Freddie Mac Q1 2025 Earnings Report

Freddie Mac EPS Results

• Actual EPS: -$0.01
• Consensus EPS: N/A
• Beat/Miss: N/A
• One Year Ago EPS: N/A

Freddie Mac Revenue Results

• Actual Revenue: $5.85 billion
• Expected Revenue: N/A
• Beat/Miss: N/A
• YoY Revenue Growth: N/A

Freddie Mac Announcement Details

• Quarter: Q1 2025
• Date: 5/1/2025
• Time: Before Market Opens
• Conference Call Date: Thursday, May 1, 2025
• Conference Call Time: 9:00AM ET

Freddie Mac (OTCMKTS:FMCC) (OTCMKTS:FMCC), officially the Federal Home Loan Mortgage Corporation, is a government-sponsored enterprise chartered by Congress in 1970 to enhance liquidity and stability in the U.S. housing finance system. Headquartered in McLean, Virginia, the company operates under the supervision of the Federal Housing Finance Agency (FHFA) and carries a congressional mandate to support affordable, sustainable homeownership and rental housing markets nationwide.

The company’s primary business activities involve purchasing mortgage loans from approved lenders, pooling them into mortgage-backed securities (MBS), and guaranteeing the timely payment of principal and interest to investors. By securitizing both single-family and multi-family residential mortgages, Freddie Mac bolsters secondary market liquidity, spreads credit risk, and facilitates a steady flow of capital for homebuyers and rental property developers across the United States.

Freddie Mac offers a suite of products and services that include conventional MBS, structured financings, and credit risk transfer instruments. These offerings are designed to help lenders originate loans that meet Freddie Mac’s underwriting standards, manage credit exposure through shared-risk transactions, and access competitively priced capital. The company also provides extensive research, data analytics, and operational guidelines to support efficient loan origination and risk management practices.

Serving all U.S. geographies, Freddie Mac remains a cornerstone of the nation’s housing finance infrastructure. The company is led by President and Chief Executive Officer Michael J. DeVito, supported by a board of directors and senior management team with deep experience in mortgage finance, capital markets, and regulatory oversight. Freddie Mac continues to adapt its strategies and tools to evolving market conditions, aiming to balance the interests of borrowers, lenders, investors, and taxpayers.

Freddie Mac Q1 2025 Earnings Call Transcript

Key Takeaways

• Freddie Mac reported a $2.8 billion net income in Q1 2025, up 1% year-over-year, and a net worth of $62.4 billion, a 24% increase.
• Net interest income rose 7% to $5.1 billion, driven by continued mortgage portfolio growth and lower funding costs.
• Noninterest income fell 25% to $750 million, primarily due to decreased net investment gains in the multifamily business.
• New FHFA-led operational streamlining is expected to cut general and administrative expenses, boost future revenues, and enhance liquidity initiatives.
• Multifamily net income dropped 35% to $533 million, as lower noninterest revenues and rising delinquencies in floating-rate loans weighed on results.

Presentation

[Jeffrey Markowitz, Senior VP and Chief External Affairs Officer at Freddie Mac]

Good morning, and thank you for joining us for a presentation of Freddie Mac's first quarter 2025 financial results. I'm Jeff Markowitz, Senior Vice President and Chief External Affairs Officer. We're joined today by Executive Vice President and Chief Financial Officer, Jim Whitlinger. Before we begin today, we'd like to point out that during the call, Mr. Whitlinger may make forward-looking statements based on assumptions about the company's key business drivers and other factors.

[Jeffrey Markowitz, Senior VP and Chief External Affairs Officer at Freddie Mac]

Changes in these factors could cause the company's actual results to materially vary from its expectations. A description of these factors can be found in the company's quarterly report on Form 10-Q filed today. You will find the 10-Q earnings press release and related materials posted on the investor relations section of freddiemac.com. This call is recorded, and a replay will soon be available on freddiemac.com. We ask that the call not be rebroadcast or transcribed.

[Jeffrey Markowitz, Senior VP and Chief External Affairs Officer at Freddie Mac]

With that, I'll turn the call over to our CFO, Jim Whitlinger.

