We Are A Leading Residential Mortgage REIT

Company Overview

Founded in 2009, Two Harbors Investment Corp. (NYSE: TWO) is a leading MSR + Agency RMBS REIT, and through our operational platform, RoundPoint Mortgage Servicing LLC, is one of the largest servicers of conventional loans in the country. We leverage our core competencies of understanding and managing interest rate and prepayment risk to invest our portfolio of mortgage servicing rights and mortgage-backed securities. Our objective is to deliver stable performance, relative to RMBS portfolios without MSR, across changing market environments. We are acutely focused on creating sustainable shareholder value over the long-term.

MSR + Agency RMBS Advantage

Our paired construction of MSR with Agency RMBS is unique and designed to generate attractive risk-adjusted returns while reducing exposure to fluctuations in interest rates and mortgage spreads.


MSR entitle the servicer to receive compensation in return for performing servicing activities for the underlying mortgage loan. Our MSR business leverages our core competencies in prepayment and interest rate risk management and the MSR assets provide a hedge to our Agency RMBS, in both interest rate and mortgage spreads. 

We acquire MSR through established relationships with originators, brokers, and other sellers in both bulk packages and regular daily flow commitments.

MSR assets are financed through a combination of repurchase agreements, revolving credit facilities and collateralized securitization transactions.

Learn more about our MSR Program

Agency RMBS

Agency RMBS are securities collateralized by residential fixed rate mortgage loans, adjustable rate mortgage loans or derivatives thereof. Payments of principal and interest on Agency RMBS are guaranteed by Ginnie Mae, Fannie Mae, or Freddie Mac. Our investments in Agency RMBS generally take the form of either Specified Pools or TBA contracts.

Specified Pools are Agency RMBS collateralized by loans that have similar characteristics, such as loan balance, FICO score, loan-to-value ratio or geography. Specified pool prepayment speeds are generally more stable than generic RMBS pools.

To-be-announced forward contracts (TBAs) are agreements for the purchase (long notional positions) or sale (short notional positions) of Agency RMBS. TBAs may be used as a means of deploying capital until targeted investments are available or to take advantage of temporary displacements, funding advantages or valuation differentials in the marketplace.

Agency RMBS are financed primarily through repurchase agreements.

Our History

Since our foundation in 2009, we have remained committed to our objective of delivering attractive risk-adjusted returns to our stockholders over the long-term.

  • Closed acquisition of RoundPoint Mortgage Servicing LLC, a transformative partnership that we believe will add significant value for stakeholders of Two Harbors through increased cashflows, operational efficiencies and the ability to participate more fully in the mortgage finance space as opportunities arise.
  • Delivered total dividends of $1.95 per common share in 2023, equivalent to an average dividend yield of 14%.(1)
  • Reported book value of $15.21 at December 31, 2023, compared to $17.71 at December 31, 2022. Including the $1.95 per common share of dividends paid, our total economic return on book value for 2023 was (3.2%). By actively managing our portfolio and increasing our allocation to MSR, we believe our portfolio, with less mortgage spread duration than portfolios without MSR, will be well positioned to benefit from the current and expected market environments in 2024.(2)
  • We strategically managed our capital structure through:
    • The issuance of 17.1 million shares of common stock through both an underwritten common stock offering and ATM offering program
    • The purchase of 735,624 shares of preferred stock, contributing approximately $0.04 to book value per common share and lowering ratio of preferred stock to common equity(3)

(1) Average dividend yield is calculated based on the dividends declared in the given period, divided by the average daily closing share price during the given period.
(2) Economic return on book value is defined as the increase (decrease) in book value per common share from the beginning to the end of the given period, plus dividends declared in the period, divided by book value as of the beginning of the period.
(3) Includes 10,297 Series A, 58,822 Series B and 152,687 Series C preferred shares for the three months ended December 31, 2023 and 236,183 Series A, 273,894 Series B and 225,547 Series C preferred shares for the year ended December 31, 2023.

  • Announced that we agreed to acquire RoundPoint Mortgage Servicing Corporation, a residential mortgage loan servicer, which is expected to close in Q3 2023 and result in several benefits to the company, including:
    • Incremental annual pre-tax earnings of approximately $20 million, following the transfer of the company's MSR portfolio to RoundPoint, through additional revenue streams and cost savings as a result of vertically integrating the servicing of our own portfolio
    • Long-term opportunities to expand upon and leverage RoundPoint's existing servicing platform and capabilities to pursue additional business opportunities
  • Executed on actions to optimize our liability and capital structure:
    • Repurchased 2.9 million shares of our preferred stock at a significant discount to par, contributing approximately $22 million, or $0.26 per share(1), to our common book value
    • Retired the remaining $143.8 million of our 6.25% convertible senior notes due 2022
  • Delivered value to stockholders through total dividends of $2.64 per common share in 2022, equivalent to an average dividend yield of 13.8%.(2)
  • Reported book value of $17.72 at December 31, 2022, compared to $23.47 at December 31, 2021. When including $2.64 per common share of dividends paid, our total economic return on book value of (13.3%) demonstrates the value in our strategy of pairing Agency RMBS with MSR at protecting book value from further erosion that was experienced by many of our peers.

(1) On November 1, 2022, we effected a one-for-four reverse stock split of our outstanding shares of common stock. All per share amounts for all periods presented herein have been adjusted on a retroactive basis to reflect the reverse stock split.
(2) Average dividend yield is calculated based on the dividends declared in the given period, divided by the average daily closing share price during the given period.

