Use Case: RiskSpan’s Agentic AI for MBS Data Tool
Breaking Down VA vs FHA Prepayment Speeds
This use case demonstrates how agentic interaction with the MBS Data Tool helps investors move from a general observation (“VA speeds are fast”) to a data-backed, multidimensional explanation tied directly to credit, LTV, and program structure.
Business Question
Why are VA loans — particularly those with low FICO and high LTV profiles — prepaying so much faster than historically, and faster than FHA loans with comparable characteristics?
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Workflow with Agentic AI
1. Baseline Comparison

Based on the data, I can now provide a comprehensive analysis of VA vs FHA loan prepayment trends since 2020:
Key Findings:
1. Current Prepayment Speeds (as of September 2025):
– VA loans: 11.74% CPR
– FHA loans: 8.68% CPR
– VA loans are currently prepaying about 3 percentage points faster than FHA loans
2. Historical Trends:
2020-2021 (Refinance Wave):
– Both loan types experienced very high prepayment speeds
– Peak CPRs:
* FHA: 38.48% (April 2021)
* VA: ~30-31% (Late 2021)
– VA loans consistently showed higher prepayment sensitivity during this period
2022-2023 (Rising Rate Environment):
– Both loan types saw significant slowdown in prepayment speeds
– Lowest CPRs:
* FHA: 4.42% (February 2023)
* VA: 5.07% (February 2023)
– The spread between VA and FHA prepayment speeds narrowed but remained positive
2024-2025 (Current Environment):
– Moderate prepayment speeds for both loan types
– VA loans maintain faster prepayment speeds
– Recent range:
* FHA: 5-10% CPR
* VA: 7-14% CPR
3. Key Observations:
– VA loans consistently prepay faster than FHA loans across different rate environments
– The spread between VA and FHA prepayment speeds tends to widen in more favorable refinancing environments
– Both loan types show similar seasonal patterns but with different magnitudes
– VA loans show greater prepayment sensitivity to market conditions
4. Portfolio Sizes:
– FHA: Currently ~7.45 million loans with $1.47 trillion in balance
– VA: Currently ~3.77 million loans with $1.03 trillion in balance
This analysis suggests that investors should expect consistently faster prepayment speeds from VA loans compared to FHA loans, particularly during periods of favorable refinancing opportunities. The higher prepayment sensitivity of VA loans likely reflects the generally better credit quality of VA borrowers and their greater ability to refinance when rates are favorable.
2. High-Credit Borrowers

Based on the analysis of high-FICO (740+) VA and FHA loans, here are the key findings:
1. Current Prepayment Speeds (September 2025):
– High-FICO VA: 9.37% CPR
– High-FICO FHA: 5.96% CPR
– Spread: 3.41% faster for VA
2. Portfolio Characteristics (as of September 2025):
High-FICO VA Loans:
– Average FICO: 779
– Average WAC: 3.85%
– Average CLTV: 58.1%
– Balance: $443.4B (43% of VA portfolio)
– Loan Count: 1.47M loans
High-FICO FHA Loans:
– Average FICO: 769
– Average WAC: 4.55%
– Average CLTV: 58.4%
– Balance: $188.0B (13.8% of FHA portfolio)
– Loan Count: 879K loans
3. Key Trends (2024-2025):
Prepayment Speed Range:
– High-FICO VA: 4.26% to 14.76% CPR
– High-FICO FHA: 3.56% to 8.68% CPR
Seasonal Patterns:
– Both show seasonal increases in spring/summer months
– VA loans show more pronounced seasonal effects
– Peak prepayment typically occurs in October/November
4. Notable Observations:
– The prepayment speed differential between VA and FHA remains significant even at high FICO levels
– High-FICO VA loans have consistently lower WACs (about 70bps lower)
– Similar CLTV profiles between high-FICO VA and FHA
– VA has a much larger proportion of high-FICO borrowers (43% vs 13.8% for FHA)
– High-FICO VA loans show greater prepayment sensitivity to market conditions
5. Recent Trends:
– Both loan types show increasing prepayment speeds in 2025
– The spread between VA and FHA prepayment speeds has remained relatively stable
– High-FICO VA loans maintain faster prepayment speeds even in rising rate environments
This analysis suggests that even when controlling for credit quality (FICO ≥ 740), VA loans consistently prepay faster than FHA loans. This is likely due to:
1. Lower average note rates (WAC)
2. VA’s no-down-payment benefit making it easier to refinance
3. Generally better borrower demographics and income profiles
4. More streamlined refinancing options for VA loans
Investors should expect continued faster prepayment speeds from high-FICO VA loans compared to high-FICO FHA loans, particularly during favorable rate environments or seasonal peaks.
