRs during the period and the effects of contractual prepayment protection associated with sales or purchases of MSRs.
(6) Primarily consists of transaction costs associated with the Redfin Acquisition and the Mr. Cooper Acquisition and Up-C Collapse, such as professional service fees (including integration costs), debt financing fees related to the Bridge Facility, and severance expense (including accelerated share-based compensation).
(7) Reflects amortization of intangible assets related to the Acquisitions.
(8) Consists of one-time restructuring costs associated with exiting non-core operations.
(9) Reflects litigation accrual reversal related to a specific legal matter recorded as an adjustment in 2021.
(10) Reflects net expenses associated with compensation packages, healthcare coverage, career transition services and accelerated vesting of certain equity awards.
(11) Other adjustments consist of the following:
| Year Ended December 31, | |||||||||||||||||
| ($ in millions) | 2025 | 2024 | 2023 | ||||||||||||||
| Tax benefits due to the amortization of intangible assets and other tax attributes resulting from the historical purchase of Holdings Units, net of payment obligations under Tax Receivable Agreement | $ | 4 | $ | 4 | $ | 4 | |||||||||||
| Change in equity investments | 5 | - | - | ||||||||||||||
| Change in Tax receivable agreement liability | 9 | (4) | 7 | ||||||||||||||
| Total Other Adjustments | $ | 18 | $ | - | $ | 11 | |||||||||||
(12) Tax impact of adjustments gives effect to the income tax related to Share-based compensation expense, Change in fair value of MSRs due to valuation assumptions (net of hedges), Acquisition-related expenses, Amortization of acquired intangible assets, Restructuring costs, Litigation accrual reversal, Career transition program and Other adjustments at the effective tax rates for each period.
Reconciliation of Adjusted diluted weighted average shares outstanding to Diluted weighted average Participating Common Stock outstanding
| Year Ended December 31, | |||||||||||||||||
| ($ in millions, except per share) | 2025 | 2024 | 2023 | ||||||||||||||
| Diluted weighted average Participating Common Stock outstanding | 1,322,362,708 | 141,037,083 | 1,980,523,690 | ||||||||||||||
|
Assumed pro forma conversion of Class D shares (1)
|
911,776,183 | 1,848,879,483 | - | ||||||||||||||
| Adjusted diluted weighted average shares outstanding | 2,234,138,891 | 1,989,916,566 | 1,980,523,690 | ||||||||||||||
|
Adjusted net income (loss)
|
$ | 628 | $ | 456 | $ | (144) | |||||||||||
| Adjusted diluted earnings (loss) per share | $ | 0.28 | $ | 0.23 | $ | (0.07) | |||||||||||
(1) Reflects the pro forma exchange and conversion of non-dilutive Class D common stock to Class A common stock. For the year ended December 31, 2023, Class D common shares were dilutive and are included in the dilutive weighted average Participating Common Stock outstanding in the table above.
Reconciliation of Adjusted EBITDA to Net (loss) income
| Year Ended December 31, | |||||||||||||||||
| ($ in millions) | 2025 | 2024 | 2023 | ||||||||||||||
| Net (loss) income | $ | (234) | $ | 636 | $ | (390) | |||||||||||
|
Interest and amortization expense on non-funding debt (1)
|
335 | 154 | 153 | ||||||||||||||
| Provision for (benefit from) income taxes | 20 | 32 | (13) | ||||||||||||||
|
Depreciation and amortization (2)
|
116 | 113 | 110 | ||||||||||||||
|
Share-based compensation expense (3)(4)
|
341 | 145 | 177 | ||||||||||||||
|
Change in fair value of MSRs due to valuation assumptions (net of hedges) (5)
|
164 | (199) | (29) | ||||||||||||||
|
Acquisition-related expenses (6)
|
333 | - | - | ||||||||||||||
|
Amortization of acquired intangible assets (7)
|
174 | - | - | ||||||||||||||
|
Restructuring costs (8)
|
18 | - | - | ||||||||||||||
|
Litigation accrual reversal(9)
|
- | (15) | - | ||||||||||||||
|
Career transition program (10)
|
- | - | 51 | ||||||||||||||
|
Other (11)
|
14 | (4) | 7 | ||||||||||||||
| Adjusted EBITDA | $ | 1,281 | $ | 862 | $ | 66 | |||||||||||
(1) Includes interest and amortization expense related to our Senior Notes. Debt financing fees related to the Bridge Facility are a nonrecurring acquisition-related expense impacting the year ended December 31, 2025, and therefore excluded from Interest and amortization expense on non-funding debt, and included as Acquisition-related expenses.
(2) The year ended December 31, 2025 amounts exclude the impact of amortization of acquired intangible assets.
(3) The year ended December 31, 2025 amounts exclude the impact of Share-based compensation expense related to Acquisition-related expenses of Redfin and Mr. Cooper.
(4) The year ended December 31, 2023 amounts exclude the impact of the career transition program.
(5) Reflects changes in market interest rates and assumptions, including discount rates and prepayment speeds, gains or losses on sales of MSRs during the period and the effects of contractual prepayment protection associated with sales or purchases of MSRs.
(6) Primarily consists of transaction costs associated with the Acquisitions and Up-C Collapse, such as professional service fees (including integration costs), debt financing fees related to the Bridge Facility, and severance expense (including accelerated share-based compensation).
(7) Reflects amortization of intangible assets related to the Acquisitions.
(8) Consists of one-time restructuring costs associated with exiting non-core operations.
(9) Reflects legal accrual reversal related to a specific legal matter recorded as an adjustment in 2021.
(10) Reflects net expenses associated with compensation packages, healthcare coverage, career transition services and accelerated vesting of certain equity awards.
(11) Other consist of the following:
| Year Ended December 31, | |||||||||||||||||
| ($ in millions) | 2025 | 2024 | 2023 | ||||||||||||||
| Change in equity investments | $ | 5 | $ | - | $ | - | |||||||||||
| Change in Tax receivable agreement liability | 9 | (4) | 7 | ||||||||||||||
| Total Other Adjustments | $ | 14 | $ | (4) | $ | 7 | |||||||||||
Key Performance Indicators
We monitor a number of key performance indicators to evaluate the performance of our business operations. Our mortgage loan production key performance indicators enable us to monitor our ability to generate gain on sale revenue as well as understand how our performance compares to the total mortgage origination market. Our servicing portfolio key performance indicators enable us to monitor the overall size of our servicing portfolio of business, the related value of our MSRs and the health of the business as measured by the average MSR delinquency rate. Other key performance indicators for other Rocket Companies subsidiaries, not including mortgage loan production or servicing, allow us to monitor both revenues and unit sales generated by these businesses.
