Lenders › Discover Bank
Discover Bank
HMDA reporter, headquartered in Greenwood, Delaware. Record for calendar year 2024.
HMDA data alone cannot be used to determine whether a lender is complying with fair lending laws. The data do not include some legitimate credit risk considerations for loan approval and loan pricing decisions. Figures are from the 2024 public HMDA loan/application register; cells under 25 applications are withheld.
Discover Bank reported 216,146 mortgage applications under the Home Mortgage Disclosure Act for 2024 in 49 states, of which 34,694 became loans it originated, for $3.1bn in total.
Its denial rate, the share of decided applications the lender denied, was 76.0%, above the national rate of 24.3% and above the Florida rate of 29.0%. 15,943 applications were withdrawn by the applicant and 52,108 files were closed for incompleteness; those are not counted in the denial rate.
The median rate spread on its originated loans, the difference between the loan's APR and the average prime offer rate, was 2.3 percentage points (national median 0.3); 75.6% of its originations had a spread of 1.5 points or more.
By loan purpose the originations were mostly other purpose (47%) and home improvement (30%); by loan type, conventional (100%).
The largest volumes were in Florida (2,560 originations), Texas (2,337 originations) and California (3,059 originations).
Applications were about level with 2023.
Compared with Florida and the nation
| Measure | This lender | Florida, all lenders | United States |
|---|---|---|---|
| Denial rate (denied ÷ decided applications) | 76.0% | 29.0% | 24.3% |
| Median rate spread, percentage points | 2.3 | 0.3 | 0.3 |
| Originations with spread of 1.5 pp or more | 75.6% | 16.4% | 15.6% |
| Average originated loan | $90k | $359k | $329k |
| Home purchase share of originations | 3.1% | 62.9% | 57.0% |
| FHA-insured share of originations | 0.0% | 17.7% | 13.4% |
| VA-guaranteed share of originations | 0.0% | 9.5% | 7.9% |
| Applications withdrawn by applicant | 7.4% | 15.9% | 14.3% |
Florida is the lender's largest state by applications. State and national columns cover every HMDA reporter. Rate spread is reported on originated loans only.
Trend by year
ApplicationsOriginations
This lenderFloridaUnited States
| Year | Applications | Originations | Amount | Denial rate | Median spread | LAR records |
|---|---|---|---|---|---|---|
| 2018 | — | — | — | — | — | 70,860 |
| 2019 | — | — | — | — | — | 107,714 |
| 2020 | — | — | — | — | — | 113,043 |
| 2021 | — | — | — | — | — | 119,817 |
| 2022 | 163,101 | 19,901 | $2.0bn | 78.9% | 3.5 | 163,101 |
| 2023 | 219,689 | 30,829 | $2.8bn | 76.6% | 2.7 | 219,689 |
| 2024 | 216,146 | 34,694 | $3.1bn | 76.0% | 2.3 | 216,146 |
Applications, originations and rates are computed from the public LAR for 2022, 2023, 2024; LAR record counts come from each year's transmittal sheet.
Loan purpose and loan type
By purpose
Home purchase 3% (1,059)Home improvement 30% (10,578)Refinancing 20% (6,809)Other purpose 47% (16,248)
By type
Conventional 100% (34,694)
| Loan type | Applications | Originations | Denied | Denial rate (of applications) |
|---|---|---|---|---|
| Conventional | 216,146 | 34,694 | 112,530 | 52.1% |
| FHA-insured | 0 | 0 | 0 | — |
| VA-guaranteed | 0 | 0 | 0 | — |
| USDA Rural Housing Service or Farm Service Agency guaranteed | 0 | 0 | 0 | — |
Shares are of originated loans. The per-type denial rate here divides denials by all applications of that type, because decided counts are not kept per type.
Action taken
| HMDA action taken | Records | Share |
|---|---|---|
| 1 Loan originated | 34,694 | 16.1% |
| 2 Application approved but not accepted | 871 | 0.4% |
| 3 Application denied | 112,530 | 52.1% |
| 4 Application withdrawn by applicant | 15,943 | 7.4% |
| 5 File closed for incompleteness | 52,108 | 24.1% |
| 6 Purchased loan | 0 | 0.0% |
| 7 Preapproval request denied | 0 | 0.0% |
| 8 Preapproval request approved but not accepted | 0 | 0.0% |
Codes and labels are the HMDA action-taken codes. Applications are codes 1–5; the denial rate divides code 3 by codes 1–3.