  • In anticipation of the Federal Reserve’s taper of RMBS purchases, we reduced our leverage during the year. At year-end, our portfolio totaled $13.6 billion.
  • We grew our MSR portfolio to $194 billion unpaid principal balance (UPB) through bulk and flow acquisitions.
  • We enhanced our liability and capital structure:
    • Issued $288 million of convertible debt due in 2026 and retired $144 million of convertible debt due in 2022
    • Redeemed $75 million Series D and $200 million Series E preferred shares
    • Issued 70 million common shares for net proceeds of approximately $450 million
  • We delivered total dividends of $0.68 per common share, equivalent to an average dividend yield of 10%.
  • We relocated our Minnesota headquarters to newly-constructed LEED Certified offices, furthering our goals of reducing our environmental impact and promoting the health and well-being of our employees.
  • We navigated through the unprecedented market volatility and dislocation induced by the COVID-19 pandemic.
  • Our portfolio totaled $21.8 billion reflecting actions taken to de-risk the balance sheet as well as to amass liquidity in response to the market volatility.
  • We honed our investment strategy to focus on Agency + MSR.
  • We completed our transition from external management to internal management.
  • Our MSR investments grew through both bulk and flow-sale acquisitions to $178 billion unpaid principal balance (UPB).
  • We diversified and broadened access to MSR financing sources as well as closed a $200 million financing facility for servicing advances.
  • We celebrated the tenth anniversary of Two Harbors and had:
    • A $41.0 billion portfolio
    • $5 billion in total stockholders’ equity
    • A 256% total stockholders’ return since inception
    • A 10.4% book value growth since inception, compared to the peer average of (28.3%)
  • Our MSR investments grew through both bulk and flow-sale acquisitions. We had a portfolio fair market value of $1.9 billion as of December 31, 2019.
  • We diversified financing for our MSR assets through a $400 million securitization of five-year term notes.
  • We acquired CYS Investments, Inc. (NYSE: CYS), growing our market capitalization and equity base; the transaction had many benefits, including increasing the liquidity of our stock and lowering our expense ratio.
  • We added $75.9 billion UPB of MSR through bulk and flow-sale acquisitions, growing our portfolio by 60% year-over-year.
  • We formed a new publicly traded REIT, Granite Point Mortgage Trust, Inc. (NYSE: GPMT) to continue and expand the commercial real estate (CRE) lending business we launched in 2014.
  • We contributed our CRE lending portfolio to Granite Point in connection with its IPO in exchange for approximately 33.1 million shares of Granite Point common stock, which we subsequently distributed to Two Harbors’ common stockholders with a value of approximately $3.67 per common share.
  • We enhanced our balance sheet and capital structure through the issuance of one convertible debt and three preferred stock offerings.
  • We completed a strategic review of the company and, as a result, we made the decision to discontinue our mortgage loan conduit in order to reduce our costs and complexity.
  • We continued to increase the capital allocated to our CRE lending strategy. Our aggregate CRE debt portfolio carried a value of $1.4 billion on December 31, 2016.
  • We added $32.0 billion in UPB of MSR through bulk and flow-sale acquisitions. Our portfolio’s fair market value was $693.8 million on December 31, 2016.
  • We sponsored seven securitizations backed by prime jumbo residential mortgage loans.
  • We advanced our CRE lending strategy, adding senior and mezzanine CRE debt assets.
  • We continued to acquire MSR through several bulk acquisitions and meaningfully expanded the number of relationships in our MSR flow-sale program.
  • We celebrated our 5th anniversary and had:
    • A $16 billion portfolio
    • $4.1 billion of total stockholders’ equity
    • A total stockholder return of 125% since inception
  • We expanded our operational businesses, completed three securitizations backed by prime jumbo residential whole loans and continued to build our MSR flow seller network.
  • We launched a CRE lending initiative with an initial capital commitment of $500 million of equity capital.
  • We distributed 17.8 million shares of Silver Bay common stock to Two Harbors’ stockholders, with a value of approximately $1.88 per share.
  • We closed on the purchase of Matrix Financial Services Corporation, a residential mortgage loan servicer with approvals to hold and manage MSR.
  • We completed our first bulk acquisition of MSR and initiated our first flow-sale arrangement.
  • We announced our membership in the Federal Home Loan Bank (FHLB) of Des Moines, providing a diversified funding source for our mortgage-related assets.
  • We participated in the formation of a publicly-traded REIT, Silver Bay Realty Trust Corp. (Silver Bay). We contributed our portfolio of single-family residential homes to Silver Bay in conjunction with its initial public offering in December 2012 in exchange for common stock of Silver Bay.
  • We acquired mortgage loans held for sale with a carrying value of approximately $60 million, with the future intention to securitize these loans and/or exit through a whole loan sale.
  • We transferred our common stock listing to the New York Stock Exchange (NYSE) from the NYSE Amex.
  • We announced our plan to establish a mortgage whole loan securitization program focused on prime jumbo residential loans.
  • We identified an opportunity to begin investing in single-family residential properties, holding the properties for investment and renting them for income.
  • We steadily grew our market capitalization and raised $235 million through two common stock offerings.
  • Two Harbors was founded on October 29, 2009, with an initial market capitalization of $124 million.
  • We began with a differentiated hybrid approach of investing in both Agency and non-Agency RMBS as well as sophisticated hedging and risk management.