4.	Reduction of Inventory to Fair Value

We record impairment losses on inventories related to communities under development and held for future development when events and circumstances indicate that they

may

be impaired and the undiscounted cash flows estimated to be generated by those assets are less than their related carrying amounts. If the expected undiscounted cash flows are less than the carrying amount, then the community is written down to its fair value. We estimate the fair value of each impaired community by determining the present value of the estimated future cash flows at a discount rate commensurate with the risk of the respective community. For the

six

months ended

April 30, 2018,

our discount rate used for the impairments recorded ranged from

16.8%

19.8%.

For the

six

months ended

April 30, 2017,

our discount rate used for the impairments recorded ranged from

18.3%

19.8%.

Should the estimates or expectations used in determining cash flows or fair value decrease or differ from current estimates in the future, we

may

need to recognize additional impairments.

During the

six

months ended

April 30, 2018

and

2017

we evaluated inventories of all

377

and

381

communities under development and held for future development or sale, respectively, for impairment indicators through preparation and review of detailed budgets or other market indicators of impairment. We performed detailed impairment calculations during the

six

months ended

April 30, 2018

and

2017

for

five

and

nine

of those communities (i.e., those with a projected operating loss or other impairment indicators), respectively, with an aggregate carrying value of

$11.2

million and

$66.9

million, respectively. As a result of our impairment analysis, we recorded aggregate impairment losses of

$2.1

million in all

five

communities (which had an aggregate pre-impairment value of

$11.2

million) for both the

three

and

six

months ended

April 30, 2018.

We also recorded aggregate impairment losses of

$1.5

million and

$4.2

million, in

one

and

six

communities, respectively (which had aggregate pre-impairment values of

$8.5

million and

$21.1

million, respectively) for the

three

and

six

months ended

April 30, 2017,

respectively. These impairment losses are included in the Condensed Consolidated Statements of Operations on the line entitled “Homebuilding: Inventory impairment loss and land option write-offs” and deducted from inventory. The pre-impairment value represents the carrying value, net of prior period impairments, if any, at the time of recording the impairment. Of those communities tested for impairment during the

six

months ended

April 30, 2017,

three

communities with an aggregate carrying value of

$45.8

million had undiscounted future cash flows that exceeded the carrying amount by less than

20%.

During the

six

months ended

April 30, 2018,

none

of the

five

communities tested for impairment had undiscounted future cash flows that exceeded the carrying amount by less than

20%.

The Condensed Consolidated Statements of Operations line entitled “Homebuilding: Inventory impairment loss and land option write-offs” also includes write-offs of options and approval, engineering and capitalized interest costs that we record when we redesign communities and/or abandon certain engineering costs and we do

not

exercise options in various locations because the communities' pro forma profitability is

not

projected to produce adequate returns on investment commensurate with the risk. Total aggregate write-offs related to these items were

$0.6

million and

$0.4

million for the

three

months ended

April 30, 2018

and

2017,

respectively, and

$1.0

million and

$0.9

million for the

six

months ended

April 30, 2018

and

2017,

respectively. Occasionally, these write-offs are offset by recovered deposits (sometimes through legal action) that had been written off in a prior period as walk-away costs. Historically, these recoveries have

not

been significant in comparison to the total costs written off. The number of lots walked away from during the

three

months ended

April 30, 2018

and

2017

were

714

and

478,

respectively, and

1,341

and

1,539

during the

six

months ended

April 30, 2018

and

2017,

respectively.

We decide to mothball (or stop development on) certain communities when we determine that the current performance does

not

justify further investment at the time. When we decide to mothball a community, the inventory is reclassified on our Condensed Consolidated Balance Sheets from “Sold and unsold homes and lots under development” to “Land and land options held for future development or sale.” During the

first

half of fiscal

2018,

we did

not

mothball any additional communities, but we sold

two

previously mothballed communities and re-activated

one

previously mothballed community. As of

April 30, 2018

and

October 31, 2017,

the net book value associated with our

and

total mothballed communities was

$24.4

million and

$36.7

million, respectively, which was net of impairment charges recorded in prior periods of

$186.1

million and

$214.1

million, respectively.

From time to time we enter into option agreements that include specific performance requirements, whereby we are required to purchase a minimum number of lots. Because of our obligation to purchase these lots, for accounting purposes in accordance with Accounting Standards Codification (“ASC”)

360

38,

we are required to record this inventory on our Condensed Consolidated Balance Sheets. As of

April 30, 2018

and

October 31, 2017,

we had

specific performance options.

We sell and lease back certain of our model homes with the right to participate in the potential profit when each home is sold to a

third

party at the end of the respective lease. As a result of our continued involvement, for accounting purposes in accordance with ASC

360

38,

these sale and leaseback transactions are considered a financing rather than a sale. Therefore, for purposes of our Condensed Consolidated Balance Sheets, at

April 30, 2018

and

October 31, 2017,

inventory of

$33.5

million and

$58.5

million, respectively, was recorded to “Consolidated inventory

not

owned,” with a corresponding amount of

$30.0

million and

$51.8

million (net of debt issuance costs), respectively, recorded to “Liabilities from inventory

not

owned” for the amount of net cash received from the transactions.

We have land banking arrangements, whereby we sell our land parcels to the land bankers and they provide us an option to purchase back finished lots on a predetermined schedule. Because of our options to repurchase these parcels, for accounting purposes, in accordance with ASC

360

38,

these transactions are considered a financing rather than a sale. For purposes of our Condensed Consolidated Balance Sheets, at

April 30, 2018

and

October 31, 2017,

inventory of

$45.4

million and

$66.3

million, respectively, was recorded as “Consolidated inventory

not

owned,” with a corresponding amount of

$23.5

million and

$39.3

million (net of debt issuance costs), respectively, recorded to “Liabilities from inventory

not

owned” for the amount of net cash received from the transactions.