[Jim Whitlinger, EVP and CFO at Freddie Mac]

Good morning, and thank you for joining our call to review Freddie Mac's first quarter performance. Let's start with the bottom line. Freddie Mac delivered a solid performance, earning $2.8 billion of net income in the first quarter, driving the company's net worth to $62 billion. We helped 313,000 families across the nation buy, rent, or refinance a home in the quarter, with 52% of our single-family loan purchases supporting first-time home buyers and 92% of the eligible rental units financed affordable to middle-income renters who form the backbone of our communities.

[Jim Whitlinger, EVP and CFO at Freddie Mac]

Our commitment to our mission is unwavering and will only improve as we work with Director of U.S. Federal Housing, Bill Pulte, to streamline our operations by stripping away unnecessary bureaucracy and eliminating non-essential activities.

[Jim Whitlinger, EVP and CFO at Freddie Mac]

I'll talk a little more about that and what it means for Freddie Mac before I conclude today's call, so let's get right to the financials. As I noted this morning, we reported first quarter 2025 net income of $2.8 billion, an increase of $28 million, or 1% year-over-year. This increase was primarily driven by higher net interest income from continued mortgage portfolio growth and lower funding costs, partially offset by lower yields on short-term investments.

[Jim Whitlinger, EVP and CFO at Freddie Mac]

Our first quarter net interest income was $5.1 billion, up $343 million, or 7% year-over-year. The increase was primarily driven by continued mortgage portfolio growth in single-family and an increase in the volume of fully guaranteed securitizations in multi-family. Non-interest income for the first quarter was $750 million, a decline of $248 million, or 25% lower from the prior year quarter. This was primarily due to a decrease in net investment gains in multi-family.

[Jim Whitlinger, EVP and CFO at Freddie Mac]

Non-interest expense declined $34 million, or 2% year-over-year, primarily due to lower credit enhancement expenses driven by lower volume of cumulative credit risk transfer transactions. Our provision for credit losses was $280 million for this quarter, primarily driven by a credit reserve build in single-family attributable to new acquisitions. Turning to our individual business segments, the single-family segment reported net income of $2.3 billion for the quarter, up $316 million, or 16% year-over-year. Single-family net revenues of $4.9 billion increased 10% from the prior year quarter.

[Jim Whitlinger, EVP and CFO at Freddie Mac]

This increase was primarily driven by a 6% increase in our net interest income, which benefited from continued mortgage portfolio growth. Our single-family mortgage portfolio at the end of the quarter was $3.1 trillion, up 2% year-over-year. Our provision for single-family credit losses was an expense of $228 million this quarter, primarily due to credit reserve build for new acquisitions.

[Jim Whitlinger, EVP and CFO at Freddie Mac]

The provision in the prior year quarter was $120 million, which was primarily attributable to new acquisitions and increasing mortgage interest rates. Our current house price forecast assumes an increase of 4.2% over the next 12 months and 2.8% over the subsequent 12 months. This is a change from our prior forecast at the end of last quarter, which assumed 2.7% and 3.3% growth over the next 12 and subsequent 12 months, respectively. The single-family allowance for credit losses coverage ratio at the end of this quarter was 21 basis points, unchanged from last quarter and up 1 basis point year-over-year. New business activity totaled $78 billion this quarter, up from $62 billion in the first quarter of 2024. Both home purchase and refinance activity increased due to higher market coverage and conforming loan limits, as well as house price appreciation in recent quarters.

[Jim Whitlinger, EVP and CFO at Freddie Mac]

Refinance activity accounted for 21% of our total new business activity this quarter, up from 15% in the same quarter last year, as we saw mortgage rates come down throughout the quarter. The 30-year mortgage rate at the end of the quarter was 6.65%, down from 6.85% at the end of the fourth quarter of 2024 and from 6.79% at the end of the first quarter of 2024. First-time home buyers represented 52% of our total new business activity, or 81,000 households in the first quarter. The average estimated guarantee fee charged on new business was 54 basis points, while the weighted average original loan to value on new purchases was 77%, and the weighted average original credit score was 756.