The following summarizes key performance indicators of the business:
| Year Ended December 31, | ||||||||||||||||||||
|
(Units in thousands, $ in millions)
|
2025 | 2024 | 2023 | |||||||||||||||||
|
Mortgage Metrics
|
||||||||||||||||||||
| Loan Production Data | ||||||||||||||||||||
| Closed loan origination volume | $ | 130,352 | $ | 101,152 | $ | 78,712 | ||||||||||||||
| Direct to Consumer origination volume | $ | 71,921 | $ | 54,761 | $ | 43,763 | ||||||||||||||
| Partner Network origination volume | $ | 58,431 | $ | 46,391 | $ | 34,949 | ||||||||||||||
|
Gain on sale margin (1)
|
2.83 | % | 2.95 | % | 2.63 | % | ||||||||||||||
|
Refinance market share (2)
|
12.1 | % | 12.1 | % | 12.1 | % | ||||||||||||||
|
Purchase market share (2)
|
4.3 | % | 4.0 | % | 3.7 | % | ||||||||||||||
| Servicing Portfolio Data | ||||||||||||||||||||
| Total serviced UPB (includes subserviced) | $ | 2,121,883 | $ | 593,261 | $ | 509,105 | ||||||||||||||
| MSRs UPB of loans serviced | $ | 1,290,325 | $ | 525,518 | $ | 468,238 | ||||||||||||||
| UPB of loans subserviced and temporarily serviced | $ | 831,558 | $ | 67,743 | $ | 40,867 | ||||||||||||||
| Total loans serviced (includes subserviced) | 9,460 | 2,766 | 2,457 | |||||||||||||||||
| Number of MSRs loans serviced | 6,585 | 2,589 | 2,357 | |||||||||||||||||
| Number of loans subserviced and temporarily serviced | 2,875 | 177 | 100 | |||||||||||||||||
|
MSR fair value multiple (3)
|
5.19 | 5.13 | 4.94 | |||||||||||||||||
| Total serviced MSR delinquency rate (60+) | 1.50 | % | 1.54 | % | 1.23 | % | ||||||||||||||
|
Net client retention rate (4)
|
97 | % | 97 | % | 97 | % | ||||||||||||||
| Select Other Rocket Companies | ||||||||||||||||||||
|
Rocket Close closings
|
294 | 225 | 162 | |||||||||||||||||
|
Rocket Money paying subscribers, at period end
|
4,583 | 4,117 | 3,017 | |||||||||||||||||
| Rocket Loans closed units | 82 | 43 | 39 | |||||||||||||||||
(1) Gain on sale margin is calculated by dividing Gain on sale of loans, netby the net rate lock volume for the period. A detailed description of the components of Gain on sale of loans, net can be found below in Description of Certain Components of Financial Data. For purposes of calculating this metric, gain on sale revenue includes all those components, but excludes revenues from Rocket Loans, changes in the investor reserve, and fair value adjustments on repurchased loans held on our balance sheet, such as early buyouts.
(2) 2025 market share information is based on Fannie Mae mortgage volume market share estimates as of January 2026.
(3) MSR fair market value multiple is a metric used to determine the relative value of the MSR asset in relation to the annualized retained servicing fee, which is the cash that the holder of the MSR asset would receive from the portfolio as of such date. It is calculated as the quotient of (a) the MSR fair market value as of a specified date divided by (b) the weighted average annualized retained servicing fee for our MSR portfolio as of such date. The weighted average annualized retained servicing fee for our MSR portfolio was 0.29%, 0.28% and 0.28% for the years ended December 31, 2025, 2024 and 2023, respectively. The vast majority of our portfolio consists of originated MSRs and consequently, the impact of purchased MSRs does not have a material impact on our weighted average retained service fee.
(4) This metric measures our retention across a greater percentage of our client base versus our recapture rate. We define "net client retention rate"as the number of clients that were active at the beginning of a period and which remain active at the end of the period, divided by the number of clients that were active at the beginning of the period. This metric excludes clients whose loans were sold during the period as well as clients to whom we did not actively market to due to contractual prohibitions or other business reasons. We define "active"as those clients who do not pay-off their mortgage with us and originate a new mortgage with another lender during the period.
Description of Certain Components of Financial Data
Components of revenue
Our sources of revenue include Gain on sale of loans, net, Loan servicing income, net, Interest income, net, and Other income.
Gain on sale of loans, net
Gain on sale of loans, netincludes all components related to the origination and sale of mortgage loans, including (1) net gain on sale of loans, which represents the premium we receive in excess of the loan principal amount and certain fees charged by investors upon sale of loans into the secondary market, (2) loan origination fees (credits), points and certain costs, (3) provision for or benefit from investor reserves, (4) unrealized change in fair value of the Pipeline, (5) realized and unrealized change in fair value of derivative financial instruments economically hedging the Pipeline, and (6) Fair value of originated MSRs.
An estimate of the Gain on sale of loans, netis recognized at the time an IRLC is issued, net of an estimated pull-through factor. The pull-through factor is a key assumption and estimates the loan funding probability, as not all loans that reach IRLC status will result in a closed loan. Subsequent changes in the fair value of IRLCs and MLHFSare recognized in current period earnings. When the mortgage loan is sold into the secondary market (i.e., funded), any difference between the proceeds received and the current fair value of the loan is recognized in current period earnings in gain on sale of loans.
Loan origination fees generally include underwriting and processing fees. Loan origination costs include lender paid mortgage insurance, recording taxes, investor fees and other related expenses. Net loan origination fees and costs related to the origination of mortgage loans are recognized as a component of the fair value of IRLCs.
We establish reserves for our estimated liabilities associated with the potential repurchase or indemnity of purchasers of loans previously sold due to representation and warranty claims by investors. Additionally, the reserves are established for the estimated liabilities from the need to repay, where applicable, a portion of the premium received from investors on the sale of certain loans if such loans are repaid in their entirety within a specified time period after the sale of the loans. The provision for or benefit from investor reserves is recognized in current period earnings in gain on sale of loans.
Our Pipeline hedges protect against the risk of adverse interest rate movements that could impact the fair value of IRLCs and MLHFS. We primarily use forward loan sale commitments to hedge our interest rate risk exposure. Unrealized changes in fair value of our Pipeline hedges, or realized hedging gains and losses, are included in Gain on sale of loans, net.
Included in Gain on sale of loans, net is the capitalization of originated MSRs at fair value upon sale of loans on a servicing-retained basis. MSR assets are created at the time MLHFSare securitized and sold to investors for cash, while the Company retains the right to service the loan.
Loan servicing income, net
Loan servicing income, netincludes Servicing fee income and Change in fair value of MSRs, net. Servicing fee income includes contractual servicing fees, late charges, prepayment penalties and other ancillary fees, and such fees are recorded as income as earned upon collection of payments from borrowers. The Company also acts as a sub-servicer for certain parties that own the underlying servicing rights for loans and receives sub-servicing fees, which are generally a stated monthly fee per loan that varies based upon loan type and loan status. Sub-servicing fees are accrued in the period that services are performed. The Change in fair value of MSRs, net primarily includes the realization of expected cash flows and/or changes in valuation inputs and estimates, which are recognized in current period earnings.
