8-K

UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, DC 20549

FORM 8-K

CURRENT REPORT

Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934

Date of Report (Date of earliest event reported): February 4, 2009

PULTE HOMES, INC.

(Exact name of registrant as specified in its Charter)

Michigan	1-9804	38-2766606
(State or other jurisdiction of incorporation)	(Commission File Number)	(IRS Employer Identification No.)

100 Bloomfield Hills Parkway, Suite 300, Bloomfield Hills, Michigan 48304

(Address of principal executive offices) (Zip Code)

Registrant’s telephone number, including area code (248) 647-2750

(Former name or former address, if changed since last report)

Check the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligation of the registrant under any of the following provisions:

¨ Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425)

¨ Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)

¨ Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b))

¨ Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c))

Item 2.02 RESULTS OF OPERATIONS AND FINANCIAL CONDITION

On February 4, 2009, Pulte Homes, Inc. issued a press release announcing its financial results for its fourth quarter and full year ended December 31, 2008. A copy of this earnings press release is furnished with this Current Report on Form 8-K and is incorporated in Item 2.02 by reference.

Item 9.01 FINANCIAL STATEMENTS AND EXHIBITS

99.1 Fourth Quarter and Full Year 2008 earnings press release dated February 4, 2009.

The information in Item 2.02 of this Current Report on Form 8-K, including the earnings press release incorporated in such Item 2.02, shall not be deemed “filed” for purposes of Section 18 of the Securities Exchange Act of 1934, nor shall it be incorporated by reference in any filing under the Securities Act of 1933, except as expressly set forth by specific reference in such filing.

SIGNATURES

Pursuant to the requirements of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned hereunto duly authorized.

	PULTE HOMES, INC.
Date: February 5, 2009	By:	/s/ Steven M. Cook
	Name:	Steven M. Cook
	Title:	Senior Vice President,
		General Counsel and Secretary

INDEX TO EXHIBITS

Exhibit No.	Description
99.1	Fourth Quarter and Full Year 2008 earnings press release dated February 4, 2009.

EX-99.1

Exhibit 99.1

FOR IMMEDIATE RELEASE	Company Contacts
	Investors: Calvin Boyd
	(248) 433-4527
	email: calvin.boyd@pulte.com
	Media: Mark Marymee
	(248) 433-4648
	email: mark.marymee@pulte.com

PULTE HOMES REPORTS FOURTH QUARTER 2008 FINANCIAL RESULTS

• For the Fourth Quarter 2008, Generated 1,763 Net New Orders and Closed 5,474 Homes

• Company Ended Q4 2008 With $1.655 Billion of Cash

• Impairments and Land-Related Charges of $380 Million for the Fourth Quarter 2008

• Q4 2008 Net Loss of $1.33 Per Share, Inclusive of Impairments and Land-Related Charges

• Company Expects Tax Refunds of Approximately $374 Million

Bloomfield Hills, Mich., February 4, 2009 – Pulte Homes (NYSE: PHM) announced today financial results for its fourth quarter ended December 31, 2008. For the quarter, the Company reported a net loss of $338.2 million, or $1.33 per share, compared with a $874.7 million net loss for the prior year fourth quarter, or $3.46 per share. The fourth quarter 2008 net loss included $380 million of pre-tax charges related to inventory impairments and other land-related charges. Impairments and land-related charges for the prior year quarter were $509 million. Consolidated revenues for the quarter were $1.7 billion, a decline of 43% from prior year quarter revenues of $2.9 billion.

“The homebuilding operating environment took yet another step down during the fourth quarter of 2008,” said Richard J. Dugas, Jr., President and CEO of Pulte Homes. “During the quarter, consumers faced unprecedented levels of financial uncertainty that dramatically impacted purchases of all large-ticket items, especially homes. Sinking consumer confidence, excess foreclosure inventory and continued very tight mortgage availability put dramatic downward pressure on the homebuilding market. These factors, combined with an exceptionally weak economy and a surge in unemployment across all industries left many potential home purchasers on the sidelines to wait for a more certain view of the future.

“Despite this strong downward market momentum, Pulte achieved its stated cash goal as we generated significant positive cash flow during the quarter. We ended the year with nearly $1.7 billion in cash, no debt outstanding under our revolving credit facility and took further action to restructure our company overhead to better match anticipated reduced volume for 2009. Pulte’s strong

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beginning cash position, anticipated tax refunds, and expected positive operating cash flow in 2009 leave us well positioned to capitalize on opportunities once stability in the housing sector begins to materialize.”

