10-K 1 hfc10k.txt HOMEFED CORPORATION 2006 FORM 10-K ================================================================================ SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 10-K [x] ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the fiscal year ended December 31, 2006 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: 1-10153 HOMEFED CORPORATION (Exact Name of Registrant as Specified in its Charter) Delaware 33-0304982 (State or Other Jurisdiction of Incorporation (I.R.S. Employer or Organization) Identification No.) 1903 Wright Place Suite 220 Carlsbad, California 92008 (760) 918-8200 (Address, Including Zip Code, and Telephone Number, Including Area Code, of Registrant's Principal Executive Offices) Securities registered pursuant to Section 12(b) of the Act: None. Securities registered pursuant to Section 12(g) of the Act: Common Stock, par value $.01 per share (Title of Class) Indicate by check mark if the registrant is a well-known seasoned issuer, as defined in Rule 405 of the Securities Act. Yes [ ] No [x] Indicate by check mark if the registrant is not required to file reports pursuant to Section 13 or Section 15(d) of the Act. Yes [ ] No [x] 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 [x] No [ ] Indicate by check mark if disclosure of delinquent filers pursuant to Item 405 of Regulation S-K is not contained herein, and will not be contained, to the best of registrant's knowledge, in definitive proxy or information statement incorporated by reference in Part III of this Form 10-K or any amendment to this Form 10-K [x]. Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, or a non-accelerated filer. See definition of "accelerated filer and large accelerated filer" in Rule 12b-2 of the Exchange Act. (Check one): Large Accelerated Filer [ ] Accelerated Filer [x] Non-Accelerated Filer [ ] Indicate by check mark whether the registrant is a shell company (as defined in Rule 12-b of the Exchange Act). Yes [ ] No[x] Based on the average bid and asked prices of the Registrant's Common Stock as published by the OTC Bulletin Board Service as of June 30, 2006, the aggregate market value of the Registrant's Common Stock held by non-affiliates was approximately $285,968,000 on that date. As of February 16, 2007, there were 8,273,834 outstanding shares of the Registrant's Common Stock, par value $.01 per share. DOCUMENTS INCORPORATED BY REFERENCE Certain portions of the registrant's definitive proxy statement pursuant to Regulation 14A of the Securities Exchange Act of 1934 in connection with the 2007 annual meeting of shareholders of the registrant are incorporated by reference into Part III of this Report. ================================================================================ PART I Item 1. Business. ------ -------- THE COMPANY Introduction HomeFed Corporation ("HomeFed") was incorporated in Delaware in 1988. As used herein, the term "Company" refers to HomeFed and its subsidiaries, except as the context may otherwise require. The Company is currently engaged, directly and through subsidiaries, in the investment in and development of residential real estate projects in the State of California. The Company also investigates the acquisition of new real estate projects, both residential and commercial, within and outside the State of California. However, no assurance can be given that the Company will find new investments providing a satisfactory return or, if found, that the Company will have access to the capital necessary to make new real estate investments. The executive office of the Company is located at 1903 Wright Place, Suite 220, Carlsbad, California 92008. The Company's current development projects consist of two master-planned communities located in San Diego County, California: San Elijo Hills, and a portion of the larger Otay Ranch planning area. As discussed below, the Company acquired the San Elijo Hills project in October 2002. The Company also owns the Rampage property, a 1,600 acre grape vineyard located in southern Madera County, California, which is not currently entitled for commercial or residential development. As the owner of development projects, the Company is responsible for the completion of a wide range of activities, including design engineering, grading raw land, constructing public infrastructure such as streets, utilities and public facilities, and finishing individual lots for home sites or other facilities. Prior to commencement of development, the Company may engage in incidental activities to maintain the value of the project; such activities are not treated as a separate operating segment. The Company develops and markets its communities in phases to allow itself the flexibility to sell finished lots to suit market conditions and to enable it to create stable and attractive neighborhoods. Consequently, at any particular time, the various phases of a project will be in different stages of land development and construction. In addition, from time to time the Company will receive expressions of interest from buyers of multiple phases of a project, or the remaining undeveloped land of an entire project. The Company evaluates these proposals when it receives them, but no assurance can be given that the Company will sell all or any portion of its development projects in such a manner. For any master-planned community, plans must be prepared that provide for infrastructure, neighborhoods, commercial and industrial areas, educational and other institutional or public facilities, as well as open space. Once preliminary plans have been prepared, numerous governmental approvals, licenses, permits and agreements, referred to as "entitlements," must be obtained before development and construction may commence. These often involve a number of different governmental jurisdictions and agencies, challenges through litigation, considerable risk and expense, and substantial delays. Unless and until the requisite entitlements are received and substantial work has been commenced in reliance upon such entitlements, a developer generally does not have full "vested rights" to develop a project, and as a result, allocation of acreage between developable and non-developable land may change. In addition, as a precondition to receipt of building-related permits, master-planned communities in California are typically required to pay impact and capacity fees, or to otherwise satisfy mitigation requirements. 