We regularly perform a comprehensive analysis of the MSR portfolio in order to identify and sell certain MSRs that do not align with our strategy for retaining MSRs. To economically hedge against interest rate exposure and resulting fluctuations in the MSR asset value, we enter into certain derivative financial instruments, primarily forward LPCs. Unrealized and realized changes in fair value of such derivative instruments are recorded as a component of Change in fair value of MSRs, net.
Interest income, net
Interest income, netis interest earned on mortgage loans held for sale net of the interest expense paid on our loan funding facilities.
Other income
Other income includes revenues generated from Deposit income related to revenue earned on deposits, including custodial deposits, Rocket Close (title, closing and appraisal fees), Rocket Money (subscription revenue and other service-based fees), Real estate services revenue (commission-based brokerage revenue and real estate network referral fees) and Rocket Loans (personal loan interest earned and other income) and Other (additional subsidiary and miscellaneous revenue).
Components of operating expenses
Our operating expenses as presented in the statements of operations data include Salaries, commissions and team member benefits, General and administrative expenses, Marketing and advertising expenses, Depreciation and amortization, Interest and amortization expense on non-funding debtand Other expenses.
Salaries, commissions and team member benefits
Salaries, commissions and team member benefitsinclude all payroll, benefits and share-based compensation expenses for our team members.
General and administrative expenses
General and administrative expensesprimarily include occupancy costs, professional services, loan processing expenses on loans that do not close or that are not charged to clients on closed loans, commitment fees, fees on loan funding facilities, license fees, office expenses and other operating expenses.
Marketing and advertising expenses
Marketing and advertising expensesare primarily related to performance and brand marketing.
Depreciation and amortization
Depreciation and amortization expense on property and equipment and intangible assets.
Interest and amortization expense on non-funding debt
Interest and amortization expense on non-funding debt includes interest and amortization expense related to our Senior Notes, MSR and advance facilities and excess spread financing.
Other expenses
Other expenses primarily consist of mortgage servicing related expenses and expenses generated from Rocket Close (title and settlement services).
Income taxes
Our income tax expense, deferred tax assets and liabilities and reserves for unrecognized tax benefits reflect management's best assessment of estimated current and future taxes to be paid. We are subject to income taxes predominantly in the United States and Canada. These tax laws are often complex and may be subject to different interpretations. To determine the financial statement impact of accounting for income taxes, the Company must make assumptions and judgments about how to interpret and apply these complex tax laws to numerous transactions and business events, as well as make judgments regarding the timing of when certain items may affect taxable income in the United States and Canada.
Deferred income taxes arise from temporary differences between the financial statement carrying amount and the tax basis of assets and liabilities. In evaluating our ability to recover our deferred tax assets within the jurisdiction from which they arise, we consider all available positive and negative evidence including future reversals of existing taxable temporary differences, projected future taxable income, tax planning strategies and recent results of operations. If based upon all available positive and negative evidence, it is more likely than not that the deferred tax assets will not be realized, a valuation allowance is established. The valuation allowance may be reversed in a subsequent reporting period if the Company determines that it is more likely than not that all or part of the deferred tax asset will become realizable.
Our interpretations of tax laws are subject to review and examination by various taxing authorities and jurisdictions where the Company operates and disputes may occur regarding its view on a tax position. These disputes over interpretations with the various tax authorities may be settled by audit, administrative appeals or adjudication in the court systems of the tax jurisdictions in which the Company operates. We regularly review whether we may be assessed additional income taxes as a result of the resolution of these matters and the Company records additional reserves as appropriate. In addition, the Company may revise its estimate of income taxes due to changes in income tax laws, legal interpretations and business strategies. We recognize the financial statement effects of uncertain income tax positions when it is more likely than not, based on the technical merits, that the position will be sustained upon examination. We record interest and penalties related to uncertain income tax positions in income tax expense. For additional information regarding our provision for income taxes refer to Note 12, Income Taxes.
Tax Receivable Agreement
We are party to a Tax Receivable Agreement, dated as of August 5, 2020, with RHI and Mr. Gilbert that provides for the payment by us to RHI and Mr. Gilbert (or their transferees of Holdings LLC Units of Holdings LLC or other assignees) of 90% of the amount of cash savings, if any, in U.S. federal, state and local income tax or franchise tax that we actually realize (computed using simplifying assumptions to address the impact of state and local taxes) as a result of: (i) certain increases in our allocable share of the tax basis in Holdings LLC's assets resulting from (a) the purchases of Holdings LLC Units (along with the corresponding shares of Class D common stock or Class C common stock) from RHI and Mr. Gilbert (or their transferees of Holdings LLC Units or other assignees) using the net proceeds from our IPO or in any future offering (subject to the terms of the Tax Receivable Agreement Amendment (as defined above)), (b) exchanges by RHI and Mr. Gilbert (or their transferees of Holdings LLC Units or other assignees) of Holdings LLC Units (along with the corresponding shares of Class D common stock or Class C common stock) for cash or shares of Class B common stock or Class A common stock, as applicable (subject to the terms of the Tax Receivable Agreement Amendment), or (c) payments under the Tax Receivable Agreement; (ii) tax benefits related to imputed interest deemed arising as a result of payments made under the Tax Receivable Agreement; and (iii) disproportionate allocations (if any) of tax benefits to Holdings LLC as a result of section 704(c) of the Code, as amended, that relate to the reorganization transactions undertaken at the time of our IPO. The Tax Receivable Agreement makes certain simplifying assumptions regarding the determination of the cash savings that we realize or are deemed to realize from the covered tax attributes, which may result in payments pursuant to the Tax Receivable Agreement in excess of those that would result if such assumptions were not made.
As part of RHI's internal reorganization, RHI contributed its rights to receive payments under the Tax Receivable Agreement in respect of RHI's prior exchanges to RHI II, and RHI II completed a joinder to become a party to the Tax Receivable Agreement. As part of the Up-C Collapse, (i) Mr. Gilbert exchanged all of his Holdings LP Units and Class D common stock in exchange for shares of Class L common stock and (ii) Tax Receivable Agreement was amended to provide that the terms of the Tax Receivable Agreement will not apply to any exchanges, including, for the avoidance of doubt, any fully paid and nonassessable Holdings LP Units exchanged as part of the Up-C Collapse (such as those exchanged by Mr. Gilbert), that occur, or are deemed to occur, on or following March 9, 2025.
The amounts payable under the Tax Receivable Agreement will vary depending upon a number of factors, including the amount, character and timing of the taxable income of Rocket Companies in the future. Any such changes in these factors or changes in the Company's determination of the need for a valuation allowance related to the tax benefits acquired under the Tax Receivable Agreement could adjust the Tax receivable agreement liability recognized and recorded within earnings in future periods.
Intangible Assets
Definite-lived intangible assets primarily consist of trade names, customer relationships and technology acquired through business combinations and are recorded at their estimated fair value at the date of acquisition. These assets are amortized on a straight-line basis over their estimated useful lives and are tested for impairment only if events or circumstances indicate that the assets might be impaired.