Fourth Quarter Results

Revenues from homebuilding settlements in the fourth quarter decreased 45% to $1.5 billion, compared with $2.8 billion in last year’s fourth quarter. The change in revenue for the quarter reflects a 37% decrease in closings to 5,474 homes, and a 13% decrease in average selling price to $278,000.

Fourth quarter homebuilding pre-tax loss was $466.3 million, compared with a $459.2 million pre-tax loss for the prior year quarter. Homebuilding SG&A expense totaled $205 million for the quarter, including $15 million of severance-related charges. During the fourth quarter of 2008, the Company recorded $380 million of impairments and land-related charges, including $205 million related to land impairments, $14 million associated with the write-off of land deposits and pre-acquisition costs, $146 million of impairments of land held for sale and $15 million related to the Company’s investment in unconsolidated joint ventures. For the prior year quarter, impairments and land-related charges totaled $509 million. In addition, goodwill impairments of $5 million were recorded during the 2008 fourth quarter, compared with $34 million for the prior year quarter.

Net new home orders for the fourth quarter were 1,763 homes, a decline of 61% from the prior year fourth quarter. Pulte Homes’ ending backlog as of December 31, 2008 was valued at $631 million (2,174 homes), compared with a value of $2.5 billion (7,890 homes) at the end of last year’s fourth quarter. At the end of the fourth quarter 2008, the Company’s debt-to-capitalization ratio was 52.8%, and on a net debt-to-capitalization basis was 34.8%.

The Company’s financial services operations reported pre-tax loss of $7.9 million for the fourth quarter 2008, compared with $10.3 million of pre-tax income for the prior year’s quarter. This fourth quarter 2008 pre-tax loss was primarily due to a 42% decline in mortgage loans originated during the quarter compared with the prior year quarter combined with an increase in loan loss reserves. The mortgage capture rate for the quarter was 92%, compared with 91% for the same quarter last year.

Full Year Results

For the year ended December 31, 2008, Pulte Homes’ net loss was $1.5 billion, or $5.81 per share, compared with a $2.3 billion, or $8.94 per share, net loss for the prior year. Consolidated revenues for 2008 were $6.3 billion, down 32% from $9.3 billion for the prior year.

Revenues from homebuilding settlements for the period were approximately $6 billion, down 33% from the prior year. Lower revenues for the period resulted from a 12% decrease in average selling price to $284,000, combined with a 24% decrease in the number of homes closed to 21,022.

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Homebuilding pre-tax loss for 2008 was $1.7 billion, compared with a $2.5 billion pre-tax loss for the prior year. Homebuilding SG&A expense decreased $284 million, or 27%, compared with last year. During 2008, the Company recorded $1.5 billion of impairments and land-related charges, including $1.2 billion related to land impairments, $33 million associated with the write-off of land deposits and pre-acquisition costs, $271 million of impairments of land held for sale, and $18 million related to the Company’s investment in unconsolidated joint ventures. For 2007, these impairments and land-related charges totaled $2.2 billion. Homebuilding pre-tax loss for the year also includes goodwill impairments of $5 million compared with $370 million in the prior year.

Pulte’s financial services operations reported pre-tax income of $28 million in 2008 compared with $43 million in the prior year. The 35% decrease in mortgage loans originated during the year was the primary cause for this decrease, partially offset by a positive shift in the mix of mortgage loans toward more profitable agency-backed products.

A conference call discussing Pulte Homes’ fourth quarter results will be held Thursday, February 5 at 8:30 a.m. Eastern Time. Interested investors can access the live webcast via the Company’s corporate website at www.pulteinc.com.

