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Section 1: 10-Q (10-Q)

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UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
 
 FORM 10-Q 
(Mark One)
ý
QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934
For the quarterly period ended March 31, 2018
OR 
¨
TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934
For the transition period from                 to                
Commission File Number 1-9977
 
 393254879_mhlogo1linetaga08.jpg
Meritage Homes Corporation
(Exact Name of Registrant as Specified in its Charter)
Maryland
 
86-0611231
(State or Other Jurisdiction of
Incorporation or Organization)
 
(IRS Employer
Identification No.)
 
 
8800 E. Raintree Drive, Suite 300,
Scottsdale, Arizona
 
85260
(Address of Principal Executive Offices)
 
(Zip Code)
(480) 515-8100
(Registrant’s telephone number, including area code)
N/A
(Former Name, Former Address and Formal Fiscal Year, if Changed Since Last Report)
 Indicate by check mark whether the registrant: (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days.    Yes  ý No  ¨
Indicate by a checkmark whether the registrant has submitted electronically and posted on its corporate Web site, if any, every Interactive Date File required to be submitted and posted pursuant to Rule 405 of Regulation S-T (§ 232.405 of this chapter) during the preceding 12 months (or for such shorter period that the registrant was required to submit and post such files).    Yes  ý    No  ¨
Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, smaller reporting company, or an emerging growth company. See the definitions of “large accelerated filer,” “accelerated filer,” “smaller reporting company,” and "emerging growth company" in Rule 12b-2 of the Exchange Act.
Large accelerated filer
ý
Accelerated filer
¨
Non-accelerated filer
¨  (Do not check if a smaller reporting company)
Smaller reporting company
¨
 
 
Emerging growth company
¨
If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act. ¨
Indicate by a checkmark whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act).    Yes  ¨    No  ý

Common shares outstanding as of April 26, 2018: 40,643,513




MERITAGE HOMES CORPORATION
FORM 10-Q FOR THE QUARTER ENDED MARCH 31, 2018
TABLE OF CONTENTS
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Items 3-5. Not Applicable
 
 
 
 
 


2






PART I - FINANCIAL INFORMATION

Item 1.    Financial Statements

MERITAGE HOMES CORPORATION AND SUBSIDIARIES
UNAUDITED CONSOLIDATED BALANCE SHEETS
(in thousands, except share amounts)
 
 
 
 
 
 
 
 
March 31, 2018
 
December 31, 2017
Assets
 
 
 
 
Cash and cash equivalents
 
$
172,552

 
$
170,746

Other receivables
 
74,380

 
79,317

Real estate
 
2,802,798


2,731,380

Real estate not owned
 
38,864

 
38,864

Deposits on real estate under option or contract
 
52,539

 
59,945

Investments in unconsolidated entities
 
16,441

 
17,068

Property and equipment, net
 
49,761

 
33,631

Deferred tax asset
 
35,269

 
35,162

Prepaids, other assets and goodwill
 
84,560

 
85,145

Total assets
 
$
3,327,164

 
$
3,251,258

Liabilities
 
 
 
 
Accounts payable
 
$
140,557

 
$
140,516

Accrued liabilities
 
181,188


181,076

Home sale deposits
 
33,761

 
34,059

Liabilities related to real estate not owned
 
34,978

 
34,978

Loans payable and other borrowings
 
16,854

 
17,354

Senior notes, net
 
1,294,494

 
1,266,450

Total liabilities
 
1,701,832

 
1,674,433

Stockholders’ Equity
 
 
 
 
Preferred stock, par value $0.01. Authorized 10,000,000 shares; none issued and outstanding at March 31, 2018 and December 31, 2017
 

 

Common stock, par value $0.01. Authorized 125,000,000 shares; issued 40,632,316 and 40,330,741 shares at March 31, 2018 and December 31, 2017, respectively
 
406

 
403

Additional paid-in capital
 
589,791

 
584,578

Retained earnings
 
1,035,135

 
991,844

Total stockholders’ equity
 
1,625,332

 
1,576,825

Total liabilities and stockholders’ equity
 
$
3,327,164

 
$
3,251,258

See accompanying notes to unaudited consolidated financial statements



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MERITAGE HOMES CORPORATION AND SUBSIDIARIES
UNAUDITED CONSOLIDATED INCOME STATEMENTS
(in thousands, except per share amounts)
 
 
 
Three Months Ended March 31,
 
 
2018
 
2017
Homebuilding:
 
 
 
 
Home closing revenue
 
$
728,532

 
$
660,617

Land closing revenue
 
14,032

 
12,155

Total closing revenue
 
742,564

 
672,772

Cost of home closings
 
(604,202
)
 
(553,349
)
Cost of land closings
 
(15,242
)
 
(9,660
)
Total cost of closings
 
(619,444
)
 
(563,009
)
Home closing gross profit
 
124,330

 
107,268

Land closing gross (loss)/profit
 
(1,210
)
 
2,495

Total closing gross profit
 
123,120

 
109,763

Financial Services:
 
 
 
 
Revenue
 
3,048

 
2,944

Expense
 
(1,484
)
 
(1,379
)
Earnings from financial services unconsolidated entities and other, net
 
2,656

 
2,725

Financial services profit
 
4,220

 
4,290

Commissions and other sales costs
 
(52,752
)
 
(48,320
)
General and administrative expenses
 
(30,893
)
 
(29,622
)
(Loss)/earnings from other unconsolidated entities, net
 
(46
)
 
373

Interest expense
 
(136
)
 
(825
)
Other income, net
 
5,371

 
1,110

Earnings before income taxes
 
48,884

 
36,769

Provision for income taxes
 
(5,010
)
 
(13,197
)
Net earnings
 
$
43,874

 
$
23,572

Earnings per common share:
 
 
 
 
Basic
 
$
1.08

 
$
0.59

Diluted
 
$
1.07

 
$
0.56

Weighted average number of shares:
 
 
 
 
Basic
 
40,488

 
40,178

Diluted
 
41,140

 
42,808

See accompanying notes to unaudited consolidated financial statements



4




MERITAGE HOMES CORPORATION AND SUBSIDIARIES
UNAUDITED CONSOLIDATED STATEMENTS OF CASH FLOWS
(in thousands)
 
 
 
Three Months Ended March 31,
 
 
2018
 
2017
Cash flows from operating activities:
 
 
 
 
Net earnings
 
$
43,874

 
$
23,572

Adjustments to reconcile net earnings to net cash used in operating activities:
 
 
 
 
Depreciation and amortization
 
5,866

 
3,670

Stock-based compensation
 
5,209

 
3,295

Equity in earnings from unconsolidated entities
 
(2,610
)
 
(3,098
)
Distributions of earnings from unconsolidated entities
 
3,244

 
3,280

Other
 
2,301

 
(18
)
Changes in assets and liabilities:
 
 
 
 
Increase in real estate
 
(87,732
)
 
(89,222
)
Decrease in deposits on real estate under option or contract
 
7,406

 
5,532

Decrease/(increase) in other receivables, prepaids and other assets
 
5,426

 
(20,162
)
Decrease in accounts payable and accrued liabilities
 
(15
)
 
(16,064
)
(Decrease)/increase in home sale deposits
 
(298
)
 
4,449

Net cash used in operating activities
 
(17,329
)
 
(84,766
)
Cash flows from investing activities:
 
 
 
 
Investments in unconsolidated entities
 

 
(10
)
Purchases of property and equipment
 
(6,383
)
 
(3,238
)
Proceeds from sales of property and equipment
 
30

 
49

Maturities/sales of investments and securities
 
1,018

 
1,226

Payments to purchase investments and securities
 
(1,018
)
 
(1,226
)
Net cash used in investing activities
 
(6,353
)
 
(3,199
)
Cash flows from financing activities:
 
 
 
 
Proceeds from Credit Facility, net
 

 
45,000

Repayment of loans payable and other borrowings
 
(2,197
)
 
(3,048
)
Repayment of senior notes
 
(175,000
)
 

Proceeds from issuance of senior notes
 
206,000

 

Payment of debt issuance costs
 
(3,315
)
 

Net cash provided by financing activities
 
25,488

 
41,952

Net increase/(decrease) in cash and cash equivalents
 
1,806

 
(46,013
)
Cash and cash equivalents, beginning of period
 
170,746

 
131,702

Cash and cash equivalents, end of period
 
$
172,552

 
$
85,689

See Supplemental Disclosure of Cash Flow Information in Note 13.
See accompanying notes to unaudited consolidated financial statements


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MERITAGE HOMES CORPORATION AND SUBSIDIARIES
NOTES TO UNAUDITED CONSOLIDATED FINANCIAL STATEMENTS