3. Low-Credit Borrowers

Based on the analysis of low-FICO (<640) VA and FHA loans, here are the key findings:
1. Current Prepayment Speeds (September 2025):
– Low-FICO VA: 21.04% CPR
– Low-FICO FHA: 12.07% CPR
– Spread: 8.97% faster for VA
2. Portfolio Characteristics (as of September 2025):
Low-FICO VA Loans:
– Average FICO: 611 – Average WAC: 4.77%
– Average CLTV: 66.2%
– Average Age: 52.3 months
– Balance: $77.5B (8.3% of VA portfolio)
– Loan Count: 316K loans
Low-FICO FHA Loans:
– Average FICO: 609
– Average WAC: 4.83%
– Average CLTV: 60.4%
– Average Age: 62.8 months
– Balance: $290.7B (21.3% of FHA portfolio)
– Loan Count: 1.49M loans
3. Key Trends (2024-2025):
Prepayment Speed Range:
– Low-FICO VA: 9.08% to 27.54% CPR
– Low-FICO FHA: 6.31% to 12.73% CPR
Notable Patterns:
– Much higher volatility in VA prepayment speeds
– Larger seasonal effects in VA loans
– Consistently wider spread between VA and FHA vs high-FICO segment
4. Key Differences:
Portfolio Composition:
– FHA has a much larger concentration in low-FICO loans (21.3% vs 8.3% for VA)
– FHA’s low-FICO portfolio is nearly 4x larger than VA’s by balance
Performance Characteristics:
– VA loans show significantly higher prepayment speeds despite similar credit profiles
– VA loans exhibit greater prepayment volatility
– VA loans have slightly better average FICO scores within the low-FICO segment
– VA loans have higher CLTVs but lower WACs
5. Recent Trends:
– Both loan types show increasing prepayment speeds in 2025
– VA prepayment speeds are consistently higher and more volatile
– Seasonal patterns are more pronounced in VA loans
– The spread between VA and FHA prepayment speeds has remained wide
6. Notable Observations:
– The prepayment speed differential between VA and FHA is actually larger in the low-FICO segment than in the high-FICO segment
– Low-FICO VA loans show surprisingly high prepayment speeds despite lower credit scores
– FHA loans show more consistent, less volatile prepayment patterns
– VA loans maintain faster speeds despite higher CLTVs
This analysis reveals that the prepayment behavior difference between VA and FHA loans is even more pronounced in the low-FICO segment than in the high-FICO segment. This could be due to:
1. VA’s stronger refinancing program benefits for lower-credit borrowers
2. More flexible VA streamline refinance requirements
3. Better servicing support for VA borrowers
4. Lower average note rates in the VA program
5. Potentially different borrower demographics within the same FICO band
Investors should expect:
– Higher and more volatile prepayment speeds from low-FICO VA loans
– More stable, lower prepayment speeds from low-FICO FHA loans
– Larger seasonal effects in VA loans
– Greater market sensitivity in VA loans
4. High-LTV Loans

Based on the analysis of high-LTV (≥95%) VA and FHA loans, here are the key findings:
1. Current Prepayment Speeds (September 2025):
– High-LTV VA: 12.37% CPR
– High-LTV FHA: 7.77% CPR
– Spread: 4.60% faster for VA
2. Portfolio Characteristics (as of September 2025):
High-LTV VA Loans:
– Average FICO: 714
– Average WAC: 4.33%
– Average CLTV: 70.9%
– Average Original LTV: 100.3%
– Average Age: 52.9 months
– Balance: $607.2B (61.1% of VA portfolio)
– Loan Count: 2.11M loans
High-LTV FHA Loans:
– Average FICO: 679
– Average WAC: 4.61%
– Average CLTV: 62.9%
– Average Original LTV: 97.6%
– Average Age: 71.7 months
– Balance: $1.04T (72.0% of FHA portfolio)
– Loan Count: 5.08M loans
3. Key Trends (2024-2025):
Prepayment Speed Range:
– High-LTV VA: 5.60% to 19.73% CPR
– High-LTV FHA: 4.50% to 8.89% CPR
Notable Patterns:
– Higher volatility in VA prepayment speeds
– Strong seasonal patterns in VA prepayments
– More stable FHA prepayment patterns
– Consistent spread between VA and FHA
4. Key Differences:
Portfolio Composition:
– Both programs have significant high-LTV concentration
– FHA has larger absolute exposure but similar relative exposure
– VA allows higher original LTV (100%+) compared to FHA
Performance Characteristics:
– VA loans consistently prepay faster despite higher LTVs
– VA borrowers have notably higher FICO scores (+35 points)
– VA loans have lower WACs (-28bps)
– VA loans are significantly younger (-19 months)
5. Recent Trends:
– Both loan types show increasing prepayment speeds in 2025
– VA prepayment speeds remain more volatile and responsive to seasonality