Indefinite-lived intangible assets consist of licenses to perform title insurance services acquired through business combinations and are recorded at their estimated fair value at the date of acquisition. The Company tests indefinite-lived intangible assets consistent with the policy described below for goodwill.
Goodwill
Goodwill is the excess of the purchase price over the estimated fair value of identifiable net assets acquired in business combinations. The Company tests goodwill for impairment annually in the fourth quarter, or more frequently when indications of potential impairment exist. The Company monitors the existence of potential impairment indicators throughout the fiscal year. Goodwill impairment testing is performed at the reporting unit level. The Company may elect to perform either a qualitative test or a quantitative test to determine if it is more likely than not that the carrying value of a reporting unit exceeds its estimated fair value. Fair value reflects the price a market participant would be willing to pay in a potential sale of the reporting unit. If the estimated fair value exceeds carrying value, then we conclude that no goodwill impairment has occurred. If the carrying value of the reporting unit exceeds its estimated fair value, the Company recognizes an impairment loss in an amount equal to the excess, not to exceed the amount of goodwill allocated to the reporting unit. Refer to Note 10, Goodwill and Intangible Assets, for further information on the goodwill attributable to the Company's acquisitions.
Share-based compensation
Share-based compensation is composed of both equity and liability awards and is measured and expensed accordingly under ASC 718, Compensation-Stock Compensation. As indicated above, share-based compensation expense is included as part of Salaries, commissions and team member benefits.
Non-controlling interests
As a result of the Up-C Collapse, Rocket Limited Partnership no longer has any non-controlling interests. Refer to Note 1, Business, Basis of Presentation and Significant Accounting Policies and Note 18, Non-controlling Interest for more information on non-controlling interests.
Results of Operations for the years ended December 31, 2025, 2024 and 2023
Summary of Operations
| Condensed Statement of Operations Data | Year Ended December 31, | |||||||||||||||||||
| ($ in millions) | 2025 | 2024 | 2023 | |||||||||||||||||
| Revenue | ||||||||||||||||||||
| Gain on sale of loans, net | $ | 3,807 | $ | 3,013 | $ | 2,066 | ||||||||||||||
| Servicing fee income | 2,317 | 1,462 | 1,402 | |||||||||||||||||
| Change in fair value of MSRs, net | (1,530) | (579) | (701) | |||||||||||||||||
| Interest income, net | 125 | 98 | 121 | |||||||||||||||||
| Other income | 1,976 | 1,107 | 911 | |||||||||||||||||
| Total revenue, net | 6,695 | 5,101 | 3,799 | |||||||||||||||||
| Expenses | ||||||||||||||||||||
| Salaries, commissions and team member benefits | 3,307 | 2,261 | 2,257 | |||||||||||||||||
| General and administrative expenses | 1,439 | 893 | 803 | |||||||||||||||||
| Marketing and advertising expenses | 1,088 | 824 | 737 | |||||||||||||||||
| Depreciation and amortization | 290 | 113 | 110 | |||||||||||||||||
| Interest and amortization expense on non-funding debt | 438 | 154 | 153 | |||||||||||||||||
| Other expenses | 347 | 188 | 142 | |||||||||||||||||
| Total expenses | 6,909 | 4,433 | 4,202 | |||||||||||||||||
| (Loss) income before income taxes | $ | (214) | $ | 668 | $ | (403) | ||||||||||||||
| (Provision for) benefit from income taxes | (20) | (32) | 13 | |||||||||||||||||
| Net (loss) income | (234) | 636 | (390) | |||||||||||||||||
| Net loss (income) attributable to non-controlling interest | 166 | (607) | 374 | |||||||||||||||||
| Net (loss) income attributable to Rocket Companies | $ | (68) | $ | 29 | $ | (16) | ||||||||||||||
Gain on sale of loans, net
The components of Gain on sale of loans, net for the years presented were as follows:
| Year Ended December 31, | ||||||||||||||||||||
| ($ in millions) | 2025 | 2024 | 2023 | |||||||||||||||||
|
Net gain on sale of loans (1)
|
$ | 2,067 | $ | 1,504 | $ | 684 | ||||||||||||||
| Fair value of originated MSRs | 1,721 | 1,330 | 1,092 | |||||||||||||||||
| Provision for investor reserves | (11) | (36) | (112) | |||||||||||||||||
| Unrealized change in fair value of the Pipeline | 379 | (27) | 225 | |||||||||||||||||
| Realized and unrealized change in fair value of Pipeline hedges | (349) | 242 | 177 | |||||||||||||||||
| Gain on sale of loans, net | $ | 3,807 | $ | 3,013 | $ | 2,066 | ||||||||||||||
(1) Net gain on sale of loans represents the premium we receive in excess of the loan principal amount and certain fees charged by investors upon sale of loans into the secondary market, plus net origination fees.
The table below provides details of the characteristics of our mortgage loan production for the years presented:
| Year Ended December 31, | ||||||||||||||||||||
| ($ in millions) | 2025 | 2024 | 2023 | |||||||||||||||||
| Closed loan origination volume by type | ||||||||||||||||||||
| Conventional Conforming | $ | 75,555 | $ | 60,467 | $ | 48,007 | ||||||||||||||
| FHA/VA | 33,403 | 28,002 | 24,036 | |||||||||||||||||
| Non Agency | 21,394 | 12,683 | 6,669 | |||||||||||||||||
| Total mortgage closed loan origination volume | $ | 130,352 | $ | 101,152 | $ | 78,712 | ||||||||||||||
| Portfolio metrics: | ||||||||||||||||||||
|
Average loan amount (1)
|
$ | 285 | $ | 277 | $ | 270 | ||||||||||||||
| Weighted average loan-to-value ratio | 72.36 | % | 73.16 | % | 74.86 | % | ||||||||||||||
| Weighted average credit score | 741 | 737 | 733 | |||||||||||||||||
| Weighted average loan rate | 6.52 | % | 6.62 | % | 6.62 | % | ||||||||||||||
| Percentage of loans sold: | ||||||||||||||||||||
| To GSEs and government | 81.94 | % | 84.77 | % | 91.38 | % | ||||||||||||||
| To other counterparties | 18.06 | % | 15.23 | % | 8.62 | % | ||||||||||||||
| Servicing-retained | 91.62 | % | 92.74 | % | 94.86 | % | ||||||||||||||
| Servicing-released | 8.38 | % | 7.26 | % | 5.14 | % | ||||||||||||||
|
Net rate lock volume(2)
|
$ | 132,005 | $ | 100,825 | $ | 78,649 | ||||||||||||||
|
Gain on sale margin (3)
|
2.83 | % | 2.95 | % | 2.63 | % | ||||||||||||||
(1) Average loan amount is presented in thousands.
(2) Net rate lock volume includes the UPB of loans subject to IRLCs, net of the pull-through factor as described in the "Description of Certain Components of Financial Data" section above.