NOTE 1 — ORGANIZATION AND BASIS OF PRESENTATION
Organization. Meritage Homes is a leading designer and builder of single-family homes. We primarily build in historically high-growth regions of the United States and offer a variety of homes that are designed to appeal to a wide range of homebuyers primarily focused on first-time and first move-up buyers. We have homebuilding operations in three regions: West, Central and East, which are comprised of nine states: Arizona, California, Colorado, Texas, Florida, Georgia, North Carolina, South Carolina and Tennessee. We also operate a wholly-owned title company, Carefree Title Agency, Inc. ("Carefree Title"). Carefree Title's core business includes title insurance and closing/settlement services we offer to our homebuyers. Through our predecessors, we commenced our homebuilding operations in 1985. Meritage Homes Corporation was incorporated in 1988 in the state of Maryland.
Our homebuilding and marketing activities are conducted under the name of Meritage Homes in each of our homebuilding markets. In limited cases, we also offer luxury homes under the brand name of Monterey Homes in some markets. At March 31, 2018, we were actively selling homes in 253 communities, with base prices ranging from approximately $175,000 to $1,402,000.
Basis of Presentation. The accompanying unaudited consolidated financial statements have been prepared in accordance with accounting principles generally accepted in the United States (“GAAP”) for interim financial information and with the instructions to Form 10-Q and Article 10 of Regulation S-X. Accordingly, they do not include all of the information and footnotes required by GAAP for complete financial statements. These financial statements should be read in conjunction with the consolidated financial statements in our Annual Report on Form 10-K for the year ended December 31, 2017. The consolidated financial statements include the accounts of Meritage Homes Corporation and those of our consolidated subsidiaries, partnerships and other entities in which we have a controlling financial interest, and of variable interest entities (see Note 3) in which we are deemed the primary beneficiary (collectively, “us”, “we”, “our” and “the Company”). Intercompany balances and transactions have been eliminated in consolidation. In the opinion of management, the accompanying unaudited financial statements include all adjustments (consisting only of normal recurring entries), necessary for the fair presentation of our results for the interim periods presented. Results for interim periods are not necessarily indicative of results to be expected for the full year.
Cash and Cash Equivalents. Liquid investments with an initial maturity of three months or less are classified as cash equivalents. Amounts in transit from title companies or closing agents for home closings of approximately $68.9 million and $107.1 million are included in cash and cash equivalents at March 31, 2018 and December 31, 2017, respectively.

Real Estate. Real estate is stated at cost unless the asset is determined to be impaired, at which point the inventory is written down to fair value as required by Accounting Standards Codification (“ASC”) 360-10, Property, Plant and Equipment (“ASC 360-10”). Inventory includes the costs of land acquisition, land development, home construction, capitalized interest, real estate taxes, capitalized direct overhead costs incurred during development and home construction that benefit the entire community, less impairments, if any. Land and development costs are typically allocated and transferred to homes under construction when construction begins. Home construction costs are accumulated on a per-home basis, while selling costs are expensed as incurred. Cost of home closings includes the specific construction costs of the home and all related allocated land acquisition, land development and other common costs (both incurred and estimated to be incurred) that are allocated based upon the total number of homes expected to be closed in each community or phase. Any changes to the estimated total development costs of a community or phase are allocated to the remaining homes in the community or phase. When a home closes, we may have incurred costs for goods and services that have not yet been paid. An accrued liability to capture such obligations is recorded in connection with the home closing and charged directly to cost of sales.

We rely on certain estimates to determine our construction and land development costs. Construction and land costs are comprised of direct and allocated costs, including estimated future costs. In determining these costs, we compile project budgets that are based on a variety of assumptions, including future construction schedules and costs to be incurred. It is possible that actual results could differ from budgeted amounts for various reasons, including construction delays, labor or material shortages, increases in costs that have not yet been committed, changes in governmental requirements, or other unanticipated issues encountered during construction and development and other factors beyond our control. To address uncertainty in these budgets, we assess, update and revise project budgets on a regular basis, utilizing the most current information available to estimate construction and land costs.


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Typically, a community's life cycle ranges from three to five years, commencing with the acquisition of the land, continuing through the land development phase, if applicable, and concluding with the sale, construction and closing of the homes. Actual community lives will vary based on the size of the community, the sales absorption rate and whether the land purchased was raw, partially-developed or in finished status. Master-planned communities encompassing several phases and super-block land parcels may have significantly longer lives and projects involving smaller finished lot purchases may be shorter.

All of our land inventory and related real estate assets are reviewed for recoverability, as our inventory is considered “long-lived” in accordance with GAAP. Impairment charges are recorded to write down an asset to its estimated fair value if the undiscounted cash flows expected to be generated by the asset are lower than its carrying amount. Our determination of fair value is based on projections and estimates. Changes in these expectations may lead to a change in the outcome of our impairment analysis, and actual results may also differ from our assumptions. Such an analysis is conducted if there is an indication of a decline in value of our land and real estate assets. The impairment of a community is allocated to each lot on a straight-line basis.

Deposits. Deposits paid for land options and purchase contracts are recorded and classified as Deposits on real estate under option or contract until the related land is purchased. Deposits are reclassified as a component of real estate inventory at the time the deposit is applied to the acquisition price of the lots based on the terms of the underlying agreements. To the extent they are non-refundable, deposits are charged to expense if the land acquisition contract is terminated or no longer considered probable. Since our acquisition contracts typically do not require specific performance, we do not consider such contracts to be contractual obligations to purchase the land and our total exposure under such contracts is limited to the loss of the non-refundable deposits and any ancillary capitalized costs. Our deposits on real estate under option or contract were $52.5 million and $59.9 million as of March 31, 2018 and December 31, 2017, respectively.

Goodwill. In accordance with ASC 350, Intangibles, Goodwill and Other ("ASC 350"), we analyze goodwill on an annual basis (or whenever indication of impairment exists) through a qualitative assessment to determine whether it is necessary to perform a goodwill impairment test. ASC 350 states that an entity may first assess qualitative factors to determine whether it is necessary to perform a goodwill impairment test. Such qualitative factors include: (1) macroeconomic conditions, such as a deterioration in general economic conditions, (2) industry and market considerations such as deterioration in the environment in which the entity operates, (3) cost factors such as increases in raw materials and labor costs, and (4) overall financial performance such as negative or declining cash flows or a decline in actual or planned revenue or earnings. If the qualitative analysis determines that additional impairment testing is required, impairment testing in accordance with ASC 350 would be initiated. We continually evaluate our qualitative inputs to assess whether events and circumstances have occurred that indicate the goodwill balance may not be recoverable.

Off-Balance Sheet Arrangements - Joint Ventures. We may participate in land development joint ventures as a means of accessing larger parcels of land and lot positions, expanding our market opportunities, managing our risk profile and leveraging our capital base. See Note 4 for additional discussion of our investments in unconsolidated entities.
Off-Balance Sheet Arrangements - Other. In the normal course of business, we may acquire lots from various development entities pursuant to option and purchase agreements. The purchase price generally approximates the market price at the date the contract is executed (with possible future escalators). See Note 3 for additional information on off-balance sheet arrangements.
Surety Bonds and Letters of Credit. We provide surety bonds or letters of credit in support of our obligations relating to the development of our projects and other corporate purposes. Surety bonds are generally posted in lieu of letters of credit or cash deposits. The amount of these obligations outstanding at any time varies depending on the stage and level of completion of our development activities. Bonds are generally not released until all development activities under the bond are complete. In the event a bond or letter of credit is drawn upon, we would be obligated to reimburse the issuer for any amounts advanced under the bond or letter of credit. We believe it is unlikely that any significant amounts of these bonds or letters of credit will be drawn upon.


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The table below outlines our surety bond and letter of credit obligations (in thousands):
 
As of
 
March 31, 2018
 
December 31, 2017
 
Outstanding
 
Estimated work
remaining to
complete
 
Outstanding
 
Estimated work
remaining to
complete
Sureties:
 
 
 
 
 
 
 
Sureties related to owned projects and lots under contract
$
316,905

 
$
139,025

 
$
296,387

 
$
120,320

Total Sureties
$
316,905

 
$
139,025

 
$
296,387

 
$
120,320

Letters of Credit (“LOCs”):
 
 
 
 
 
 
 
LOCs for land development
91,607

 
N/A

 
70,922

 
N/A

LOCs for general corporate operations
3,750

 
N/A

 
3,750

 
N/A

Total LOCs
$
95,357

 
N/A

 
$
74,672

 
N/A


Accrued Liabilities. Accrued liabilities at March 31, 2018 and December 31, 2017 consisted of the following (in thousands):
 
 
As of
 
 
March 31, 2018
 
December 31, 2017
Accruals related to real estate development and construction activities
 
$
56,537

 
$
53,522

Payroll and other benefits
 
31,313

 
58,186

Accrued interest
 
34,370

 
15,369

Accrued taxes
 
18,959

 
14,067

Warranty reserves
 
23,812


23,328

Other accruals
 
16,197

 
16,604

Total
 
$
181,188

 
$
181,076


Revenue Recognition. In accordance with ASC 606 Revenue from Contracts with Customers, we apply the following steps in determining the timing and amount of revenue to recognize: (1) identify the contract with our customer; (2) identify the performance obligation(s) in the contract; (3) determine the transaction price; (4) allocate the transaction price to the performance obligations in the contract, if applicable; and (5) recognize revenue when (or as) we satisfy the performance obligation. The performance obligation and subsequent revenue recognition for our three sources of revenue are outlined below:

Revenue from closings of residential real estate is recognized when closings have occurred, the buyer has made the required minimum down payment, obtained necessary financing, the risks and rewards of ownership are transferred to the buyer, and we have no continuing involvement with the property, which is generally upon the close of escrow. Revenue is reported net of any discounts and incentives.    
Revenue from land sales is recognized when a significant down payment is received, title passes and collectability of the receivable is reasonably assured, and we have no continuing involvement with the property, which is generally upon the close of escrow.
Revenue from financial services is recognized when closings have occurred and all financial services have been rendered, which is generally upon the close of escrow.
Revenue expected to be recognized in any future year related to remaining performance obligations (if any) and contract liabilities expected to be recognized as revenue, excluding revenue pertaining to contracts that have an original expected duration of one year or less, is not material. Our three sources of revenue are disaggregated by type in the accompanying unaudited consolidated income statements.