[Jim Whitlinger, EVP and CFO at Freddie Mac]

Credit characteristics of our single-family mortgage portfolio remained strong as well, with the weighted average current loan to value ratio at 52% and the weighted average current credit score at 754. At the end of the quarter, 62% of our single-family mortgage portfolio had some form of credit enhancement. The single-family serious delinquency rate remained low at 59 basis points, unchanged from the prior quarter, and up 7 basis points from the prior year quarter. The year-over-year increase was primarily due to a higher serious delinquency rate for loans originated during and after 2022, as well as lingering impacts from hurricanes that occurred late in 2024. On a related note, in the first quarter, we helped approximately 25,000 families remain in their homes through loan workouts. Moving on to multi-family, the segment reported net income of $533 million, which is down $288 million, or 35% from the prior year quarter.

[Jim Whitlinger, EVP and CFO at Freddie Mac]

This decrease was primarily driven by lower non-interest income of $585 million, which decreased $427 million from the prior year quarter. It also was driven by lower revenues from held-for-sale loan purchases and securitization activities, impacts from interest rate management activities, and less favorable fair value changes from prepayment rates. Net interest income of $349 million was up 29% year-over-year, primarily driven by an increase in the volume of fully guaranteed securitizations. The multi-family provision for credit losses was an expense of $52 million this quarter versus $61 million in the prior year quarter. Our multi-family new business activity was $10 billion for the first quarter, up $1 billion from a year ago. Our multi-family business provided financing for 89,000 multi-family rental units in the quarter, with 66% of eligible rental units affordable to low-income families.

[Jim Whitlinger, EVP and CFO at Freddie Mac]

Also, in the first quarter, we securitized $16 billion of multi-family loans, $5 billion more than in the prior year quarter. Fully guaranteed securitizations represented 56% of total securitizations, up from 36% in the first quarter 2024. The average guarantee fee on our total guarantee portfolio increased 5 basis points year-over-year to 52 basis points. Our multi-family mortgage portfolio increased 5% year-over-year to $467 billion. The multi-family delinquency rate at the end of the quarter was 46 basis points. This was up 12 basis points from 34 basis points at the end of March 2024, and up 6 basis points from the fourth quarter of 2024. The year-over-year increase in the delinquency rate was primarily driven by increased delinquencies in our floating-rate loans, including small balance loans that are in their floating-rate period. 98% of these delinquent loans had credit enhancement coverage at the end of the quarter.

[Jim Whitlinger, EVP and CFO at Freddie Mac]

At the multi-family mortgage portfolio level, our credit enhancement coverage was 93%. On the capital front, our net worth increased to $62.4 billion at the end of the quarter, representing a 24% increase year-over-year. Let me conclude by noting that many of you are closely following the announcements and orders issued by Director Pulte and what those mean for Freddie Mac. Briefly, Director Pultey has helped us streamline our business and harness the productivity of thousands of Freddie Mac employees now in the office full-time. He has eliminated activities not central to Freddie Mac's mission, as well as requirements that make it more expensive to finance a loan, but which might provide little tangible benefit to the majority of American renters and home buyers. We support actions he has taken to drive fraud and waste out of the U.S. housing finance system.

[Jim Whitlinger, EVP and CFO at Freddie Mac]

We expect the savings associated with FHFA's new direction to reduce Freddie Mac's general and administrative expenses in 2025 and beyond. Furthermore, we believe that regulatory changes making it easier for us to responsibly acquire loans will increase our revenue and enable us to provide even greater liquidity to the single-family and multi-family market. That should enable Freddie Mac to invest more in critical technology, increase our net worth, and lower the cost of originating a mortgage. Taking a step back, the Director has challenged us to create a more affordable U.S. housing system. We are committed to rising to that challenge. Thank you for joining us today.

Participants

Executives

• Jim Whitlinger, EVP and CFO
• Jeffrey Markowitz, Senior VP and Chief External Affairs Officer