(3) Gain on sale margin is calculated by dividing Gain on sale of loans, netby the net rate lock volume for the period. A detailed description of the components of Gain on sale of loans, net can be found below in Description of Certain Components of Financial Data. For purposes of calculating this metric, gain on sale revenue includes all those components, but excludes revenues from Rocket Loans, changes to the investor reserve, and fair value adjustments on repurchased loans held on our balance sheet, such as early buyouts.
Overview of the Gain on sale of loans, net table
At the time an IRLC is issued, an estimate of the Gain on sale of loans, net is recognized in the Unrealized change in fair value of the Pipeline component in the table above. Subsequent changes in the fair value of IRLCs and MLHFS are recognized in this same component as the loan progresses through closing, which is when the IRLC moves to a MLHFS (and remains here until sold into the secondary market). The goal of our Pipeline hedge strategy is to mitigate the impact of interest rate changes from the point of the IRLC through the sale of the loan. The Unrealized change in fair value of IRLCs and MLHFS each period is dependent on several factors, including mortgage origination volume, duration of the Pipeline, and movement of interest rates during that period as compared to the immediately preceding period. Loans originated during an increasing rate environment generally decrease in value and loans originated during a decreasing rate environment generally increase in value. When the mortgage loan is sold into the secondary market, any difference between the proceeds received and the current fair value of the loan is recognized as a realized gain on sale and moves from the Unrealized change in fair value of the Pipeline component, to the Net gain (loss) on sale of loans component in the table above. The component Realized and unrealized change in fair value related to the Pipeline hedges is intended to economically hedge (or offset) the various fair value adjustments that impact the Unrealized change in fair value of the Pipeline and the Net gain (loss) on sale of loans components. As a result, these three components should be evaluated in combination when evaluating Gain on sale of loans, net, as the sum of these components are primarily driven by net rate lock volume. Furthermore, at the point of sale of the loan, the Fair value of originated MSRs and the Provision for investor reserves are recognized each in their respective components shown above.
Year ended December 31, 2025 summary
Gain on sale of loans, net was $3.8 billion, an increase of $794 million, or 26%, compared to $3.0 billion in 2024.
Net gain on sale of loans, Unrealized change in fair value of the Pipeline, and Realized and unrealized change in fair value of Pipeline hedges was $2.1 billion, an increase of $378 million, or 22%, compared to $1.7 billion in 2024. The change was primarily driven by a 31% increase in net rate lock volume due to higher mortgage demand in 2025, partially offset by a 4% decrease in gain on sale margin.
The Fair value of originated MSRs was $1.7 billion, an increase of $391 million or 29%, compared to $1.3 billion in 2024, driven by a 29% increase in sold loan volume.
Excluding acquisition-related investor reserves assumed during 2025, the liability balance was relatively flat in the current and prior period. The $25 million reduction in Provision for investor reserves expense was primarily due to a decrease in losses on repurchased loans in the current period as compared to 2024.
Loan servicing income, net
For the years presented, Loan servicing income, net consisted of the following:
| Year Ended December 31, | ||||||||||||||||||||
| ($ in millions) | 2025 | 2024 | 2023 | |||||||||||||||||
| Retained servicing fee | $ | 2,089 | $ | 1,401 | $ | 1,351 | ||||||||||||||
| Subservicing income | 123 | 8 | 9 | |||||||||||||||||
| Ancillary income | 105 | 53 | 42 | |||||||||||||||||
| Servicing fee income | 2,317 | 1,462 | 1,402 | |||||||||||||||||
| Change in valuation model inputs or assumptions | (307) | 208 | 38 | |||||||||||||||||
| Change in fair value of MSR hedge | 143 | (9) | (9) | |||||||||||||||||
| Collection/realization of cash flows | (1,366) | (778) | (730) | |||||||||||||||||
| Change in fair value of MSRs, net | (1,530) | (579) | (701) | |||||||||||||||||
| Loan servicing income, net | $ | 787 | $ | 883 | $ | 701 | ||||||||||||||
| December 31, | ||||||||||||||||||||
| ($ in millions, units in thousands) | 2025 | 2024 | 2023 | |||||||||||||||||
| MSR UPB of loans serviced | $ | 1,290,325 | $ | 525,518 | $ | 468,238 | ||||||||||||||
| Number of MSR loans serviced | 6,585 | 2,589 | 2,357 | |||||||||||||||||
| UPB of loans subserviced and temporarily serviced | $ | 831,558 | $ | 67,743 | $ | 40,867 | ||||||||||||||
| Number of loans subserviced and temporarily serviced | 2,875 | 177 | 100 | |||||||||||||||||
| Total serviced UPB | $ | 2,121,883 | $ | 593,261 | $ | 509,105 | ||||||||||||||
| Total loans serviced | 9,460 | 2,766 | 2,457 | |||||||||||||||||
|
Average loan amount (1)
|
$ | 224 | $ | 215 | $ | 207 | ||||||||||||||
| MSR fair value | $ | 19,442 | $ | 7,633 | $ | 6,440 | ||||||||||||||
| Total serviced delinquency count (60+) as % of total | 1.50% | 1.54% | 1.23% | |||||||||||||||||
| Retained servicing metrics: | ||||||||||||||||||||
| Weighted average credit score | 726 | 733 | 733 | |||||||||||||||||
| Weighted average LTV | 75.87% | 71.85% | 71.40% | |||||||||||||||||
| Weighted average loan rate | 4.51% | 4.28% | 3.74% | |||||||||||||||||
| Weighted average service fee | 0.29 | % | 0.28% | 0.28% | ||||||||||||||||
(1) Average loan amount is presented in thousands.
Loan servicing income, net was $787 million, a decrease of $96 million, or 11%, compared to $883 million in 2024, primarily due to the $951 million decrease in Change in fair value of MSRs, net, partially offset by the $855 million increase in Servicing fee income.
The $951 million decrease in Change in fair value of MSRs, net was primarily driven by the Change in valuation model inputs or assumptions, as well as Collection/realization of cash flows. In 2025, the Change in valuation model inputs or assumptions was a $307 million decrease, driven by a decline in interest rates year over year, compared to an increase of $208 million in 2024, which was driven by an increase in interest rates during that period. Collection/realization of cash flows was impacted by the larger average servicing portfolio in 2025.
Servicing fee income increased $855 million due to the larger average servicing portfolio in 2025.
Interest income, net
The components of Interest income, net for the years presented were as follows:
| Year Ended December 31, | ||||||||||||||||||||
| ($ in millions) | 2025 | 2024 | 2023 | |||||||||||||||||
| Interest income | $ | 501 | $ | 413 | $ | 327 | ||||||||||||||
| Interest expense on funding facilities | (376) | (315) | (206) | |||||||||||||||||
| Interest income, net | $ | 125 | $ | 98 | $ | 121 | ||||||||||||||
Interest income, net was $125 million, an increase of $27 million, or 28%, compared to $98 million in 2024. The change was primarily driven by 29% higher mortgage loan origination volume.
