Record Operating Quarter and High Capital Turnover
Mortgage banking volume surpassed $8.5 billion (first time) representing a third consecutive record operating quarter; volume equaled ~10x reported GAAP book value, signaling very high capital turnover. Completed 11 securitizations in Q1 (another in-house record).
Sequoia Platform Momentum
Sequoia locked $6.5 billion of production, up 22% quarter-over-quarter; gain-on-sale margins were 96 basis points (at the high end of historical range). Cost per loan improved ~30% Q/Q to below 20 bps (reported at 18 bps), and Sequoia generated $38 million of GAAP net income in Q1.
Aspire Growth and Product Expansion
Aspire lock volume reached $1.6 billion in Q1 with April pacing ahead; estimated Aspire market share ~4% in Q1 with management expecting to at least double that by H2 2026. Aspire achieved its inaugural securitization and posted gross margins of 73 bps (impacted late quarter but largely recovered).
Material Capital Partnerships & Joint Ventures
Announced a Sequoia capital partnership with Castlelake bringing ~ $8 billion of incremental purchasing power. Management expects the Castlelake JV structure to be additive and potentially contribute roughly $0.12–$0.15 of incremental annual earnings to Redwood as it scales. Aspire JV contemplated to support ~25%–30% of Aspire annualized production.
Improved Capital Efficiency and Strong Liquidity
Capital required per dollar of volume declined ~10% Q/Q to 1.1%. Mortgage banking platforms generated $37 million of GAAP net income (38% annualized return on capital). Warehouse capacity increased ~30% to $7.1 billion with excess warehouse capacity of ~$3.9 billion and $202 million of unrestricted cash. No corporate unsecured debt maturities over the next five quarters.
Legacy Position Reduction and Redeployment
Legacy investments declined to 15% of total capital from 19% at year-end (a 4 percentage-point reduction). Legacy GAAP loss improved to $13 million from a $23 million loss in Q4. Management targets <10% legacy capital by year-end and continues to recycle legacy capital into mortgage banking; each ~$50 million of legacy capital redeployed is expected to improve quarterly EAD by roughly $0.05.
Expense and Funding Efficiency Gains
Cost of funds improved with an approximate 50 bps reduction over the past 12 months. Run-rate G&A (ex one-time items) is ~ $40 million and the company's expense-to-volume ratio fell to 66 bps as volume growth outpaced expense growth by nearly 2x.