– Peak prepayment periods occur in spring/summer months
– The spread between VA and FHA has remained relatively stable
6. Notable Observations:
– High-LTV concentration is a defining characteristic of both programs
– VA’s higher prepayment speeds persist despite higher LTVs
– Better credit quality of VA borrowers likely contributes to faster speeds
– Younger average loan age in VA portfolio may influence prepayment behavior
– Lower WACs in VA portfolio suggest more efficient refinancing history
Implications for Investors:
1. Portfolio Management:
– Expect faster and more volatile prepayments from high-LTV VA loans
– Consider seasonal patterns in VA prepayments for timing decisions
– Factor in the significant WAC differential when evaluating prepayment risk
2. Risk Considerations:
– Higher prepayment risk in VA despite similar LTV profiles
– Greater market sensitivity in VA portfolio
– More stable, predictable prepayment patterns in FHA
3. Valuation Impact:
– Need to apply larger prepayment speed differentials for VA vs FHA
– Consider stronger seasonal effects in VA valuations
– Account for credit quality differences within high-LTV segment
The analysis suggests that even in the high-LTV segment, VA loans maintain significantly faster prepayment speeds than FHA loans, driven by:
1. Better borrower credit quality
2. Lower note rates
3. More flexible refinancing options
4. Younger loan age
5. More efficient VA refinancing program
These factors appear to overcome the theoretical constraints of high LTV ratios on refinancing ability.
5. Program Features as Drivers

The data strongly supports that program features drive faster VA prepayment speeds. Here’s the detailed analysis:
1. Early Prepayment Behavior (0-24 months):
– VA loans age 13-24 months: 25.29% CPR
– FHA loans age 13-24 months: 17.04% CPR
– The 8.25% difference reflects VA’s more flexible refinancing rules
– No seasoning requirement for VA vs 210 days for FHA
2. Refinance Incentive Response:
– High incentive (>100bp) VA: 50.43% CPR
– High incentive (>100bp) FHA: 26.55% CPR
– The dramatic difference (23.88%) shows VA borrowers can more easily act on rate incentives
– Even medium incentive (0-100bp) shows large gap:
* VA: 29.59% CPR
* FHA: 18.37% CPR
3. Credit Quality Impact:
– VA average FICO: 715-724 across age buckets
– FHA average FICO: 672-681 across age buckets
– Better VA credit quality + easier program rules = faster speeds
4. Cost Structure Effects:
VA Advantages:
– Lower funding fee (0.5%)
– No ongoing MIP
– Can include closing costs
– Results in lower all-in refinancing costs FHA Constraints:
– Higher upfront MIP (1.75%)
– Ongoing annual MIP
– More restricted closing cost inclusion
– Higher total refinancing costs
5. LTV Considerations:
– VA has no maximum LTV for IRRRL
– FHA generally limited to 97.75% LTV
– Current data shows:
* VA high-LTV loans (>95%): 12.37% CPR
* FHA high-LTV loans (>95%): 7.77% CPR
6. Program Flexibility Evidence:
Response to Rate Environment:
– VA loans show stronger reaction to refi incentives
– Higher CPRs across all incentive buckets
– Faster response to market opportunities
Seasoning Effects:
– VA shows earlier prepayment spikes
– More pronounced early-age prepayment behavior
– Less constrained by seasoning rules
7. Servicer Impact:
– VA servicers may be more proactive due to program ease
– Lower documentation requirements reduce operational friction
– Simpler approval process enables faster execution
The data demonstrates that VA’s program features create a more efficient refinancing mechanism:
1. Lower Costs:
– Reduced fees
– No ongoing MIP
– More included costs
2. Fewer Restrictions:
– No LTV limits
– No seasoning requirement
– Limited credit checks
3. Simpler Process:
– Less documentation
– Faster approval
– Lower operational burden
These advantages manifest in:
– Consistently faster prepayment speeds
– Stronger response to rate incentives
– Earlier refinancing activity
– Higher refinancing success rates
For investors, this means:
1. Expect faster VA prepayments across market cycles
2. Anticipate stronger response to refinancing opportunities
3. Factor in program differences when valuing VA vs FHA MBS
4. Consider seasoning rules when evaluating young loans
The combination of program features and data evidence clearly shows that VA’s more flexible refinancing rules are a primary driver of faster prepayment speeds compared to FHA.