Warranty Reserves. We provide home purchasers with limited warranties against certain building defects and we have certain obligations related to those post-construction warranties for closed homes. The specific terms and conditions of these limited warranties vary by state, but overall the nature of the warranties include a complete workmanship and materials

8



warranty typically during the first one to two years after the close of the home and a structural warranty that typically extends up to 10 years subsequent to the close of the home. With the assistance of an actuary, we have estimated the reserves for the structural warranty based on the number of homes still under warranty and historical data and trends for our communities. We also use industry data with respect to similar product types and geographic areas in markets where our experience is incomplete to draw a meaningful conclusion. We regularly review our warranty reserves and adjust them, as necessary, to reflect changes in trends as information becomes available. Included in the warranty reserve balances at March 31, 2018 and December 31, 2017 reflected in the table below are case-specific reserves for three warranty matters related to (1) alleged stucco defects in Florida; (2) a potentially faulty solar component provided in various locations by a bankrupt manufacturer; and (3) a possible foundation design matter affecting a single community in Texas.

A summary of changes in our warranty reserves follows (in thousands):
 
Three Months Ended March 31,
 
2018
 
2017
Balance, beginning of period
$
23,328

 
$
22,660

Additions to reserve from new home deliveries
3,407

 
3,815

Warranty claims
(2,923
)
 
(3,998
)
Adjustments to pre-existing reserves

 

Balance, end of period
$
23,812


$
22,477

Warranty reserves are included in Accrued liabilities on the accompanying unaudited consolidated balance sheets, and additions and adjustments to the reserves, if any, are included in Cost of home closings within the accompanying unaudited consolidated income statements. These reserves are intended to cover costs associated with our contractual and statutory warranty obligations, which include, among other items, claims involving defective workmanship and materials. We believe that our total reserves, coupled with our contractual relationships and rights with our trades and the general liability insurance we maintain, are sufficient to cover our general warranty obligations. However, as unanticipated changes in legal, weather, environmental or other conditions could have an impact on our actual warranty costs, future costs could differ significantly from our estimates.

Recent Accounting Pronouncements.
In January 2017, the Financial Accounting Standards Board ("FASB") issued Accounting Standards Update ("ASU") No. 2017-04, Intangibles - Goodwill and Other (Topic 350), Simplifying the Accounting for Goodwill Impairment ("ASU 2017-04"), which simplifies the accounting for goodwill impairments by eliminating the second step of the goodwill impairment test. Under the new guidance, an impairment loss will reflect the amount by which the carrying amount of a reporting unit exceeds its fair value, not to exceed the carrying amount of goodwill. ASU 2017-04 is effective for us beginning January 1, 2020, with early adoption permitted. We have elected to early adopt ASU 2017-04 effective January 1, 2018 and it did not have a material impact on our financial statements.

In August 2016, the FASB issued ASU No. 2016-15, Statement of Cash Flows (Topic 230): Classification of Certain Cash Receipts and Cash Payments, ("ASU 2016-15"). ASU 2016-15 adds and clarifies guidance on the classification of certain cash receipts and payments in the statement of cash flows, reducing the existing diversity in practice that has resulted from the lack of consistent principles on this topic. ASU 2016-15 was effective for us beginning January 1, 2018. A retrospective transition method was required on adoption did not have a material impact on our statement of cash flows.
In February 2016, the FASB issued ASU No. 2016-02, Leases (Topic 842) ("ASU 2016-02"), which amends the existing accounting standards for lease accounting, including requiring lessees to recognize most leases on their balance sheets. ASU 2016-02 will be effective for us beginning January 1, 2019. ASU 2016-02 requires a modified retrospective transition approach for all leases existing at, or entered into after, the date of initial application, with an option to use certain transition relief. We are currently evaluating the impact adopting this guidance will have on our financial statements.

In May 2014, the FASB issued ASU 2014-09, Revenue from Contracts with Customers (Topic 606), (“ASU 2014-09”). ASU 2014-09 requires entities to recognize revenue that depicts the transfer of promised goods or services to customers in an amount that reflects the consideration to which the entity expects to be entitled in exchange for those goods or services. We adopted ASU 2014-09 on January 1, 2018 using a modified retrospective method.
The adoption of ASU 2014-09 did not have an impact on the amount or timing of our homebuilding revenues, although forfeited customer deposits, typically an immaterial amount on an annual basis, that were previously included in Other income,

9



net are reported as Home closing revenue in our consolidated statements of operations effective January 1, 2018. Additionally, as a result of the adoption of ASU 2014-09, there was an immaterial adjustment to our opening balance of Retained earnings with respect to the timing of expenses resulting from ceasing the capitalization of certain selling costs we incur as part of the selling process. The majority of these previously capitalized costs were allocated to either Real estate or Property and Equipment, net on our opening 2018 consolidated balance sheet, with an immaterial amount recognized as a cumulative effect adjustment to the opening balance of retained earnings.
As of and for the three months ended March 31, 2018 the adoption of ASU 2014-09 did not have a material impact on our balance sheet, net earnings, stockholders' equity or our statement of cash flows. The comparative information has not been restated and continues to be reported under the accounting standards in effect for those periods.
NOTE 2 — REAL ESTATE AND CAPITALIZED INTEREST
Real estate consists of the following (in thousands):
 
 
As of
 
 
March 31, 2018
 
December 31, 2017
Homes under contract under construction (1)
 
$
668,579

 
$
566,474

Unsold homes, completed and under construction (1)
 
499,998

 
516,577

Model homes (1)
 
138,848

 
142,026

Finished home sites and home sites under development (2)
 
1,495,373

 
1,506,303

Total
 
$
2,802,798


$
2,731,380


(1)
Includes the allocated land and land development costs associated with each lot for these homes.
(2)
Includes raw land, land held for development and land held for sale. Land held for development primarily reflects land and land development costs related to land where development activity is not currently underway but is expected to begin in the future. For these parcels, we may have chosen not to currently develop certain land holdings as they typically represent a portion or phases of a larger land parcel that we plan to build out over several years. We do not capitalize interest for inactive assets, and all ongoing costs of land ownership (i.e. property taxes, homeowner association dues, etc.) are expensed as incurred.
Subject to sufficient qualifying assets, we capitalize our development period interest costs incurred in connection with our real estate development and construction activities. Capitalized interest is allocated to active real estate when incurred and charged to cost of closings when the related property is delivered. A summary of our capitalized interest is as follows (in thousands):
 
 
Three Months Ended March 31,
 
2018
 
2017
Capitalized interest, beginning of period
$
78,564

 
$
68,196

Interest incurred
20,869

 
17,895

Interest expensed
(136
)
 
(825
)
Interest amortized to cost of home and land closings
(17,469
)
 
(14,381
)
Capitalized interest, end of period
$
81,828

 
$
70,885

 
NOTE 3 — VARIABLE INTEREST ENTITIES AND CONSOLIDATED REAL ESTATE NOT OWNED
We enter into purchase and option agreements for land or lots as part of the normal course of business. These purchase and option agreements enable us to acquire properties at one or multiple future dates at pre-determined prices. We believe these acquisition structures reduce our financial risk associated with land acquisitions and allow us to better leverage our balance sheet.
Based on the provisions of the relevant accounting guidance, we have concluded that when we enter into a purchase or option agreement to acquire land or lots from an entity, a variable interest entity, or “VIE”, may be created. We evaluate all

10



purchase and option agreements for land to determine whether they are a VIE. ASC 810, Consolidation, requires that for each VIE, we assess whether we are the primary beneficiary and, if so, consolidate the VIE in our financial statements and reflect such assets and liabilities as Real estate not owned. The liabilities related to consolidated VIEs are generally excluded from our debt covenant calculations.
In order to determine if we are the primary beneficiary, we must first assess whether we have the ability to control the activities of the VIE that most significantly impact its economic performance. Such activities include, but are not limited to: the ability to determine the budget and scope of land development work, if any; the ability to control financing decisions for the VIE; the ability of the VIE to acquire additional land or dispose of land not under contract with Meritage; and the ability to change or amend the existing option contract with the VIE. If we are not determined to control such activities, we are not considered the primary beneficiary of the VIE. If we do have the ability to control such activities, we will continue our analysis to determine if we are also expected to absorb a potentially significant amount of the VIE’s losses or, if no party absorbs the majority of such losses, if we will benefit from a potentially significant amount of the VIE’s expected gains.
In substantially all cases, creditors of the entities with which we have option agreements have no recourse against us and the maximum exposure to loss in our option agreements is limited to non-refundable option deposits and any capitalized pre-acquisition costs. Often, we are at risk for items over budget related to land development on property we have under option if we are the land developer. In these cases, we have contracted to complete development at a fixed cost for our benefit, but on behalf of the land owner, and any budget savings or shortfalls are typically borne by us. Some of our option deposits may be refundable to us if certain contractual conditions are not performed by the party selling the lots.
The table below presents a summary of our lots under option at March 31, 2018 (dollars in thousands): 
 
Projected Number
of Lots
 
Purchase
Price
 
Option/
Earnest  Money
Deposits–Cash
 
Purchase and option contracts recorded on balance sheet as Real estate not owned
228