Other income
The components of Other income for the years presented were as follows:
| Year Ended December 31, | ||||||||||||||||||||
| ($ in millions) | 2025 | 2024 | 2023 | |||||||||||||||||
| Deposit income | $ | 616 | $ | 404 | $ | 373 | ||||||||||||||
| Real estate services revenue | 404 | 54 | 50 | |||||||||||||||||
|
Rocket Close revenue (1)
|
391 | 297 | 244 | |||||||||||||||||
| Rocket Money revenue | 390 | 297 | 199 | |||||||||||||||||
| Rocket Loans revenue | 49 | 26 | 19 | |||||||||||||||||
|
Other (2)
|
126 | 29 | 26 | |||||||||||||||||
| Total Other income | $ | 1,976 | $ | 1,107 | $ | 911 | ||||||||||||||
(1) Includes all title and settlement services.
(2) Other consists of additional subsidiary and miscellaneous revenue.
Other income was $2.0 billion, an increase of $869 million, or 79%, as compared to $1.1 billion in 2024. The increase was driven by increases in Real estate services revenue, Deposit income, Rocket Close revenue, and Rocket Money revenue. Real estate services revenue increased $350 million, primarily due to an increase in real estate transactions associated with Redfin. Deposit income increased $212 million primarily due to the increase in custodial deposits associated with our larger average servicing portfolio in 2025. Rocket Close revenue increased $94 million associated with higher closing volume in 2025. Rocket Money increased $93 million, primarily due to growth in paying subscribers.
Expenses
Expenses for the years presented were as follows:
| Year Ended December 31, | ||||||||||||||||||||
| ($ in millions) | 2025 | 2024 | 2023 | |||||||||||||||||
| Salaries, commissions and team member benefits | $ | 3,307 | $ | 2,261 | $ | 2,257 | ||||||||||||||
| General and administrative expenses | 1,439 | 893 | 803 | |||||||||||||||||
| Marketing and advertising expenses | 1,088 | 824 | 737 | |||||||||||||||||
| Depreciation and amortization | 290 | 113 | 110 | |||||||||||||||||
| Interest and amortization expense on non-funding debt | 438 | 154 | 153 | |||||||||||||||||
| Other expenses | 347 | 188 | 142 | |||||||||||||||||
| Total expenses | $ | 6,909 | $ | 4,433 | $ | 4,202 | ||||||||||||||
Total expenses were $6.9 billion, an increase of $2.5 billion, or 56%, compared to $4.4 billion in 2024. Salaries, commissions and team member benefits were $3.3 billion, an increase of $1.0 billion, or 46%, compared to $2.3 billion in 2024, primarily due to increased variable compensation driven by higher origination volume, as well as expenses associated with additional team members from the Acquisitions. General and administrative expenses were $1.4 billion, an increase of $546 million, or 61%, compared to $893 million in 2024, primarily driven by acquisition-related expenses, as well as an increase in variable costs associated with an increase in origination volume. Marketing and advertising expenses were $1.1 billion, an increase of $264 million, or 32%, compared to $824 million in 2024 primarily driven by the launch of our unified Rocket brand restage, as well as an increase in performance marketing associated with higher origination volume. Interest and amortization expense on non-funding debt was $438 million, an increase of $284 million, or 184%, compared to $154 million in 2024, primarily driven by interest and amortization associated with newly issued and assumed senior notes in 2025.
Summary results by segment for the years ended December 31, 2025, 2024 and 2023
Our operations are organized by distinct marketing channels which promote client acquisition and are categorized under two reportable segments: Direct to Consumer and Partner Network. In the Direct to Consumer segment, clients have the ability to interact with Rocket Mortgage digitally and/or with our mortgage bankers. We market to potential clients in this segment through various brand campaigns and performance marketing channels. The Direct to Consumer segment generates revenue from originating, closing, selling and servicing predominantly agency-conforming loans, which are pooled and sold to the secondary market. This segment also produces revenue by providing title and settlement services and appraisal management to these clients as part of our end-to-end mortgage origination experience. Servicing and subservicing activities are fully allocated to the Direct to Consumer segment as they are viewed as an extension of the client experience with the primary objective to establish and maintain positive, regular touchpoints with our clients, which positions us to have high retention and recapture the clients' next refinance, purchase and personal loan transactions.
We provide industry-leading client service and leverage our widely recognized brand to strengthen our wholesale relationships, through Rocket Pro, as well as enterprise partnerships, and correspondent relationships, driving growth in our Partner Network segment. Rocket Pro works exclusively with mortgage brokers, community banks and credit unions, enabling them to maintain their own brand and client relationships while leveraging Rocket Mortgage's expertise, technology and award-winning process. Our enterprise partnerships include financial institutions and well-known consumer-focused companies that value our award-winning client experience and offer their clients mortgage solutions through our trusted brand. These organizations connect their clients directly to us through marketing channels and referrals. Through correspondent relationships, we acquire mortgage loans from third-party mortgage originators and financial institutions, leveraging Rocket's underwriting, fulfillment and secondary market capabilities.
Since the respective acquisition dates, the operations acquired from Mr. Cooper and Redfin have been managed within our existing reportable segment structure.
We measure the performance of the segments primarily on a Contribution margin basis. Contribution margin is intended to measure the direct profitability of each segment and is calculated as Adjusted revenue less Directly attributable expenses. Adjusted revenue is a non-GAAP financial measure described above. Directly attributable expenses include Salaries, commissions and team member benefits, General and administrative expenses, Marketing and advertising expenses, Interest and amortization expense on non-funding debt and Other expenses, such as mortgage servicing related expenses and expenses generated from Rocket Close (title and settlement services). For segments, we measure gain on sale margin of sold loans and refer to this metric as 'sold loan gain on sale margin.' A loan is considered sold when it is sold to investors on the secondary market. Sold loan gain on sale margin reflects the gain on sale revenue of loans sold into the secondary market divided by the sold loan volume for the period. By contrast, 'gain on sale margin', which we reference outside of the segment discussion, measures the gain on sale revenue, net divided by net rate lock volume for the period. See below for our overview and discussion of segment results for the years ended December 31, 2025, 2024 and 2023. For additional discussion, see Note 17, Segmentsto the Consolidated Financial Statements of this Form 10-K.