2 Current Development Projects San Elijo Hills In 2002, the Company purchased from Leucadia National Corporation (together with its subsidiaries, "Leucadia") all of the issued and outstanding shares of capital stock of CDS Holding Corporation ("CDS"), which through its majority-owned subsidiaries is the owner of the San Elijo Hills project. The San Elijo Hills project, a master-planned community located in the City of San Marcos in San Diego County, California, will be a community of approximately 3,500 homes and apartments, as well as a commercial and residential towncenter. Since August 1998, the Company has been the development manager for this project, with responsibility for the overall management of the project, including, among other things, preserving existing entitlements and obtaining any additional entitlements required for the project, arranging financing for the project, coordinating marketing and sales activity, and acting as the construction manager. The development management agreement provides that the Company receive fees for the field overhead, management and marketing services it provides ("development management fees"), based on the revenues of the project. Through its ownership interest in CDS, the Company has an effective 68% indirect equity interest in the San Elijo Hills project, after considering minority interests held by former owners of the project before CDS acquired its interest. Before any amounts are distributed to the minority shareholders, the Company has the right to the return of funds advanced to the project and to receive a preferred return on any advances. In 2004, all amounts advanced to the project were repaid and, except for amounts related to infrastructure improvement bond guarantees, the preferred returns were fully satisfied. For more information on the minority interests, see Note 6 of Notes to Consolidated Financial Statements. Current Market Developments: Throughout most of the period that the Company has been developing the San Elijo Hills project, the Company's sales efforts have greatly benefited from a strong regional and national residential housing market. As of December 31, 2006, the San Elijo Hills project sold 1,923 of its 2,364 single family lots and 1,059 of its 1,099 multi family units (including the very low income apartment units), at satisfactory prices and generally in accordance with its development schedule. However, there has been a slowdown in sales of residential properties in many U. S. markets, including California and the greater San Diego region, which negatively affected sales and profits during 2006. Sales of new homes and re-sales of existing homes have not kept pace with the early years of the project's development; based on information obtained from homebuilders and other public sources, the Company estimates that total home sales (both new and re-sales) at the San Elijo Hills project were approximately 300 in 2006 as compared to 470 in 2005 and 860 in 2004. Residential home prices and building starts have declined. The project's builders have asked for concessions or modifications to their purchase agreements, which the Company has generally rejected. During 2006, four homebuilders that were under contract to purchase single family lots at the San Elijo Hills project elected not to close on their purchase transactions, thereby forfeiting option payments aggregating $12,600,000. In the aggregate, these four homebuilders elected not to close on lot purchase transactions covering 257 single family lots with a total contract purchase price of $116,500,000. Although it is not actively soliciting bids for its remaining inventory of single family lots, the Company is currently completing development of all of its remaining lots at the San Elijo Hills project, many of which are "premium" lots which will command premium prices if, and when, the market recovers. The Company is unable to predict when local residential real estate market conditions might improve; however, the Company intends to wait for market conditions to improve before marketing its remaining inventory for sale. The Company believes that by exercising patience with the current market conditions it can best maximize shareholder value with its remaining residential lot inventory. The estimate of future taxable income discussed elsewhere in this Report (see "Item 7, Management's Discussion and Analysis of Financial Condition and Results of Operations - Critical Accounting Estimates") assumes that the Company will sell all of the remaining land at the San Elijo Hills project for aggregate sales proceeds of approximately $235,000,000; after adding previously deferred revenue to and subtracting actual and projected development costs from this amount, projected gross profit is estimated to be $130,000,000. Estimates of future property available for sale, the timing of the sales and future development costs are based upon current development plans for the project and will change based on the strength of the real estate market or other factors that are not within the control of the Company. Sales Activity: The table below summarizes sales activity at the San Elijo Hills project during the last three years. At closing, a portion of the sales proceeds is deferred and not immediately recognized as revenue in the Company's consolidated statements of operations. The Company recognizes deferred revenue upon completion of required improvements to the property sold, including costs related to common areas, under the percentage of completion method of accounting. As of December 31, 2006, the Company estimates that it will spend approximately $9,600,000 to complete the required improvements to sold properties; as these improvements are completed the Company will recognize in income $34,400,000 of revenue from closed sales which is reflected on the December 31, 2006 balance sheet as deferred revenue. 3