 
$
38,864

 
$
3,886

 
Option contracts — non-refundable deposits, committed (1)
2,971

 
217,204

 
25,533

 
Purchase contracts — non-refundable deposits, committed (1)
6,475

 
263,419

 
24,194

 
Purchase and option contracts —refundable deposits, committed
318

 
12,059

 
734

 
Total committed
9,992

 
531,546

 
54,347

 
Purchase and option contracts — refundable deposits, uncommitted (2)
7,628

 
193,388

 
2,078

 
Total lots under contract or option
17,620

 
$
724,934

 
$
56,425

 
Total purchase and option contracts not recorded on balance sheet (3)
17,392

 
$
686,070

 
$
52,539

(4)
 
(1)
Deposits are non-refundable except if certain contractual conditions are not performed by the selling party.
(2)
Deposits are refundable at our sole discretion. We have not completed our acquisition evaluation process and we have not internally committed to purchase these lots.
(3)
Except for our specific performance contracts recorded on our balance sheet as Real estate not owned, none of our option agreements require us to purchase lots.
(4)
Amount is reflected on our consolidated balance sheet in Deposits on real estate under option or contract as of March 31, 2018.
Generally, our options to purchase lots remain effective so long as we purchase a pre-established minimum number of lots each month or quarter, as determined by the respective agreement. Although the pre-established number is typically structured to approximate our expected rate of home construction starts, during a weakened homebuilding market, we may purchase lots at an absorption level that exceeds our sales and home starts pace in order to meet the pre-established minimum number of lots or we will work to restructure our original contract to terms that more accurately reflect our revised orders pace expectations.

11


NOTE 4 - INVESTMENTS IN UNCONSOLIDATED ENTITIES
We may enter into land development joint ventures as a means of accessing larger parcels of land, expanding our market opportunities, managing our risk profile and leveraging our capital base. While purchasing land through a joint venture can be beneficial, currently we do not view joint ventures as critical to the success of our homebuilding operations. Based on the structure of each joint venture, it may or may not be consolidated into our results. Our joint venture partners are generally other homebuilders, land sellers or other real estate investors. We generally do not have a controlling interest in these ventures, which means our joint venture partners could cause the venture to take actions we disagree with, or fail to take actions we believe should be undertaken, including the sale of the underlying property to repay debt or recoup all or part of the partners' investments. As of March 31, 2018, we had three active equity-method land ventures.
As of March 31, 2018, we also participated in one mortgage joint venture, which is engaged in mortgage activities and provides services to both our homebuyers as well as other buyers. Our investment in this mortgage joint venture as of March 31, 2018 and December 31, 2017 was $1.7 million and $2.2 million, respectively.
Summarized condensed combined financial information related to unconsolidated joint ventures that are accounted for using the equity method was as follows (in thousands):
 
As of
 
March 31, 2018
 
December 31, 2017
Assets:
 
 
 
Cash
$
7,415

 
$
8,942

Real estate
56,373

 
55,552

Other assets
3,446

 
4,323

Total assets
$
67,234

 
$
68,817

Liabilities and equity:
 
 
 
Accounts payable and other liabilities
$
5,700

 
$
7,516

Notes and mortgages payable
25,799

 
25,194

Equity of:
 
 
 
Meritage (1)
14,475

 
14,521

Other
21,260

 
21,586

Total liabilities and equity
$
67,234

 
$
68,817

 
 
Three Months Ended March 31,
 
2018
 
2017
Revenue
$
7,332

 
$
7,599

Costs and expenses
(3,935
)
 
(4,480
)
Net earnings of unconsolidated entities
$
3,397

 
$
3,119

Meritage’s share of pre-tax earnings (1) (2)
$
2,610

 
$
3,182


(1)
Balance represents Meritage’s interest, as reflected in the financial records of the respective joint ventures. This balance may differ from the balance reported in our consolidated financial statements due to the following reconciling items: (i) timing differences for revenue and distributions recognition, (ii) step-up basis and corresponding amortization, (iii) capitalization of interest on qualified assets, (iv) income deferrals as discussed in Note (2) below and (v) the cessation of allocation of losses from joint ventures in which we have previously written down our investment balance to zero and where we have no commitment to fund additional losses.
(2)
Our share of pre-tax earnings is recorded in Earnings from financial services unconsolidated entities and other, net and (Loss)/earnings from other unconsolidated entities, net on our unaudited consolidated income statements and excludes joint venture profit related to lots we purchased from the joint ventures, if any. Such profit is deferred until homes are delivered by us and title passes to a homebuyer.

12


Our total investment in all of these joint ventures is $16.4 million and $17.1 million as of March 31, 2018 and December 31, 2017, respectively. We believe these ventures are in compliance with their respective debt agreements, if applicable, and such debt is non-recourse to us.
NOTE 5 — LOANS PAYABLE AND OTHER BORROWINGS
Loans payable and other borrowings consist of the following (in thousands):
 
 
As of
 
 
March 31, 2018
 
December 31, 2017
Other borrowings, real estate notes payable (1)
 
$
16,854

 
$
17,354

$625 million unsecured revolving credit facility with interest approximating LIBOR (approximately 1.88% at March 31, 2018) plus 1.75% or Prime (4.75% at March 31, 2018) plus 0.75%
 

 

Total
 
$
16,854

 
$
17,354

(1)
Reflects balance of non-recourse notes payable in connection with land purchases, with interest rates ranging from 0% to 8%.
The Company entered into an amended and restated unsecured revolving credit facility ("Credit Facility") in 2014. The Credit Facility has been amended from time to time to, among other things, increase the aggregate commitment to $625.0 million, initially consisting of $565 million of Class A commitments maturing in July 2021 and $60.0 million of Class B commitments maturing in July 2019. In January 2018, the sole Class B commitment lender assigned all of its rights and obligations under the Credit Facility to another lender. Subsequent to such assignment, the new lender converted the entire $60.0 million Class B commitment to a Class A commitment. As a result, the entire $625.0 million aggregate commitment now matures in July 2021. The Credit Facility has an accordion feature that permits the size of the facility to increase to a maximum of $725.0 million. Borrowings under the Credit Facility are unsecured but availability is subject to, among other things, a borrowing base. The Credit Facility also contains certain financial covenants, including (a) a minimum tangible net worth requirement of $987.4 million (which amount is subject to increase over time based on subsequent earnings and proceeds from equity offerings), and (b) a maximum leverage covenant that prohibits the leverage ratio (as defined therein) from exceeding 60%. In addition, we are required to maintain either (i) an interest coverage ratio (EBITDA to interest expense, as defined therein) of at least 1.50 to 1.00 or (ii) liquidity (as defined therein) of an amount not less than our consolidated interest incurred during the trailing 12 months.
We had no outstanding borrowings under the Credit Facility as of March 31, 2018 and December 31, 2017. During the three months ended March 31, 2018, we had $285.0 million in gross borrowings and repayments. During the three months ended March 31, 2017, we had $160.0 million of gross borrowings and $115.0 million of repayments. As of March 31, 2018, we had outstanding letters of credit issued under the Credit Facility totaling $95.4 million, leaving $529.6 million available under the Credit Facility to be drawn.

13



NOTE 6 — SENIOR NOTES, NET
Senior notes, net consist of the following (in thousands):
 
 
As of
 
 
March 31, 2018
 
December 31, 2017
4.50% senior notes due 2018
 
$

 
$
175,000

7.15% senior notes due 2020. At March 31, 2018 and December 31, 2017 there was approximately $1,138 and $1,280 in net unamortized premium, respectively.
 
301,138

 
301,280

7.00% senior notes due 2022
 
300,000

 
300,000

6.00% senior notes due 2025. At March 31, 2018 there was approximately $5,932 in net unamortized premium. (1)
 
405,932

 
200,000

5.125% senior notes due 2027
 
300,000

 
300,000

Net debt issuance costs
 
(12,576
)
 
(9,830
)
Total
 
$
1,294,494

 
$
1,266,450

(1)
The $200.0 million 6.00% Senior Notes due 2025 outstanding at December 31, 2017 were issued at par and had no unamortized premium.
In March 2018, the Company completed an offering of $200.0 million aggregate principal amount of 6.00% Senior Notes due 2025 (the "Additional Notes"). The Additional Notes were issued as an add-on to the existing $200.0 million of 6.00% Senior Notes due 2025 that were issued in June 2015 which resulted in a combined $400.0 million aggregate principal amount of 6.00% Senior Notes due 2025 outstanding as of March 31, 2018. The Additional Notes were issued at a premium of 103% of the principal amount and the net proceeds were used to repay outstanding borrowings under the Credit Facility, which included borrowings used for the redemption of the Company's $175.0 million of 4.50% Senior Notes that were due to mature on March 1, 2018.
The indentures for all of our senior notes contain covenants including, among others, limitations on the amount of secured debt we may incur, and limitations on sale and leaseback transactions and mergers. We believe we are in compliance with all such covenants as of March 31, 2018.
Obligations to pay principal and interest on the senior notes are guaranteed by substantially all of our wholly-owned subsidiaries (each a “Guarantor” and, collectively, the “Guarantor Subsidiaries”), each of which is directly or indirectly 100% owned by Meritage Homes Corporation. Such guarantees are full and unconditional, and joint and several. In the event of a sale or other disposition of all of the assets of any Guarantor, by way of merger, consolidation or otherwise, or a sale or other disposition of all of the equity interests of any Guarantor then held by Meritage and its subsidiaries, then that Guarantor may be released and relieved of any obligations under its note guarantee. There are no significant restrictions on our ability or the ability of any Guarantor to obtain funds from their respective subsidiaries, as applicable, by dividend or loan. We do not provide separate financial statements of the Guarantor Subsidiaries because Meritage (the parent company) has no independent assets or operations and the guarantees are full and unconditional and joint and several. Subsidiaries of Meritage Homes Corporation that are non-guarantor subsidiaries are, individually and in the aggregate, minor.
NOTE 7 — FAIR VALUE DISCLOSURES
We account for non-recurring fair value measurements of our non-financial assets and liabilities in accordance with ASC 820-10 Fair Value Measurement ("ASC 820"). This guidance defines fair value, establishes a framework for measuring fair value and addresses required disclosures about fair value measurements. This standard establishes a three-level hierarchy for fair value measurements based upon the significant inputs used to determine fair value. Observable inputs are those which are obtained from market participants external to the company while unobservable inputs are generally developed internally, utilizing management’s estimates, assumptions and specific knowledge of the assets/liabilities and related markets. The three levels are defined as follows:
 
Level 1 — Valuation is based on quoted prices in active markets for identical assets and liabilities.
Level 2 — Valuation is determined from quoted prices for similar assets or liabilities in active markets, quoted prices for identical or similar instruments in markets that are not active, or by model-based techniques in which all significant inputs are observable in the market.