Denial reasons as coded
Share of the lender's 112,530 denials by the first denial reason it coded (outlined bar: all lenders nationally). Lenders may record up to four reasons; only the first is counted here.
States
| State | Applications | Originations | Amount | Denial rate | Median spread |
|---|---|---|---|---|---|
| Florida | 21,132 | 2,560 | $237m | 81.0% | 2.3 |
| Texas | 19,814 | 2,337 | $235m | 83.7% | 1.9 |
| California | 19,148 | 3,059 | $325m | 76.2% | 2.0 |
| New York | 11,103 | 1,473 | $150m | 79.7% | 2.1 |
| New Jersey | 10,098 | 1,714 | $171m | 73.9% | 2.1 |
| Georgia | 9,702 | 1,779 | $161m | 72.8% | 2.2 |
| Illinois | 9,343 | 1,579 | $126m | 74.6% | 2.4 |
| Pennsylvania | 8,704 | 1,355 | $110m | 75.8% | 2.3 |
| Ohio | 7,783 | 1,280 | $97m | 75.2% | 2.5 |
| North Carolina | 7,438 | 1,309 | $118m | 72.9% | 2.1 |
| Virginia | 6,424 | 1,254 | $116m | 71.2% | 2.4 |
| Arizona | 5,697 | 1,219 | $108m | 69.6% | 2.1 |
| Michigan | 5,566 | 874 | $67m | 76.2% | 2.5 |
| Indiana | 5,059 | 939 | $70m | 72.6% | 2.6 |
| Tennessee | 4,697 | 887 | $77m | 71.0% | 2.3 |
| Colorado | 4,478 | 791 | $75m | 73.6% | 2.3 |
| Massachusetts | 4,375 | 605 | $60m | 78.2% | 2.2 |
| South Carolina | 4,167 | 810 | $67m | 71.0% | 2.4 |
| Missouri | 3,989 | 802 | $61m | 69.5% | 2.3 |
| Washington | 3,583 | 663 | $67m | 72.8% | 2.1 |
| Minnesota | 3,180 | 568 | $48m | 72.1% | 2.5 |
| Connecticut | 3,109 | 507 | $46m | 73.8% | 2.3 |
| Nevada | 3,014 | 561 | $52m | 72.8% | 2.3 |
| Alabama | 2,805 | 484 | $39m | 75.6% | 2.4 |
| Wisconsin | 2,580 | 464 | $35m | 71.9% | 2.5 |
| Oklahoma | 2,474 | 450 | $33m | 73.7% | 2.5 |
| Kentucky | 2,438 | 396 | $28m | 75.8% | 2.7 |
| Utah | 2,218 | 387 | $37m | 73.7% | 2.2 |
| Louisiana | 2,217 | 261 | $19m | 83.2% | 2.7 |
| Oregon | 2,204 | 368 | $35m | 74.8% | 2.2 |
| Arkansas | 1,794 | 307 | $22m | 75.1% | 2.5 |
| Kansas | 1,767 | 367 | $27m | 70.0% | 2.4 |
| Mississippi | 1,365 | 201 | $15m | 78.5% | 2.8 |
| Delaware | 1,253 | 245 | $21m | 71.3% | 2.2 |
| Nebraska | 1,251 | 251 | $18m | 70.4% | 2.6 |
| New Hampshire | 1,248 | 194 | $18m | 74.3% | 2.0 |
| New Mexico | 1,247 | 216 | $17m | 75.3% | 2.3 |
| Idaho | 1,188 | 227 | $21m | 72.0% | 2.3 |
| West Virginia | 1,080 | 158 | $11m | 78.7% | 2.9 |
| Rhode Island | 979 | 138 | $12m | 79.0% | 2.3 |
| Maine | 920 | 155 | $14m | 74.0% | 2.0 |
| Montana | 757 | 121 | $9.8m | 75.3% | 2.2 |
| Hawaii | 632 | 51 | $6.3m | 87.3% | 1.9 |
| South Dakota | 460 | 82 | $7.0m | 73.3% | 2.3 |
| Wyoming | 419 | 82 | $6.1m | 72.0% | 2.4 |
| Alaska | 392 | 44 | $3.5m | 82.5% | 2.4 |
| North Dakota | 333 | 47 | $3.3m | 78.2% | 2.4 |
| Vermont | 317 | 50 | $3.8m | 76.2% | 1.9 |
| District of Columbia | 183 | 23 | $2.0m | 81.9% | — |
States with at least 25 applications. States with 100 or more link to the lender's page for that state.