Direct to Consumer Results
| Year Ended December 31, | |||||||||||||||||
| ($ in millions) | 2025 | 2024 | 2023 | ||||||||||||||
| Sold Loan Volume | $ | 68,465 | $ | 52,616 | $ | 43,598 | |||||||||||
| Sold Loan Gain on Sale Margin | 4.18 | % | 4.14 | % | 3.86 | % | |||||||||||
| Revenue | |||||||||||||||||
| Gain on sale of loans, net | $ | 3,130 | $ | 2,363 | $ | 1,660 | |||||||||||
| Interest income | 300 | 224 | 182 | ||||||||||||||
| Interest expense on funding facilities | (231) | (171) | (114) | ||||||||||||||
|
Servicing fee income
|
2,309 | 1,456 | 1,397 | ||||||||||||||
| Changes in fair value of MSRs | (1,530) | (579) | (701) | ||||||||||||||
| Other income | 813 | 599 | 565 | ||||||||||||||
| Total revenue, net | $ | 4,791 | $ | 3,892 | $ | 2,989 | |||||||||||
| Change in fair value of MSRs due to valuation assumptions (net of hedges) | 164 | (199) | (29) | ||||||||||||||
| Adjusted revenue | $ | 4,955 | $ | 3,693 | $ | 2,960 | |||||||||||
| Expenses | |||||||||||||||||
| Salaries, commissions and team member benefits | 1,329 | 1,065 | 1,014 | ||||||||||||||
| General and administrative expenses | 427 | 279 | 189 | ||||||||||||||
| Marketing and advertising expenses | 790 | 653 | 602 | ||||||||||||||
| Interest and amortization expense on non-funding debt | 65 | - | - | ||||||||||||||
| Other expenses | 251 | 146 | 119 | ||||||||||||||
| Less: Directly attributable expenses | 2,862 | 2,143 | 1,924 | ||||||||||||||
| Contribution margin | $ | 2,093 | $ | 1,550 | $ | 1,036 | |||||||||||
Direct to Consumer Adjusted revenue was $5.0 billion, an increase of $1.3 billion, or 34%, compared to $3.7 billion in 2024, primarily driven by higher Gain on sale of loans, net, and Servicing fee income. Gain on sale of loans, net increased $767 million, driven by an increase in net rate lock volume due to higher mortgage demand in 2025. Servicing fee income increased $853 million due to growth in the servicing portfolio, primarily resulting from the acquisition of Mr. Cooper. These increases were partially offset by Changes in fair value of MSRs, specifically the Collection/realization of cash flows, which were impacted by the larger average servicing portfolio in 2025.
Direct to Consumer Directly attributable expenses was $2.9 billion, an increase of $719 million, or 34%, compared to $2.1 billion in 2024, primarily driven by an increase in variable compensation and other variable costs associated with higher origination volume. The acquisition of Mr. Cooper and expenses associated with additional team members contributed to the increase in Salaries, commissions and team member benefits. Marketing and advertising expenses were higher in 2025 due to the launch of our unified Rocket brand restage, as well as an increase in performance marketing associated with higher origination volume.
Direct to Consumer Contribution margin was $2.1 billion, an increase of $543 million, or 35%, compared to $1.6 billion in 2024. The increase in Contribution margin was driven by an increase in Adjusted revenue, partially offset by Directly attributable expenses as described above.
Partner Network Results
| Year Ended December 31, | ||||||||||||||||||||
| ($ in millions) | 2025 | 2024 | 2023 | |||||||||||||||||
|
Sold loan volume
|
$ | 57,149 | $ | 45,094 | $ | 34,893 | ||||||||||||||
|
Sold loan gain on sale margin
|
1.08 | % | 1.47 | % | 1.05 | % | ||||||||||||||
| Revenue | ||||||||||||||||||||
| Gain on sale of loans, net | 585 | 605 | 371 | |||||||||||||||||
| Interest income | 200 | 189 | 145 | |||||||||||||||||
| Interest expense on funding facilities | (144) | (144) | (92) | |||||||||||||||||
| Other income | 27 | 20 | 15 | |||||||||||||||||
| Total revenue, net | $ | 668 | $ | 670 | $ | 439 | ||||||||||||||
| Change in fair value of MSRs due to valuation assumptions (net of hedges) | - | - | - | |||||||||||||||||
| Adjusted revenue | $ | 668 | $ | 670 | $ | 439 | ||||||||||||||
| Expenses | ||||||||||||||||||||
| Salaries, commissions and team member benefits | 234 | 197 | 201 | |||||||||||||||||
| General and administrative expenses | 27 | 25 | 21 | |||||||||||||||||
| Marketing and advertising expenses | 10 | 9 | 10 | |||||||||||||||||
| Interest and amortization expense on non-funding debt | - | - | - | |||||||||||||||||
| Other expenses | 11 | 9 | 8 | |||||||||||||||||
| Less: Directly attributable expenses | 282 | 240 | 240 | |||||||||||||||||
| Total Contribution margin | $ | 386 | $ | 430 | $ | 199 | ||||||||||||||
Partner Network Adjusted revenue was $668 million, relatively flat compared to 2024, driven by higher net rate lock volume offset by lower gain on sale margin.
Partner Network Directly attributable expenses were $282 million, an increase of $42 million, or 18%, as compared to $240 million in 2024. Directly attributable expenses increased in 2025 primarily due to increased variable compensation driven by higher origination volume, as well as expenses associated with additional team members from the acquisition of Mr. Cooper.
Partner Network Contribution margin was $386 million, a decrease of $44 million, or 10%, compared to $430 million in 2024. The decrease in Contribution margin was due to certain Directly attributable expenses, as described above.
Liquidity and Capital Resources
Historically, our primary sources of liquidity have included:
• cash flow from our operations, including:
• sale of whole loans into the secondary market;
• sale of MSRs and excess servicing cash flows into the secondary market;
• loan origination fees;
• servicing fee income;
• interest income on loans held for sale; and
• other income.
• borrowings, including under our funding facilities; financing facilities; unsecured senior notes; and
• cash and marketable securities on hand.
Historically, our primary uses of funds have included:
• origination of loans;
• interest expense;
• repayment of debt;
• operating expenses; and
• acquisition of MSRs.
We are also subject to contingencies which may have a significant impact on the use of our cash.
As discussed in Note 13, Variable Interest Entities, the Company enters into various types of transactions with SPEs. The SPEs were established for a limited purpose and are determined to be VIEs. Generally, these SPEs are formed for asset-backed financing purposes, either through the issuance of debt or repurchase arrangements, supported by collections on the underlying financial assets. The Company has determined that the SPEs created in connection with certain asset-backed financing arrangements should be consolidated as the Company is the primary beneficiary of each of these entities.
In order to originate and aggregate loans for sale into the secondary market, we use our own working capital and borrow or obtain money on a short-term basis primarily through committed and uncommitted funding facilities, generally established with large global banks.
Our funding facilities are primarily in the form of master repurchase agreements. We also have funding facilities directly with the GSEs. Loans financed under these facilities are generally financed at approximately 97% to 98% of the principal balance of the loan (although certain types of loans are financed at lower percentages of the principal balance of the loan), which requires us to fund the balance from cash generated from operations. Once closed, the underlying residential mortgage loan that is held for sale is pledged as collateral for the borrowing or advance that was made under these funding facilities. In most cases, the loans will remain in one of the funding facilities for only a short time, generally less than 45 days, until the loans are pooled and sold. During the time the loans are held for sale, we earn interest income from the borrower on the underlying mortgage loan. This income is partially offset by the interest and fees we have to pay under the funding facilities.
When we sell a pool of loans in the secondary market, the proceeds received from the sale of the loans are used to pay back the amounts we owe on the funding facilities. We rely on the cash generated from the sale of loans to fund future loans and repay borrowings under our funding facilities. Delays or failures to sell loans in the secondary market could have an adverse effect on our liquidity position.