For the Year Ended December 31, -------------------------------------------- 2006 2005 2004 ---- ---- ---- (Dollars in thousands) Number of residential units sold (1) 26 406 139 Aggregate sales proceeds from sales of residential units, net of closing costs (2) $ 15,600 $127,100 $ 33,000 Aggregate proceeds from the sales of school and retail sites, net of closing costs (3) $ -- $ 700 $ 20,200 Development management fees earned (4) $ 900 $ 7,700 $ 3,300
(1) Units are comprised of single family lots, multi-family units and very low income apartment units. (2) Excludes profit participation and consent fees described elsewhere in this Report which are received subsequent to the closing of the land sales. (3) Reflects the sale of one retail site in 2005 and one school site in 2004. (4) Development management fees are intercompany payments, which are eliminated in consolidation and therefore not reflected in the Company's consolidated statements of operations, but which are a source of liquidity for the parent company. The remaining land at the San Elijo Hills project to be developed and sold or leased consists of the following: Single family lots to be developed and sold 441 Multi-family units 40 Square footage of commercial space 115,000 The Company intends to construct and sell or lease the remaining multi-family units in the towncenter rather than sell the property to another developer. With respect to the towncenter commercial space, the Company intends to construct and lease approximately 57,000 square feet of the commercial space and sell the remainder of the commercial space to third party builders or owners, including the supermarket site and daycare center site. Until the design plans are completed, regulatory approvals are received and building permits are issued, it is uncertain as to when construction will begin on the towncenter project or when it will be completed. In order for the City of San Marcos to issue building permits to the Company's prospective lot purchasers for lot sales above certain thresholds, the Company was required to make improvements to two off-site roads. Pursuant to the project development agreement with the City of San Marcos/Redevelopment Agency of San Marcos (the "City"), the Company was required to contribute $11,000,000 to fund a portion of the cost of building these roads; the City is required to fund any costs in excess of this amount. The commencement of construction of these roads during 2005 removed the last significant limitation to the issuance of building permits at the San Elijo Hills project. During 2006, the Company fully funded its construction obligation and continues to manage the remaining construction work on behalf of the City, which is expected to be completed in mid-2007. Since 1999, the San Elijo Hills project has carried $50,000,000 of general liability and professional liability insurance under a policy issued by the Kemper Insurance Companies ("Kemper"). The policy covered a thirteen year term from the initial date of coverage, and the entire premium for the life of the policy was paid in 1999. This policy is specific to the San Elijo Hills project; the Company has general and professional liability insurance for other matters with different insurance companies. Kemper has ceased underwriting operations and has submitted a voluntary run-off plan to its insurance regulators. Although Kemper is not in receivership proceedings, it is operating under restrictive orders entered by insurance regulators. It is uncertain whether Kemper will have sufficient assets at such time, if ever, the Company makes a claim under the policy or, if they are declared insolvent, whether state insurance guaranty funds would be available to pay any claim (the Company has not made any claims to date). In May 2004, the Company purchased an excess policy with another insurance carrier that provides up to $10,000,000 of coverage for general liability claims, but not professional liability claims, relating to homes sold through May 31, 2004. This excess policy has been subsequently extended to cover homes sold through August 1, 2007. The Company continues to investigate whether insurance coverage for future home sales at the San Elijo Hills project is available at acceptable prices. 4 Otay Ranch In October 1998, the Company and Leucadia formed Otay Land Company, LLC ("Otay Land Company") to purchase approximately 4,850 non-adjoining acres of land located within the larger 22,900 acre Otay Ranch master-planned community south of San Diego, California. Otay Land Company acquired this land for $19,500,000. When Otay Land Company was formed, Leucadia contributed $10,000,000 as a preferred capital interest, and the Company contributed all other funds as non-preferred capital. In April 2003, Otay Land Company sold 1,445 acres to an unrelated third party and used a portion of the proceeds from the sale to fully redeem Leucadia's preferred capital interest. As a result, Otay Land Company became a wholly-owned subsidiary of the Company. In 1993, the City of Chula Vista and the County of San Diego approved a General Development Plan ("GDP") for the larger planning area. Although there is no specified time within which implementation of the GDP must be completed, it is expected that full development of the larger planning area will take many years. The GDP establishes land use goals, objectives and policies within the larger planning area. The GDP for the larger planning area contemplates home sites, a golf-oriented resort and residential community, commercial retail centers, a proposed university site and a network of infrastructure, including roads and highways, a public transportation system, park systems and schools. Any development within the larger Otay Ranch master-planned