WASHINGTON (AP) — A confidant of Bill Pulte, the Trump administration's top housing regulator, provided confidential mortgage pricing data from Fannie Mae to a principal competitor, alarming senior officials of the government-backed lending giant who warned it could expose the company to claims that it was colluding with a rival to fix mortgage rates.
Emails reviewed by The Associated Press show that Fannie Mae executives were unnerved about what one called the “very problematic” disclosure of data by Lauren Smith, the company's head of marketing, who was acting on Pulte’s behalf.
“Lauren, the information that was provided to Freddie Mac in this email is a problem,” Malloy Evans, senior vice president of Fannie Mae’s single-family mortgage division, wrote in an Oct. 11 email. “That is confidential, competitive information.”
He also copied Fannie Mae’s CEO, Priscilla Almodovar, on the email, which bore the subject line: “As Per Director Pulte’s Ask.” Evans asked Fannie Mae's top attorney “to weigh in on what, if any, steps we need to take legally to protect ourselves now.”
While Smith still holds her position, the senior Fannie Mae officials who called her conduct into question were all forced out of their jobs late last month, along with internal ethics watchdogs who were investigating Pulte and his allies.
The dismissals rattled the housing industry and drew condemnation from Democrats. It also gave Pulte's critics evidence to support claims that he has leveraged the nonpublic information available to him to further his own political aims.
“This is another example of Bill Pulte weaponizing his role to do Donald Trump’s bidding, instead of working to lower costs amidst a housing crisis,” said Sen. Elizabeth Warren, of Massachusetts, the ranking Democrat on the Senate Banking Committee. “His behavior raises significant questions, and he needs to be brought in front of Congress to answer them.”
The episode marks the latest example of Pulte using what is typically a low-profile position in the federal bureaucracy to enhance his own standing and gain the attention of President Trump. He's prompted mortgage fraud investigations of prominent Democrats who are some of the president’s best known antagonists, including Sen. Adam Schiff of California, New York Attorney General Letitia James and California Rep. Eric Swalwell.
In June, he ordered Fannie Mae and Freddie Mac to prepare a proposal for the firms to accept cryptocurrency, another industry Trump has boosted, as part of the criteria for buying mortgages from banks. Last week, he persuaded Trump about the allure of a 50-year mortgage as a way to increase home buying and building — a proposal that was widely criticized because it would drastically increase the overall price of a loan.
Pulte also has focused on large home construction companies, which have drawn Trump's ire. Pulte requested confidential Fannie Mae data and has publicly signaled that he is considering a crackdown if the companies do not increase construction volume.
“I’m looking at the Fannie Mae builder data and with the top three homebuilders we buy EASILY over $20 billion in THEIR LOANS!” he posted to X in early October.
In a brief statement, the Federal Housing Finance Agency, which Pulte leads, did not address questions from the AP, but said the agency “requires its regulated entities to carry out their operations in compliance with all applicable laws and regulations.”
Fannie Mae said it takes “compliance with the law very seriously and we have a rigorous program to ensure we follow all laws and regulations.”
Pulte and Smith did not respond to requests for comment.
Since his appointment to lead the FHFA, Pulte has sought to ingratiate himself with Trump. The 37-year-old scion of a homebuilding company fortune, Pulte has cultivated a reputation as a hyper-online millennial with a thirst for recognition and a desire to please the president. He and his wife also donated about $1 million to Trump's campaign, campaign finance disclosures show.
When Trump sought to oust Federal Reserve chair Jay Powell, Pulte became a leading attacker, routinely taking to X, formerly Twitter, where he has over 3 million followers, to excoriate the central bank leader.
The Wall Street Journal reported this week that some Fannie Mae ethics and oversight officials who were fired last month had been investigating whether Pulte improperly obtained mortgage information for James, who was charged last month with bank fraud after Pulte sent a criminal referral to the Justice Department. She said the charges, which she denies, are politically motivated.
Pulte's power over the mortgage lending industry is unusual. Not long after his Senate confirmation, he appointed himself chairman of both Fannie Mae and Freddie Mac, which hold trillions of dollars in assets. The companies serve as a crucial backstop for the home lending industry by buying up mortgages from individual lenders, which are packaged together and sold to investors.
The three competing roles present the potential for a conflict of interest that is detailed in emails reviewed by AP. Like many matters of public policy in Trump's Washington, it appears to have begun with a social media post.
In October, Trump criticized the homebuilding industry, which he likened to the oil-market-dominating cartel OPEC.
“They're sitting on 2 million empty lots, A RECORD,” the president posted to his social media platform, Truth Social. “I'm asking Fannie Mae and Freddie Mac to get Big Homebuilders going.”
“On it,” Pulte posted in response on X.
Pulte turned to Smith, who in her brief tenure at Fannie Mae had become a trusted Pulte ally whose work portfolio transcended the boundaries dividing Fannie Mae, Freddie Mac and the FHFA, according to two people who spoke on condition of anonymity out of fear of retribution.
Soon, a team at Fannie Mae was overseeing an effort to pull together a tranche of mortgage data, according to emails reviewed by the AP. Smith played a central role and shared the confidential lender-level pricing information with Freddie Mac, which set off alarms at both companies, according to the emails. A spokesman for Freddie Mac declined comment.
In the Oct. 11 message to Smith, Evans, the Fannie Mae mortgage executive, also added others to the email chain because they “were involved with this week's efforts to compile this information” and he wanted to “make sure you do not exacerbate this issue.”
Danielle McCoy, Fannie Mae's general counsel, weighed in, adding that the information Smith provided to Freddie Mac should “never be shared” and “could put the company at risk.”
Others who were part of the email chain included Almodovar, the CEO; chief operating officer Peter Akwaboah; Devang Doshi, a senior vice president for capital markets; and John Roscoe, a Pulte loyalist and former Trump White House aide, who served as Fannie Mae's executive vice president of public relations and operations.
Days later, Almodovar, McCoy and Evans — who did not respond to requests for comment — were out of a job. Meanwhile, Roscoe was promoted to co-president of the company, while Akwaboah was named acting CEO.
Pulte also got something he wanted.
A day after the terse email exchange, Trump posted a graphic to his Truth Social network that featured Fannie Mae's logo, a list of large homebuilders and the headline “We Give Them Billions.”
Pulte quickly reposted it.
Associated Press writer Fatima Hussein contributed reporting.
FILE - Director of the Federal Housing Finance Agency Bill Pulte speaks with reporters at the White House, Sept. 2, 2025, in Washington. (AP Photo/Mark Schiefelbein, File)