As discussed in Note 7, Borrowings, of the Notes to the Consolidated Financial Statements included in this Form 10-K, as of December 31, 2025, we had 38 different funding facilities and financing facilities in different amounts and with various maturities together with the Senior Notes. At December 31, 2025, the aggregate available amount under our facilities was $39.8 billion, with combined outstanding balances of $17.9 billion and unutilized capacity of $21.9 billion.
The amount of financing actually advanced on each individual loan under our funding facilities, as determined by agreed upon advance rates, may be less than the stated advance rate depending, in part, on the market value of the mortgage loans securing the financings. Each of our funding facilities allows the bank providing the funds to evaluate the market value of the loans that are serving as collateral for the borrowings or advances being made. If the bank determines that the value of the collateral has decreased, the bank can require us to provide additional collateral or reduce the amount outstanding with respect to those loans (e.g., initiate a margin call). Our inability or unwillingness to satisfy the request could result in the termination of the facilities and possible default under our other funding facilities. In addition, a large unanticipated margin call could have a material adverse effect on our liquidity.
The amount owed and outstanding on our funding facilities fluctuates significantly based on our origination volume, the amount of time it takes us to sell the loans we originate and the amount of loans being self-funded with cash. We may from time to time use surplus cash to "buy-down" the effective interest rate of certain funding facilities or to self-fund a portion of our loan originations. Buy-down funds are included in Cash and cash equivalents on the Consolidated Balance Sheets. We have the ability to withdraw these funds at any time, unless a margin call has been made or a default has occurred under the relevant facilities. We will also deploy cash to self-fund loan originations, a portion of which can be transferred to a funding facility or the early buy out line, provided that such loans meet the eligibility criteria to be placed on such lines.
We remain in a strong liquidity position, with total liquidity of $10.1 billion as of December 31, 2025, which includes $2.7 billion of cash and cash equivalents and $0.1 billion of corporate cash used to self-fund loan originations, a portion of which could be transferred to funding facilities (warehouse lines) at our discretion, $2.3 billion of undrawn lines of credit from financing facilities and $5.0 billion of undrawn MSR lines. Margin cash held on behalf of counterparties is recorded in Cash and cash equivalents and the related liability is classified in Other liabilities on the Consolidated Balance Sheets. Margin cash pledged to counterparties is excluded from Cash and cash equivalents and instead recorded in Other assets, as a receivable, on the Consolidated Balance Sheets. We believe that our available cash, as well as the sources of liquidity described above, provide adequate resources to fund our anticipated ongoing operational and capital needs.
Our funding facilities and financing facilities also generally require us to comply with certain operating and financial covenants and the availability of funds under these facilities is subject to, among other conditions, our continued compliance with these covenants. These financial covenants include, but are not limited to, maintaining (1) a certain minimum tangible net worth, (2) minimum liquidity, (3) a maximum ratio of total liabilities or total debt to tangible net worth and (4) pre-tax net income requirements. A breach of these covenants can result in an event of default under these facilities and as such allows the lenders to pursue certain remedies. In addition, most of these facilities, include cross default or cross acceleration provisions that could result in all facilities terminating if an event of default or acceleration of maturity occurs, under any facility. We were in compliance with all covenants as of December 31, 2025 and 2024.
December 31, 2025 compared to December 31, 2024
Cash Flows
Our cash and cash equivalents and restricted cash were $2.9 billion at December 31, 2025, an increase of $1.6 billion, or 128%, compared to $1.3 billion at December 31, 2024. The increase was primarily due to acquired cash and cash equivalents and restricted cash from the Acquisitions.
Equity
Equity was $22.9 billion as of December 31, 2025, an increase of $13.9 billion, or 153%, as compared to $9.0 billion as of December 31, 2024. The increase was primarily a result of the Acquisitions. The increase primarily reflects an increase of $1.5 billion and $13.9 billion as a result of the Redfin Acquisition and Mr. Cooper Acquisition, respectively, partially offset by a reduction to Change in controlling interest of investment, net, driven by $1.3 billion of deferred tax impacts during the current period associated with the Up-C Collapse. Equity as of December 31, 2025 also reflected the derecognition of non-controlling interest and a corresponding recognition of APIC associated with the Class L common stock issued during the period. Refer to Note 2, Acquisitions, Note 12, Income Taxesand Note 18, Non-controlling Interest,of the Notes to the Consolidated Financial Statements, for further detail.
Contractual Obligations, Commercial Commitments and Other Contingencies
Our material expected cash requirements also include the following contractual commitments:
Repurchase and indemnification obligations
In the ordinary course of business, we are exposed to liability under representations and warranties made to purchasers of mortgage loans. Under certain circumstances, we may be required to repurchase mortgage loans, or indemnify the purchaser of such loans for losses incurred, if there has been a breach of representations or warranties, or if the borrower defaults on the loan payments within a contractually defined period (early payment default). Additionally, in certain instances we are contractually obligated to refund to the purchaser certain premiums paid to us on the sale if the mortgagor prepays the loan within a specified period of time, specified in our loan sale agreements. See Note 15, Commitments and Contingenciesof the Notes to the Consolidated Financial Statements included elsewhere in this Annual Report on Form 10-K.
Purchase Commitments
Future purchase commitments include various non-cancelable agreements primarily related to our apps and websites, cloud computing services, network infrastructure for data operations and certain marketing arrangements. As of December 31, 2025, future purchase commitments primarily span a four year period, from 2027 through 2030, and aggregate to $914 million in total.
Interest rate lock commitments, loan sale and forward commitments
In the normal course of business, we are party to financial instruments with off-balance sheet risk. These financial instruments include commitments to extend credit to borrowers at either fixed or floating interest rates. IRLCs are commitment agreements to lend to a client at a specified interest rate within a specified period of time as long as there is no violation of conditions established in the contract. Commitments generally have fixed expiration dates or other termination clauses which may require payment of a fee. As many of the commitments expire without being drawn upon, the total commitment amounts do not necessarily represent future cash requirements. In addition, we have contracts to sell mortgage loans into the secondary market at specified future dates (commitments to sell loans) and forward commitments to sell MBS at specified future dates and interest rates.
Following is a summary of the notional amounts of commitments:
| December 31, | ||||||||||||||
| ($ in millions) | 2025 | 2024 | ||||||||||||
|
IRLCs-fixed rate
|
$ | 12,331 | $ | 6,562 | ||||||||||
|
IRLCs-variable rate
|
1,066 | 393 | ||||||||||||
| LPCs | 977 | - | ||||||||||||
| Commitments to sell mortgage loans | 53 | 1 | ||||||||||||
| Forward commitments to sell MBS | 32,042 | 12,092 | ||||||||||||
| Forward commitments to purchase MBS | 3,972 | 735 | ||||||||||||
New Accounting Pronouncements Not Yet Effective
See Note 1, Business, Basis of Presentation and Significant Accounting Policiesof the Notes to the Consolidated Financial Statementsfor details of recently issued accounting pronouncements and their expected impact on our Consolidated Financial Statements.
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