Certain statements in this release constitute “forward-looking statements” within the meaning of the Private Securities Litigation Reform Act of 1995. Such forward-looking statements involve known risks, uncertainties and other factors that may cause the actual results, performance or achievements of the Company to be materially different from any future results, performance or achievements expressed or implied by the forward-looking statements. Such factors include, among other things, (1) adverse national and regional economic and business conditions, including further deterioration in the unemployment rate and the current downturn in the homebuilding industry; (2) interest rate changes and the availability of mortgage financing; (3) continued volatility and potential further deterioration in the debt and equity markets, which have adversely impacted the banking and mortgage finance industries, resulting in tightening of credit; (4) competition; (5) the availability and cost of land and other raw materials used by the Company in its homebuilding operations; (6) the availability and cost of insurance covering risks associated with the Company’s business; (7) shortages and the cost of labor; (8) weather-related slowdowns; (9) slow growth initiatives and/or local building moratoria; (10) governmental regulation and the interpretation of tax, labor and environmental laws; (11) changes in consumer confidence and preferences; (12) required accounting changes; (13) terrorist acts and other acts of war; (14) the potential loss of tax benefits if we have an “ownership change” under IRC Section 382; and (15) other factors of national, regional and global scale, including those of a political, economic, business and competitive nature. See the Company’s Annual Report on Form 10-K and Annual Report to Shareholders for the year ended December 31, 2007 and other public filings with the Securities and Exchange Commission for a further discussion of these and other risks and uncertainties applicable to Pulte’s business. Pulte undertakes no duty to update any forward-looking statement whether as a result of new information, future events or changes in Pulte’s expectations.

About Pulte Homes

Pulte Homes, Inc., (NYSE: PHM), based in Bloomfield Hills, Mich., is one of America’s largest home building companies with operations in 49 markets and 25 states. During its 59-year history, the company has delivered more than 500,000 new homes. In 2008,

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Pulte Homes operations ranked highest in customer satisfaction in 11 U.S. markets, the most of any homebuilder, in the annual J.D. Power and Associates^® New-Home Builder Customer Satisfaction Study^sm. Under its Del Webb brand, Pulte is the nation’s largest builder of active adult communities for people age 55 and older. Its DiVosta Homes brand is renowned in Florida for its distinctive master-planned communities. Pulte Mortgage LLC is a nationwide lender offering Pulte customers a wide variety of loan products and superior service.

Websites: www.pulte.com; www.delwebb.com; www.divosta.com

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Pulte Homes, Inc.

Condensed Consolidated Results

Of Operations

(000’s omitted, except per share data)

(Unaudited)

	Three Months Ended December 31,						Year Ended December 31,
	2008			2007			2008			2007
CONSOLIDATED RESULTS:
Revenues:
Homebuilding	$	1,611,672		$	2,859,768		$	6,112,038		$	9,121,730
Financial Services		32,145			35,083			151,016			134,769
Other non-operating		6,468			3,766			26,404			6,595
Total Revenues	$	1,650,285		$	2,898,617		$	6,289,458		$	9,263,094
Pretax income (loss):
Homebuilding	$	(466,294	)	$	(459,236	)	$	(1,694,711	)	$	(2,509,492	)
Financial Services		(7,893	)		10,321			28,045			42,980
Other non-operating		(5,538	)		(4,918	)		(15,933	)		(30,391	)
Loss from continuing operations before income taxes		(479,725	)		(453,833	)		(1,682,599	)		(2,496,903	)
Income taxes (benefit)		(141,560	)		439,490			(209,486	)		(222,486	)
Loss from continuing operations		(338,165	)		(893,323	)		(1,473,113	)		(2,274,417	)
Income from discontinued operations		0			18,662			0			18,662
Net loss	$	(338,165	)	$	(874,661	)	$	(1,473,113	)	$	(2,255,755	)
EARNINGS (LOSS) PER SHARE - ASSUMING DILUTION:
Loss from continuing operations	$	(1.33	)	$	(3.54	)	$	(5.81	)	$	(9.02	)
Income from discontinued operations		0.00			0.07			0.00			0.07
Net loss	$	(1.33	)	$	(3.46	)	$	(5.81	)	$	(8.94	)
Shares used in per share calculations		253,841			252,485			253,512			252,192

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Pulte Homes, Inc.

Condensed Consolidated Balance Sheets

($000’s omitted)

	December 31, 2008 (Unaudited)		December 31, 2007 (Unaudited)
ASSETS
Cash and equivalents	$	1,655,264	$	1,060,311
Unfunded settlements		11,988		38,714
House and land inventory		4,201,289		6,835,945
Land held for sale		164,954		252,563
Land, not owned, under option agreements		171,101		212,235
Residential mortgage loans available-for-sale		297,755		447,089
Investments in unconsolidated entities		134,886		105,479
Other assets		697,652		904,298
Income taxes receivable		373,569		263,163
Deferred income tax assets		—		105,906
	$	7,708,458	$	10,225,703
LIABILITIES AND SHAREHOLDERS’ EQUITY
Liabilities:
Accounts payable, accrued and other liabilities	$	1,338,280	$	1,859,911
Collateralized short-term debt, recourse solely to applicable subsidiary assets		237,560		440,611
Income tax liabilities		130,615		126,758
Senior notes		3,166,305		3,478,230
Total Liabilities		4,872,760		5,905,510
Shareholders’ Equity		2,835,698		4,320,193
	$	7,708,458	$	10,225,703

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Pulte Homes, Inc.