14



Level 3 — Valuation is derived from model-based techniques in which at least one significant input is unobservable and based on the company’s own estimates about the assumptions that market participants would use to value the asset or liability.
Financial Instruments: The fair value of our fixed-rate debt is derived from quoted market prices by independent dealers (level 2 inputs as per the discussion above) and is as follows (in thousands):
 
 
As of
 
 
March 31, 2018
 
December 31, 2017
 
 
Aggregate
Principal
 
Estimated  Fair
Value
 
Aggregate
Principal
 
Estimated  Fair
Value
4.50% senior notes
 
N/A

 
N/A

 
$
175,000

 
$
175,228

7.15% senior notes
 
$
300,000

 
$
316,500

 
$
300,000

 
$
326,250

7.00% senior notes
 
$
300,000

 
$
327,750

 
$
300,000

 
$
337,500

6.00% senior notes
 
$
400,000

 
$
410,080

 
$
200,000

 
$
214,000

5.125% senior notes
 
$
300,000

 
$
283,500

 
$
300,000

 
$
305,250

Due to the short-term nature of other financial assets and liabilities, including our Loans payable and other borrowings, we consider the carrying amounts of our other short-term financial instruments to approximate fair value.
NOTE 8 — EARNINGS PER SHARE
Basic and diluted earnings per common share were calculated as follows (in thousands, except per share amounts):
 
 
Three Months Ended March 31,
 
2018
 
2017
Basic weighted average number of shares outstanding
40,488

 
40,178

Effect of dilutive securities:
 
 
 
Convertible debt (1)

 
2,176

Unvested restricted stock
652

 
454

Diluted average shares outstanding
41,140

 
42,808

Net earnings as reported
$
43,874

 
$
23,572

Interest attributable to Convertible Notes, net of income taxes (1)

 
387

Net earnings for diluted earnings per share
$
43,874

 
$
23,959

Basic earnings per share
$
1.08

 
$
0.59

Diluted earnings per share (1)
$
1.07

 
$
0.56

Antidilutive stock not included in the calculation of diluted earnings per share
1

 
14

 
(1)
In accordance with ASC 260-10, Earnings Per Share, ("ASC 260-10") we calculate the dilutive effect of convertible securities using the "if-converted" method based on the number of days our Convertible Notes were outstanding during the period. All of the Convertible Notes were retired in the second half of 2017.

15



NOTE 9 — ACQUISITIONS AND GOODWILL
Goodwill. Over the past several years, we entered new markets through the acquisition of the homebuilding assets and operations of local/regional homebuilders in Georgia, South Carolina and Tennessee. As a result of these transactions, we recorded approximately $33.0 million of goodwill. Goodwill represents the excess of the purchase price of our acquisitions over the fair value of the net assets acquired. Our acquisitions are recorded in accordance with ASC 805, Business Combinations and ASC 820, using the acquisition method of accounting. The purchase price for acquisitions is allocated based on estimated fair value of the assets and liabilities at the date of the acquisition. The combined excess purchase price of our acquisitions over the fair value of the net assets is classified as goodwill and is included on our consolidated balance sheet in Prepaids, other assets and goodwill. In accordance with ASC 350, we assess the recoverability of goodwill annually, or more frequently, if impairment indicators are present.
A summary of the carrying amount of goodwill follows (in thousands):    
 
West
 
Central
 
East
 
Financial Services
 
Corporate
 
Total
Balance at December 31, 2017
$

 
$

 
$
32,962

 
$

 
$

 
$
32,962

Additions

 

 

 

 

 

Impairments

 

 

 

 

 

Balance at March 31, 2018
$

 
$

 
$
32,962

 
$

 
$

 
$
32,962

NOTE 10 — STOCKHOLDERS’ EQUITY
 
A summary of changes in stockholders’ equity is presented below (in thousands): 
 
 
Three Months Ended March 31, 2018
 
 
(In thousands)
 
 
Number of
Shares
 
Common
Stock
 
Additional
Paid-In
Capital
 
Retained
Earnings
 
Total
Balance at December 31, 2017
 
40,331

 
$
403

 
$
584,578

 
$
991,844

 
$
1,576,825

Adoption of ASU 2014-09 (1)
 

 

 

 
(583
)
 
(583
)
Net earnings
 

 

 

 
43,874

 
43,874

Exercise/vesting of stock-based awards
 
301

 
3

 
(3
)
 

 

Stock-based compensation expense
 

 

 
5,216

 

 
5,216

Balance at March 31, 2018
 
40,632

 
$
406

 
$
589,791

 
$
1,035,135

 
$
1,625,332

(1)
Refer to Note 1 for additional information related to the adoption of ASU 2014-09.
 
 
Three Months Ended March 31, 2017
 
 
(In thousands)
 
 
Number of
Shares
 
Common
Stock
 
Additional
Paid-In
Capital
 
Retained
Earnings
 
Total
Balance at December 31, 2016
 
40,031

 
$
400

 
$
572,506

 
$
848,589

 
$
1,421,495

Net earnings
 

 

 

 
23,572

 
23,572

Exercise/vesting of stock-based awards
 
283

 
3

 
(3
)
 

 

Excess income tax benefit from stock-based awards
 

 

 

 

 

Stock-based compensation expense
 

 

 
3,298

 

 
3,298

Balance at March 31, 2017
 
40,314

 
$
403

 
$
575,801

 
$
872,161

 
$
1,448,365


16



NOTE 11 — STOCK BASED AND DEFERRED COMPENSATION
We have a stock-based compensation plan, the Amended and Restated 2006 Stock Incentive Plan (the “Plan”), that was adopted in 2006 and has been amended or restated from time to time. The Plan was approved by our stockholders and is administered by our Board of Directors. The provisions of the Plan allow for the grant of stock appreciation rights, restricted stock awards, restricted stock units, performance share awards and performance-based awards in addition to non-qualified and incentive stock options. The Plan authorizes awards to officers, key employees, non-employee directors and consultants for up to 5,350,000 shares of common stock, of which 605,183 shares remain available for grant at March 31, 2018. The available shares include shares from expired, terminated or forfeited awards under prior plans that have since expired and are thus available for grant under the Plan. We believe that such awards provide a means of performance-based compensation to attract and retain qualified employees and better align the interests of our employees with those of our stockholders. Non-vested stock awards are usually granted with a five-year ratable vesting period for employees and with a three-year cliff vesting for both non-vested stock and performance-based awards granted to certain senior executive officers and non-employee directors.
    
Compensation cost related to time-based restricted stock awards is measured as of the closing price on the date of grant and is expensed, less forfeitures, on a straight-line basis over the vesting period of the award. Compensation cost related to performance-based restricted stock awards is also measured as of the closing price on the date of grant but is expensed in accordance with ASC 718-10-25-20, Compensation – Stock Compensation ("ASC 718"), which requires an assessment of probability of attainment of the performance target. As our performance targets are dependent on performance over a specified measurement period, once we determine that the performance target outcome is probable, the cumulative expense is recorded immediately with the remaining expense recorded on a straight-line basis through the end of the award vesting period. A portion of the performance-based restricted stock awards granted contain market conditions as defined by ASC 718. The guidance in ASC 718 requires that compensation expense for stock awards with market conditions be expensed based on a derived grant date fair value and expensed over the service period. We engaged a third party to perform a valuation analysis on the awards containing market conditions and our associated expense with those awards is based on the derived fair value from that analysis and is being expensed straight-line over the service period of the awards. Below is a summary of compensation expense and stock award activity (dollars in thousands):
 
Three Months Ended March 31,
 
2018
 
2017
Stock-based compensation expense
$
5,209

 
$
3,295

Non-vested shares granted
306,164

 
416,500

Performance-based non-vested shares granted
157,637

 
154,120

Restricted stock awards vested (includes performance-based awards)
301,575

 
283,574


The following table includes additional information regarding our Plan (dollars in thousands):
 
 
As of
 
 
March 31, 2018
 
December 31, 2017
Unrecognized stock-based compensation cost
 
$
26,696

 
$
18,439

Weighted average years expense recognition period
 
2.97

 
2.48

Total equity awards outstanding (1)
 
1,377,061

 
1,269,657


(1)
Includes unvested restricted stock, performance-based awards (at target level) and restricted stock units.