6. Scenario Stress Test

Based on the current portfolio characteristics and historical refinancing behavior, here’s how a 100bps rate drop would likely impact VA vs FHA prepayment speeds:
1. Current Portfolio Rate Distribution:
VA Portfolio:
– 7.5%+ WAC: $4.6B (0.4%)
– 7.0-7.49% WAC: $18.5B (1.8%)
– 6.5-6.99% WAC: $71.1B (6.9%)
– 6.0-6.49% WAC: $105.3B (10.2%)
– 5.5-5.99% WAC: $118.7B (11.5%)
– <5.5% WAC: $713.0B (69.2%)
FHA Portfolio:
– 7.5%+ WAC: $23.6B (1.6%)
– 7.0-7.49% WAC: $68.5B (4.7%)
– 6.5-6.99% WAC: $163.8B (11.2%)
– 6.0-6.49% WAC: $158.4B (10.8%)
– 5.5-5.99% WAC: $149.0B (10.2%)
– <5.5% WAC: $903.5B (61.5%)
2. Projected Prepayment Speeds by Refi Incentive:
Based on current behavior with similar incentives:
High Incentive (>100bps):
– VA: 50-55% CPR
– FHA: 25-27% CPR
– Differential: ~25-28% faster for VA
Medium Incentive (50-100bps):
– VA: 35-40% CPR
– FHA: 20-25% CPR
– Differential: ~15% faster for VA
Low Incentive (0-50bps):
– VA: 25-30% CPR – FHA: 15-18% CPR
– Differential: ~10-12% faster for VA
3. Portfolio Impact of 100bps Rate Drop:
VA Portfolio:
– ~$200B would move to >100bps incentive
– ~$119B would move to 50-100bps incentive
– Weighted average CPR projection: 32-37% CPR
FHA Portfolio:
– ~$256B would move to >100bps incentive
– ~$149B would move to 50-100bps incentive
– Weighted average CPR projection: 18-22% CPR
4. Key Factors Driving Divergence:
Program Features:
– VA IRRRL has no LTV restrictions
– VA has lower funding fees
– VA has simpler documentation requirements
– VA has no seasoning requirement
Borrower Characteristics:
– VA has higher average FICOs (714 vs 675)
– VA has lower average WACs
– VA has younger average loan age
5. Projected Timeline of Response:
Months 1-3:
– VA speeds increase rapidly to 30-35% CPR
– FHA speeds lag, reaching 15-18% CPR
– Differential: 15-17% CPR
Months 4-6:
– VA peaks at 35-40% CPR – FHA reaches 20-22% CPR
– Differential: 15-18% CPR
Months 7-12:
– VA moderates to 30-35% CPR
– FHA stabilizes at 18-20% CPR
– Differential: 12-15% CPR
6. Risk Factors to Consider:
Upside Risks (faster speeds):
– Pent-up refinance demand
– Improved technology/processing
– Competitive lender environment
Downside Risks (slower speeds):
– Housing market uncertainty
– Credit tightening
– Operational capacity constraints
7. Investment Implications:
1. Premium Pools:
– Expect significantly faster VA prepayments
– Greater price impact on VA premium pools
– Wider VA-FHA OAS spreads
2. Current Coupon Pools:
– Moderate prepayment differential
– Less price impact
– Smaller OAS spread widening
3. Discount Pools:
– Minimal impact on speeds
– Limited price effect
– Stable OAS spreads
Recommendations:
1. Portfolio Positioning:
– Reduce exposure to premium VA pools
– Consider FHA alternatives in premium segment
– Maintain VA exposure in current coupon/discount segments
2. Risk Management:
– Increase prepayment protection in VA holdings
– Consider specified pool stories
– Monitor servicer behavior closely
3. Relative Value:
– Look for opportunities in FHA premium pools
– Consider VA-FHA switches in premium segment
– Evaluate specified pool pay-ups
The analysis suggests a significant divergence in VA vs FHA prepayment speeds following a 100bps rate drop, with VA speeds likely to be 12-25% CPR faster depending on the segment and timing. This differential is driven by both program features and borrower characteristics, with the impact most pronounced in premium pools.
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