Segment Data

($000’s omitted)

(Unaudited)

	Three Months Ended December 31,						Year Ended December 31,
	2008			2007			2008			2007
HOMEBUILDING:
Home sales (settlements)	$	1,519,896		$	2,782,640		$	5,980,289		$	8,881,509
Land sales		91,776			77,128			131,749			240,221
Homebuilding Revenue		1,611,672			2,859,768			6,112,038			9,121,730
Home cost of sales		(1,603,790	)		(2,779,490	)		(6,585,177	)		(9,329,354	)
Land cost of sales		(233,019	)		(133,156	)		(393,998	)		(418,177	)
Selling, general & administrative expense		(205,096	)		(247,342	)		(776,673	)		(1,060,818	)
Other income (expense), net		(36,061	)		(159,016	)		(50,901	)		(822,873	)
Pretax income (loss)	$	(466,294	)	$	(459,236	)	$	(1,694,711	)	$	(2,509,492	)
FINANCIAL SERVICES:
Pretax income (loss)	$	(7,893	)	$	10,321		$	28,045		$	42,980
OTHER NON-OPERATING:
Pretax loss:
Net interest income	$	5,739		$	2,597		$	23,496		$	2,731
Other expense, net		(11,277	)		(7,515	)		(39,429	)		(33,122	)
Total Other Non-operating	$	(5,538	)	$	(4,918	)	$	(15,933	)	$	(30,391	)

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Pulte Homes, Inc.

Business Operating Data

($000’s omitted)

(Unaudited)

	Three Months Ended December 31,				Year Ended December 31,
	2008		2007		2008		2007
Homebuilding settlement revenues	$	1,519,896	$	2,782,640	$	5,980,289	$	8,881,509
Unit settlements:
Atlantic Coast		1,578		2,132		5,416		6,563
Gulf Coast		1,316		1,691		5,391		6,630
Midwest		752		1,351		2,651		3,888
Southwest		1,303		2,458		5,494		7,318
California		525		1,082		2,070		3,141
		5,474		8,714		21,022		27,540
Average selling price	$	278	$	319	$	284	$	322
Unit net new orders:
Atlantic Coast		494		1,103		3,920		6,010
Gulf Coast		416		1,180		3,958		6,418
Midwest		262		530		2,094		3,319
Southwest		362		1,302		3,878		6,609
California		229		447		1,456		2,819
		1,763		4,562		15,306		25,175
Net new orders – dollars*	$	442,000	$	1,206,000	$	4,101,000	$	7,812,000
Unit backlog:
Atlantic Coast						576		2,072
Gulf Coast						689		2,122
Midwest						271		828
Southwest						394		2,010
California						244		858
						2,174		7,890
Dollars in backlog					$	631,000	$	2,510,000

* Net new order dollars represent a composite of new order dollars combined with other movement of the dollars in backlog related to cancellations and change orders.

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Pulte Homes, Inc.

Business Operating Data, continued

($000’s omitted)

(Unaudited)

	Three Months Ended December 31,						Year Ended December 31,
	2008			2007			2008			2007
MORTGAGE ORIGINATIONS:
Origination volume		3,858			6,685			15,227			23,404
Origination principal	$	847,700		$	1,592,600		$	3,403,500		$	5,336,400
Capture rate percentage		92.2	%		90.7	%		92.0	%		92.1	%

Pulte Homes, Inc.

Supplemental Information

($000’s omitted)

(Unaudited)

	Three Months Ended December 31,				Year Ended December 31,
	2008		2007		2008		2007
Interest expense:
Homebuilding (included in home cost of sales)	$	61,059	$	72,413	$	210,709	$	314,998
Financial Services		1,225		4,019		6,118		16,483
Other non-operating		729		1,169		2,908		3,864
Total interest expense	$	63,013	$	77,601	$	219,735	$	335,345
Depreciation & amortization	$	16,439	$	19,743	$	73,980	$	83,852

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