Counties
| County | State | Applications | Originations | Amount | Denial rate |
|---|---|---|---|---|---|
| Maricopa County | AZ | 3,661 | 814 | $74m | 68.3% |
| Los Angeles County | CA | 4,006 | 542 | $63m | 79.4% |
| Cook County | IL | 3,323 | 475 | $39m | 78.5% |
| Clark County | NV | 2,355 | 425 | $39m | 73.9% |
| Riverside County | CA | 2,134 | 370 | $35m | 75.0% |
| Harris County | TX | 3,005 | 288 | $29m | 86.3% |
| Suffolk County | NY | 1,832 | 282 | $32m | 77.0% |
| San Diego County | CA | 1,648 | 264 | $35m | 75.9% |
| San Bernardino County | CA | 1,488 | 257 | $25m | 74.8% |
| Sacramento County | CA | 1,045 | 211 | $19m | 72.6% |
| Collin County | TX | 1,272 | 205 | $24m | 78.1% |
| Broward County | FL | 2,190 | 204 | $22m | 85.9% |
| Orange County | FL | 1,353 | 204 | $20m | 77.0% |
| Wake County | NC | 1,008 | 201 | $22m | 68.9% |
| Tarrant County | TX | 1,562 | 189 | $21m | 82.8% |
| Miami-Dade County | FL | 2,387 | 188 | $20m | 87.0% |
| Gwinnett County | GA | 1,168 | 188 | $18m | 75.1% |
| Orange County | CA | 1,324 | 187 | $26m | 76.8% |
| Cobb County | GA | 845 | 184 | $17m | 68.0% |
| Hillsborough County | FL | 1,369 | 180 | $17m | 79.3% |
| Ocean County | NJ | 962 | 180 | $16m | 71.6% |
| Monmouth County | NJ | 897 | 177 | $20m | 68.7% |
| Mecklenburg County | NC | 947 | 173 | $17m | 70.0% |
| DuPage County | IL | 889 | 170 | $16m | 70.5% |
| Middlesex County | NJ | 1,001 | 168 | $17m | 73.9% |
| Will County | IL | 849 | 168 | $14m | 69.4% |
| Denton County | TX | 1,121 | 167 | $17m | 79.0% |
| Nassau County | NY | 1,333 | 166 | $21m | 80.3% |
| Fulton County | GA | 945 | 162 | $16m | 74.9% |
| Palm Beach County | FL | 1,616 | 160 | $16m | 84.0% |
Up to 30 counties with at least 50 applications, by originations.
Questions and answers
How many mortgages did Discover Bank originate in 2024?
34,694 loans totalling $3.1bn, from 216,146 applications reported under HMDA. It also purchased 0 loans from other institutions, which are counted separately.
What is Discover Bank's denial rate and how does it compare?
76.0% of decided applications were denied in 2024, against 24.3% nationally and 29.0% in Florida. HMDA data alone cannot be used to determine whether a lender is complying with fair lending laws; the data do not include some legitimate credit risk considerations.
Which counties does Discover Bank lend in most?
By originations: Maricopa County, AZ (814), Los Angeles County, CA (542), Cook County, IL (475), Clark County, NV (425) and Riverside County, CA (370).
What loan types does Discover Bank make?
Conventional 34,694, FHA 0, VA 0 and USDA 0 originations in 2024; by purpose, home purchase 1,059, home improvement 10,578, refinancing 6,809, cash-out refinancing 0 and other purpose 16,248.
What reasons did Discover Bank report for denials?
The first denial reason recorded most often was credit history (50,202), debt-to-income ratio (20,424) and credit application incomplete (16,422), as coded by the lender in its HMDA filing.
Where does this data come from?
From the 2024 public HMDA loan/application register published by the FFIEC and CFPB, with the lender's name from its HMDA transmittal sheet. Cells under 25 applications are withheld.
Provenance
Source: Home Mortgage Disclosure Act public loan/application register for 2024 (trend years 2022, 2023, 2024) and transmittal sheets 2018–2024, published by the FFIEC and CFPB at ffiec.cfpb.gov, public domain. Lender identity is the LEI and name on its transmittal sheet. This site was built 30 Sep 2026. Errors in processing are corrected at the next build; see corrections. Data through 1 Aug 2026.