We also offer a non-qualified deferred compensation plan ("deferred compensation plan") to highly compensated employees in order to allow them additional pre-tax income deferrals above and beyond the limits that qualified plans, such as 401(k) plans, impose on highly compensated employees. We do not currently offer a contribution match on the deferred compensation plan. All contributions to the plan to date have been funded by the employees and, therefore, we have no associated expense related to the deferred compensation plan for the three months ended March 31, 2018 or 2017, other than minor administrative costs.

17



NOTE 12 — INCOME TAXES
Components of the income tax provision are as follows (in thousands):
 
 
Three Months Ended March 31,
 
2018
 
2017
Federal
$
2,946

 
$
11,573

State
2,064

 
1,624

Total
$
5,010

 
$
13,197


The effective tax rate for the three months ended March 31, 2018 and March 31, 2017 was 10.2% and 35.9%, respectively. The lower 2018 effective tax rate reflects both the lower corporate tax rates as a result of the Tax Cuts and Jobs Act of 2017 (the "Tax Act") passed in December 2017 and was additionally impacted by the President signing the Bipartisan Budget Act of 2018 in February 2018, which included a retroactive extension of the Internal Revenue Code ("IRC") §45L new energy efficient homes credit that had previously expired in 2016. This extension provision provides for a single year extension of energy tax credits for homes sold in 2017 that meet the qualification criteria. Under ASC 740, the effects of these tax credits were recorded in 2018, based on the date of enactment, regardless of the retroactive treatment. Our tax rate for 2017 does not include energy credits, but was favorably impacted by the homebuilding manufacturing deduction, which was eliminated for 2018 under the Tax Act. We anticipate that with the completion of our 2017 income tax returns, future guidance and additional information and interpretations with respect to the Tax Act will cause us to further adjust the provisional amounts recorded as of December 31, 2017. In accordance with SEC Staff Accounting Bulletin No. 118, we will record such adjustments in the period that relevant guidance or additional information becomes available and our analysis is completed.
At March 31, 2018 and December 31, 2017, we have no unrecognized tax benefits. We believe that our current income tax filing positions and deductions will be sustained on audit and do not anticipate any adjustments that will result in a material change. Our policy is to accrue interest and penalties on unrecognized tax benefits and include them in federal income tax expense.
We determine our deferred tax assets and liabilities in accordance with ASC 740-10, Income Taxes. We evaluate our deferred tax assets, including the benefit from net operating losses ("NOLs"), by jurisdiction to determine if a valuation allowance is required. Companies must assess whether a valuation allowance should be established based on the consideration of all available evidence using a “more likely than not” standard with significant weight being given to evidence that can be objectively verified. This assessment considers, among other matters, the nature, frequency and severity of cumulative losses, forecasts of future profitability, the length of statutory carry forward periods, experiences with operating losses and experiences of utilizing tax credit carry forwards and tax planning alternatives. We have no valuation allowance on our deferred tax assets and NOL carryovers at March 31, 2018.
At March 31, 2018, we had no remaining federal NOL carry forward or un-utilized federal tax credits. At March 31, 2018, and December 31, 2017 we had tax benefits for state NOL carry forwards of $1.8 million, net of federal benefit, that begin to expire in 2028.
At March 31, 2018, we have income taxes payable of $12.2 million, which primarily consists of current federal and state tax accruals, net of estimated tax payments and tax credits. This amount is recorded in Accrued liabilities on the accompanying unaudited balance sheet at March 31, 2018.
We conduct business and are subject to tax in the U.S. and several states. With few exceptions, we are no longer subject to U.S. federal, state, or local income tax examinations by taxing authorities for years prior to 2013. We have one state income tax examination of multiple years under audit at this time and do not expect it to have a material outcome.
The tax benefits from NOLs, built-in losses, and tax credits would be materially reduced or potentially eliminated if we experience an “ownership change” as defined under IRC §382. Based on our analysis performed as of March 31, 2018 we do not believe that we have experienced an ownership change. As a protective measure, our stockholders held a Special Meeting of Stockholders on February 16, 2009 and approved an amendment to our Articles of Incorporation that restricts certain transfers of our common stock. The amendment is intended to help us avoid an unintended ownership change and thereby preserve the value of any tax benefit for future utilization.

18



NOTE 13 — SUPPLEMENTAL DISCLOSURE OF CASH FLOW INFORMATION
The following table presents certain supplemental cash flow information (in thousands):
 
 
 
Three Months Ended March 31,
 
 
2018
 
2017
Interest capitalized, net
 
$
(15,961
)
 
$
(10,930
)
Income taxes paid
 
$

 
$
10,485

Non-cash operating activities:
 
 
 
 
Real estate not owned increase
 
$

 
$
9,987

Real estate acquired through notes payable
 
$
1,697

 
$
1,673

NOTE 14 — OPERATING AND REPORTING SEGMENTS
We operate with two principal business segments: homebuilding and financial services. As defined in ASC 280-10, Segment Reporting, we have nine homebuilding operating segments. The homebuilding segments are engaged in the business of acquiring and developing land, constructing homes, marketing and selling those homes and providing warranty and customer services. We aggregate our homebuilding operating segments into reporting segments based on similar long-term economic characteristics and geographical proximity. Our current reportable homebuilding segments are as follows:
 
West:
Arizona, California and Colorado
 
 
Central:
Texas
 
 
East:
Florida, Georgia, North Carolina, South Carolina and Tennessee
 
Management’s evaluation of segment performance is based on segment operating income, which we define as homebuilding and land revenues less cost of home construction, commissions and other sales costs, land development and other land sales costs and other costs incurred by or allocated to each segment, including impairments. Each reportable segment follows the same accounting policies described in Note 1, “Organization and Basis of Presentation.” Operating results for each segment may not be indicative of the results for such segment had it been an independent, stand-alone entity for the periods presented.
The following segment information is in thousands: 
 
Three Months Ended March 31,
 
2018
 
2017
Homebuilding revenue (1):
 
 
 
West
$
317,228

 
$
311,804

Central
191,870

 
174,831

East
233,466

 
186,137

Consolidated total
$
742,564

 
$
672,772

Homebuilding segment operating income:
 
 
 
West
$
21,121

 
$
24,012

Central
14,267

 
13,890

East
11,359

 
2,436

Total homebuilding segment operating income
46,747

 
40,338

Financial services segment profit
4,220

 
4,290

Corporate and unallocated costs (2)
(7,272
)
 
(8,517
)
(Loss)/earnings from other unconsolidated entities, net
(46
)
 
373

Interest expense
(136
)
 
(825
)
Other income, net (3)
5,371

 
1,110

Net earnings before income taxes
$
48,884

 
$
36,769

 

19




(1)
Homebuilding revenue includes the following land closing revenue, by segment, as outlined in the table below:
 
Three Months Ended March 31,
 
2018
 
2017
Land closing revenue:
 
 
 
West
$
12,455

 
$
11,800

Central
125

 
122

East
1,452

 
233

Total
$
14,032

 
$
12,155

(2)
Balance consists primarily of corporate costs and numerous shared service functions such as finance and treasury that are not allocated to the homebuilding or financial services reporting segments.
(3)
For the three months ended March 31, 2018, Other income, net includes a favorable $4.8 million legal settlement from long-standing litigation related to a previous joint venture in Nevada.
 
 
At March 31, 2018
 
 
West
 
Central
 
East
 
Financial Services
 
Corporate  and
Unallocated
 
Total
Deposits on real estate under option or contract
 
$
12,528

 
$
17,135

 
$
22,876

 
$

 
$

 
$
52,539

Real estate
 
1,205,253

 
730,016

 
867,529

 

 

 
2,802,798

Investments in unconsolidated entities
 
7,785

 
7,000

 

 

 
1,656

 
16,441

Other assets
 
60,672

(1)
97,937

(2)
129,879

(3)
1,141

 
165,757

(4)
455,386

Total assets
 
$
1,286,238

 
$
852,088

 
$
1,020,284

 
$
1,141

 
$
167,413

 
$
3,327,164


(1)
Balance consists primarily of cash and property and equipment.
(2)
Balance consists primarily of development reimbursements from local municipalities and cash.
(3)
Balance consists primarily of real estate not owned, goodwill (see Note 9) and cash.
(4)
Balance consists primarily of cash and our deferred tax asset. 
 
 
At December 31, 2017
 
 
West
 
Central
 
East
 
Financial Services
 
Corporate  and
Unallocated
 
Total
Deposits on real estate under option or contract
 
$
15,557

 
$
21,309

 
$
23,079

 
$

 
$

 
$
59,945

Real estate
 
1,174,285

 
700,460

 
856,635

 

 

 
2,731,380

Investments in unconsolidated entities
 
7,833

 
6,999

 

 

 
2,236

 
17,068

Other assets
 
58,470

(1)
110,173

(2)
144,681

(3)
1,249

 
128,292

(4)
442,865

Total assets
 
$
1,256,145

 
$
838,941

 
$
1,024,395

 
$
1,249

 
$
130,528

 
$
3,251,258

(1)
Balance consists primarily of cash and property and equipment.
(2)
Balance consists primarily of development reimbursements from local municipalities and cash.
(3)
Balance consists primarily of real estate not owned, cash, and goodwill (see Note 9).
(4)
Balance consists primarily of cash and our deferred tax asset. 


20



NOTE 15 — COMMITMENTS AND CONTINGENCIES
We are involved in various routine legal and regulatory proceedings, including, without limitation, warranty claims and litigation and arbitration proceedings alleging construction defects. In general, the proceedings are incidental to our business, and most exposure is subject to and should be covered by warranty and indemnity obligations of our consultants and subcontractors. Additionally, some such claims are also covered by insurance. With respect to the majority of pending litigation matters, our ultimate legal and financial responsibility, if any, cannot be estimated with certainty and, in most cases, any potential losses related to these matters are not considered probable. Historically, most disputes regarding warranty claims are resolved prior to litigation. We believe there are no pending legal or warranty matters that could have a material adverse impact upon our consolidated financial condition, results of operations or cash flows that have not been sufficiently reserved.


21



Special Note of Caution Regarding Forward-Looking Statements
In passing the Private Securities Litigation Reform Act of 1995 (“PSLRA”), Congress encouraged public companies to make “forward-looking statements” by creating a safe-harbor to protect companies from securities law liability in connection with forward-looking statements. We intend to qualify both our written and oral forward-looking statements for protection under the PSLRA.
The words “believe,” “expect,” “anticipate,” “forecast,” “plan,” “intend,” "may," "will," "should," "could," “estimate,” “project” and similar expressions identify forward-looking statements, which speak only as of the date the statement was made. All statements we make other than statements of historical fact are forward-looking statements within the meaning of that term in Section 27A of the Securities Act of 1933 and Section 21E of the Securities Exchange Act of 1934. Forward-looking statements in this Quarterly Report include: statements concerning trends and economic factors in the homebuilding industry in general, and our markets and results specifically; our operating strategy and initiatives, including our strategy to expand the number of communities that target the first-time buyer segment; demand and pricing trends in the short-term throughout our geographies; that we may opportunistically repurchase our debt and equity securities; the benefits of our land acquisition strategy and structures, including the use and the benefits of option contracts and joint ventures; that we expect to redeploy cash generated from operations to acquire and develop lot positions; our expectation that existing guarantees, letters of credit and performance and surety bonds will not be drawn on; the adequacy of our insurance coverage and warranty reserves; the expected outcome of legal proceedings we are involved in and the sufficiency of our reserves relating thereto; the sufficiency of our liquidity and capital resources to support our business strategy; our ability and willingness to acquire land under option or contract; our strategy and trends and expectations concerning sales prices, sales pace, closings, orders, cancellations, material and labor costs for land development and home construction, gross margins, gross profit, revenues, net earnings, operating leverage, backlog, land prices, changes in and location of active communities, and the amount, type and timing of new community openings; seasonality; our future cash needs; that we may seek to raise additional debt and equity capital; and our intentions regarding the payment of dividends and the use of derivative contracts; our perceptions about the importance of joint ventures to our business; and the impact of changes in interest rates.
Important factors that could cause actual results to differ materially from those in forward-looking statements, and that could negatively affect our business include, but are not limited to, the following: the availability and cost of finished lots and undeveloped land; shortages in the availability and cost of labor; changes in interest rates and the availability and pricing of residential mortgages; changes in tax laws that adversely impact us or our homebuyers; inflation in the cost of materials used to develop communities and construct homes; the success of strategic initiatives; the ability of our potential buyers to sell their existing homes; cancellation rates; the adverse effect of slow absorption rates; a disruption or pause in the growth of first-time homebuyers; competition; impairments of our real estate inventory; a change to the feasibility of projects under option or contract that could result in the write-down or write-off of earnest money or option deposits; our potential exposure to and impacts from natural disasters or severe weather conditions; home warranty and construction defect claims; failures in health and safety performance; our success in prevailing on contested tax positions; our ability to obtain performance and surety bonds in connection with our development work; the loss of key personnel; failure to comply with laws and regulations; our limited geographic diversification; fluctuations in quarterly operating results; our level of indebtedness; our ability to obtain financing if our credit ratings are downgraded; our ability to successfully integrate acquired companies and achieve anticipated benefits from these acquisitions; our compliance with government regulations; the effect of legislative and other governmental actions, orders, policies or initiatives that impact housing, labor availability, construction, mortgage availability, our access to capital, the cost of capital or the economy in general, or other initiatives that seek to restrain growth of new housing construction or similar measures; legislation relating to energy and climate change; the replication of our energy-efficient technologies by our competitors; our exposure to information technology failures and security breaches; negative publicity that affects our reputation; and other factors identified in documents filed by the Company with the Securities and Exchange Commission, including those set forth in our Form 10-K for the year ended December 31, 2017 under the caption "Risk Factors," which can be found on our website.
Forward-looking statements express expectations of future events. All forward-looking statements are inherently uncertain as they are based on various expectations and assumptions concerning future events and they are subject to numerous known and unknown risks and uncertainties that could cause actual events or results to differ materially from those projected. Due to these inherent uncertainties, the investment community is urged not to place undue reliance on forward-looking statements. In addition, we undertake no obligations to update or revise forward-looking statements to reflect changed assumptions, the occurrence of unanticipated events or changes to projections over time, except as required by law.


22



Item 2. Management’s Discussion and Analysis of Financial Condition and Results of Operations
Overview and Outlook
The strength the housing market experienced throughout 2017 continued into the first three months of 2018 as a solid economy assisted by steady job creation and wage growth and a historically low level of existing home supply muted concerns from recent interest hikes and stock market volatility. We believe that these factors will continue to create a positive demand environment for our sector, particularly among the first-time homebuyer segment where lower-priced homes still offer affordable solutions even as interest rates gradually rise.
The desire for new homes continues to be healthy across most of our markets, especially for our LiVE.NOW communities that target the first-time or move-down homebuyers looking for a lower priced product, and who represent a strong presence in the market. We continue to focus on our key strategic initiatives such as home closing gross margin improvement, selling, general and administrative cost control and community count growth that we believe will position us for further growth and improve our bottom line results, while pivoting to increase our focus on the first-time and first move-up buyer. We expect first-time buyers to continue to grow as a percentage of total homebuyers and we have shifted our focus to meet that demand with an increased number of communities that target that segment. Our entry-level product is also attracting move-down buyers with select floor plans and price points that appeal to an age-targeted audience.
Summary Company Results
Our first quarter 2018 results reflected growth in our entry-level business, strong demand in our markets and performance gains from our strategic initiatives. Total home closing revenue was $728.5 million for the three months ended March 31, 2018, an increase of $67.9 million over the corresponding prior year period, due to 144 additional homes closed. The 10.3% increase in home closing revenue and 90-basis-point improvement in home closing gross margin provided $17.1 million in additional home closing gross profit which, combined with a $4.3 million increase in Other income, net and a lower income tax provision, contributed to an 86.1% increase in net income to $43.9 million for the three months ended March 31, 2018 versus $23.6 million in the corresponding 2017 period. First quarter 2018 results reflect a lower provision for income taxes due to a lower effective tax rate of 10.2% versus 35.9% in 2017 as a result of the Tax Act signed into law in December 2017, which resulted in a lower corporate tax rate combined with a cumulative retroactive extension for homes closed in 2017 for energy tax credits.
On a consolidated basis, we experienced year over year growth in closings and orders, both in units and value, for the three months ended March 31, 2018 over the prior year. We ended the first quarter of 2018 with 3,508 homes in backlog, 10.3% higher than 2017 providing a backlog value of $1.5 billion, an 8.4% increase over March 31, 2017. The growth in year-over-year backlog is primarily the result of a 10.4% improvement in orders at March 31, 2018 compared to the prior year.
Company Positioning
We believe that the investments in our new communities, particularly those designed for the first-time homebuyer, and industry-leading innovation in energy-efficient product offerings and automation create a differentiated strategy that has aided us in our growth in the highly competitive new home market.
Our focus includes the following strategic initiatives:
Expanding the number of LiVE.NOW® communities that target the growing first-time homebuyer segment;
Improving the overall customer experience, most recently through a simplification of the customer selection and purchase process;
Improving our home closing gross margin by growing revenue while managing costs, allowing us to better leverage our overhead;
Actively acquire and develop land in key markets in order to maintain and grow our lot supply and active community count; and
In order to maintain focus on growing our business, we also remain committed to the following:
Increasing orders and order pace through the use of our consumer and market research to build homes that offer our buyers their desired features and amenities;
Expanding market share in our smaller markets;
Continuing to innovate and promote our energy efficiency program and our M.Connected® Automation Suite to create differentiation for the Meritage brand;

23



Managing construction efficiencies and cost increases through national and regional vendor relationships with a focus on quality construction and warranty management;
Generating additional working capital and maintaining adequate liquidity, most recently through a $200 million add-on to our existing $200.0 million of 6.00% Senior Notes due 2025; and
Promoting a positive environment for our employees in order to develop and motivate them and to minimize turnover.

Critical Accounting Policies
The accounting policies we deem most critical to us and that involve the most difficult, subjective or complex judgments include revenue recognition, valuation of real estate, goodwill, deferred tax assets and warranty reserves as well as the calculation of compensation cost relating to share-based payments. Other than the adoption of ASU 2014-09, as described in Note 1 in the accompanying unaudited consolidated financial statements, there have been no significant changes to our critical accounting policies during the three months ended March 31, 2018 compared to those disclosed in Item 7. Management’s Discussion and Analysis of Financial Condition and Results of Operations, included in our 2017 Annual Report on Form 10-K.

24



Home Closing Revenue, Home Orders and Order Backlog
The composition of our closings, home orders and backlog is constantly changing and is based on a changing mix of communities with various price points between periods as new projects open and existing projects wind down. Further, individual homes within a community can range significantly in price due to differing square footage, option selections, lot sizes and quality and location of lots (e.g. cul-de-sac, view lots, greenbelt lots). These variations result in a lack of meaningful comparability between our home orders, closings and backlog due to the changing mix between periods. The tables on the following pages present operating and financial data that we consider most critical to managing our operations (dollars in thousands):
 
 
Three Months Ended March 31,
 
Quarter over Quarter
 
 
2018
 
2017
 
Change $
 
Change %
Home Closing Revenue
 
 
 
 
 
 
 
 
Total
 
 
 
 
 
 
 
 
Dollars
 
$
728,532

 
$
660,617

 
$
67,915

 
10.3
 %
Homes closed
 
1,725

 
1,581

 
144

 
9.1
 %
Average sales price
 
$
422.3

 
$
417.8

 
$
4.5

 
1.1
 %
West Region
 
 
 
 
 
 
 
 
Arizona
 
 
 
 
 
 
 
 
Dollars
 
$
90,996

 
$
100,550

 
$
(9,554
)
 
(9.5
)%
Homes closed
 
275

 
296

 
(21
)
 
(7.1
)%
Average sales price
 
$
330.9

 
$
339.7

 
$
(8.8
)
 
(2.6
)%
California
 
 
 
 
 
 
 
 
Dollars
 
$
159,391

 
$
132,094

 
$
27,297

 
20.7
 %
Homes closed
 
231

 
210

 
21

 
10.0
 %
Average sales price
 
$
690.0

 
$
629.0

 
$
61.0

 
9.7
 %
Colorado
 
 
 
 
 
 
 
 
Dollars
 
$
54,386

 
$
67,360

 
$
(12,974
)
 
(19.3
)%
Homes closed
 
94

 
128

 
(34
)
 
(26.6
)%
Average sales price
 
$
578.6

 
$
526.3

 
$
52.3

 
9.9
 %
West Region Totals
 
 
 
 
 
 
 
 
Dollars
 
$
304,773

 
$
300,004

 
$
4,769

 
1.6
 %
Homes closed
 
600

 
634

 
(34
)
 
(5.4
)%
Average sales price
 
$
508.0

 
$
473.2

 
$
34.8

 
7.4
 %
Central Region - Texas
 
 
 
 
 
 
 
 
Central Region Totals
 
 
 
 
 
 
 
 
Dollars
 
$
191,745

 
$
174,709

 
$
17,036

 
9.8
 %
Homes closed
 
542

 
495

 
47

 
9.5
 %
Average sales price
 
$
353.8

 
$
352.9

 
$
0.8

 
0.2
 %
East Region
 
 
 
 
 
 
 
 
Florida
 
 
 
 
 
 
 
 
Dollars
 
$
112,787

 
$
65,574

 
$
47,213

 
72.0
 %
Homes closed
 
260

 
146

 
114

 
78.1
 %
Average sales price
 
$
433.8

 
$
449.1

 
$
(15.3
)
 
(3.4
)%
Georgia
 
 
 
 
 
 
 
 
Dollars
 
$
24,973

 
$
20,475

 
$
4,498

 
22.0
 %
Homes closed
 
73

 
55

 
18

 
32.7
 %
Average sales price
 
$
342.1

 
$
372.3

 
$
(30.2
)
 
(8.1
)%
North Carolina
 
 
 
 
 
 
 
 
Dollars
 
$
50,673

 
$
56,907

 
$
(6,234
)
 
(11.0
)%
Homes closed
 
128

 
131

 
(3
)
 
(2.3
)%
Average sales price
 
$
395.9

 
$
434.4

 
$
(38.5
)
 
(8.9
)%
South Carolina
 
 
 
 
 
 
 
 
Dollars
 
$
22,121

 
$
26,055

 
$
(3,934
)
 
(15.1
)%
Homes closed
 
66

 
73

 
(7
)
 
(9.6
)%
Average sales price
 
$
335.2

 
$
356.9

 
$
(21.8
)
 
(6.1
)%
Tennessee
 
 
 
 
 
 
 
 
Dollars
 
$
21,460

 
$
16,893

 
$
4,567

 
27.0
 %
Homes closed
 
56

 
47

 
9

 
19.1
 %
Average sales price
 
$
383.2

 
$
359.4

 
$
23.8

 
6.6
 %
East Region Totals
 
 
 
 
 
 
 
 
Dollars
 
$
232,014

 
$
185,904

 
$
46,110

 
24.8
 %
Homes closed
 
583

 
452

 
131

 
29.0
 %
Average sales price
 
$
398.0

 
$
411.3

 
$
(13.3
)
 
(3.2
)%
 
 
 
 
 
 
 
 
 

25



 
 
Three Months Ended March 31,
 
Quarter over Quarter
 
 
2018
 
2017
 
Change $
 
Change %
Home Orders (1)
 
 
 
 
 
 
 
 
Total
 
 
 
 
 
 
 
 
Dollars
 
$
962,796

 
$
892,703

 
$
70,093

 
7.9
 %
Homes ordered
 
2,358

 
2,135

 
223

 
10.4
 %
Average sales price
 
$
408.3

 
$
418.1

 
$
(9.8
)
 
(2.3
)%
West Region
 
 
 
 
 
 
 
 
Arizona
 
 
 
 
 
 
 
 
Dollars
 
$
153,161

 
$
133,832

 
$
19,329

 
14.4
 %
Homes ordered
 
459

 
403

 
56

 
13.9
 %
Average sales price
 
$
333.7

 
$
332.1

 
$
1.6

 
0.5
 %
California
 
 
 
 
 
 
 
 
Dollars
 
$
160,398

 
$
193,758

 
$
(33,360
)
 
(17.2
)%
Homes ordered
 
219

 
328

 
(109
)
 
(33.2
)%
Average sales price
 
$
732.4

 
$
590.7

 
$
141.7

 
24.0
 %
Colorado
 
 
 
 
 
 
 
 
Dollars
 
$
97,095

 
$
82,095

 
$
15,000

 
18.3
 %
Homes ordered
 
175

 
143

 
32

 
22.4
 %
Average sales price
 
$
554.8

 
$
574.1

 
$
(19.3
)
 
(3.4
)%
West Region Totals
 
 
 
 
 
 
 
 
Dollars
 
$
410,654

 
$
409,685

 
$
969

 
0.2
 %
Homes ordered
 
853

 
874

 
(21
)
 
(2.4
)%
Average sales price
 
$
481.4

 
$
468.7

 
$
12.7

 
2.7
 %
Central Region - Texas
 
 
 
 
 
 
 
 
Central Region Totals
 
 
 
 
 
 
 
 
Dollars
 
$
279,503

 
$
251,773

 
$
27,730

 
11.0
 %
Homes ordered
 
809

 
693

 
116

 
16.7
 %
Average sales price
 
$
345.5

 
$
363.3

 
$
(17.8
)
 
(4.9
)%
East Region
 
 
 
 
 
 
 
 
Florida
 
 
 
 
 
 
 
 
Dollars
 
$
112,670

 
$
101,560

 
$
11,110

 
10.9
 %
Homes ordered
 
263

 
239

 
24

 
10.0
 %
Average sales price
 
$
428.4

 
$
424.9

 
$
3.5

 
0.8
 %
Georgia
 
 
 
 
 
 
 
 
Dollars
 
$
50,870

 
$
22,402

 
$
28,468

 
127.1
 %
Homes ordered
 
148

 
69

 
79

 
114.5
 %
Average sales price
 
$
343.7

 
$
324.7

 
$
19.0

 
5.9
 %
North Carolina
 
 
 
 
 
 
 
 
Dollars
 
$
61,485

 
$
66,332

 
$
(4,847
)
 
(7.3
)%
Homes ordered
 
157

 
150

 
7

 
4.7
 %
Average sales price
 
$
391.6

 
$
442.2

 
$
(50.6
)
 
(11.4
)%
South Carolina
 
 
 
 
 
 
 
 
Dollars
 
$
28,674

 
$
25,538

 
$
3,136

 
12.3
 %
Homes ordered
 
80

 
72

 
8

 
11.1
 %
Average sales price
 
$
358.4

 
$
354.7

 
$
3.7

 
1.0
 %
Tennessee
 
 
 
 
 
 
 
 
Dollars
 
$
18,940

 
$
15,413

 
$
3,527

 
22.9
 %
Homes ordered
 
48

 
38

 
10

 
26.3
 %
Average sales price
 
$
394.6

 
$
405.6

 
$
(11.0
)
 
(2.7
)%
East Region Totals
 
 
 
 
 
 
 
 
Dollars
 
$
272,639

 
$
231,245

 
$
41,394

 
17.9
 %
Homes ordered
 
696

 
568

 
128

 
22.5
 %
Average sales price
 
$
391.7

 
$
407.1

 
$
(15.4
)
 
(3.8
)%
(1)
Home orders for any period represent the aggregate sales price of all homes ordered, net of cancellations. We do not include orders contingent upon the sale of a customer’s existing home as a sales contract until the contingency is removed.
 
 
 
 
 
 
 
 
 


26