community must be consistent with the GDP. While the GDP can be amended, subject to approval by either or both of the City of Chula Vista and the County of San Diego, Otay Land Company has certain vested and contractual rights, pursuant to a development agreement, that protect its development interests in Chula Vista, covering substantially all of its developable land. However, actual land development will require that further entitlements and approvals be obtained. In 2002, Otay Land Company reached an agreement with the City of Chula Vista and another party whereby the City agreed to acquire 439 acres of mitigation land from Otay Land Company by eminent domain proceedings. In January 2004, these proceedings were concluded and the mitigation land was sold to the City for aggregate proceeds of approximately $5,800,000; a pre-tax gain of approximately $4,800,000 was recognized in 2004. During the first quarter of 2006, the Company sold approximately 115 acres of non-developable land for $1,500,000 and recognized a gain of $1,400,000 on the sale. After considering the above transactions, Otay Land Company owns approximately 2,800 acres, of which the total developable area is approximately 700 acres, including approximately 170 acres of land designated as "Limited Development Area and Common Use Area." The remaining approximately 2,100 acres are designated as various qualities of non-developable open space mitigation land. Under the GDP, 1.188 acres of open space mitigation land from within the Otay Ranch project must be dedicated to the government for each 1.0 acre of land that is developed, excluding land designated Limited Development Area and Common Use Area. Some owners of development land have adequate or excess mitigation land, while other owners lack sufficient acreage of mitigation land to cover their inventory of development land. Otay Land Company currently has substantially more mitigation land than it would need to develop its property at this project. Based upon the GDP conditions, this land could have value to other developers within the larger Otay Ranch development area as their development progresses; however, this is partially dependent upon other parties with developable land fully developing their land. Should other owners choose not to develop their developable land, there will be an excess of mitigation land in Otay Ranch. In that event, Otay Land Company will have to find buyers for its mitigation land outside the Otay Ranch General Plan Area, which the Company believes it can do. The Company continues to evaluate how to maximize the value of this investment while pursuing land sales and processing further entitlements on portions of its property. The Company has been working with the City of Chula Vista and other developers on a GDP amendment for the overall Otay Ranch area. In 2005, the Chula Vista City Council adopted an amendment to the GDP, which modified land use designations in the Otay Ranch area, but deferred action with regard to land owned by Otay Land Company. The City Council deferred action that would have increased from 2,880 to 6,000 the number of residential dwelling units that Otay Land Company's developable land is approved for, and would have increased commercial development space that Otay Land Company's developable land is approved for from approximately 1.5 million square feet to approximately 1.8 million square feet. This GDP amendment deferral period is intended, among other things, to give the City of Chula Vista staff, Otay Land Company and another land owner time to reach agreement concerning land use surrounding a planned university, regional technology park and adjacent parts of Otay Ranch. The City Council has delayed consideration of any additional amendments to the GDP on several occasions. The Company is unable to predict the impact that the ultimate resolution of these matters will have, nor can any assurance be given that the City Council will approve the currently pending amendment to the GDP. 5 San Diego Expressway Limited Partnership ("SDELP") is in the process of constructing a toll road designated as SR 125 through south San Diego County; the SDELP intends to open most of the toll road during the third quarter of 2007. This toll road runs along the western border of one of Otay Land Company's land parcels and is a quarter mile east of another. The toll road is being designed with one or more interchanges on or adjacent to land parcels owned by the Company; when complete, it will significantly improve access to the southern portion of Otay Ranch which could increase the value of the Company's land. Otay Land Company and other adjacent property owners will need to negotiate with the City of Chula Vista and SDELP regarding the construction timing and financing of interchanges that will provide access to SR 125. The San Diego Chargers NFL football team is considering relocating their stadium facility, which is currently located in the City of San Diego. The Company has been advised that members of the Chula Vista City Council have met with the San Diego Chargers and have discussed several possible sites for a new stadium facility in the City of Chula Vista, including land owned by the Company. Although the Company has provided information to the San Diego Chargers regarding sites it owns in Chula Vista, the San Diego Chargers have many possible locations to consider. If the San Diego Chargers relocate their stadium facility, it is unlikely that they will choose land owned by the Company. Significant design and processing will be required to fully entitle the Company's property in Otay Ranch before development and sale of the finished neighborhoods to builders can begin, and there can be no assurance that the Company will be successful in receiving the entitlements necessary for any future development. If or when development does occur, it will likely be phased based on market conditions at the time of development and the progress of infrastructure improvements. As a result, the Company is unable to predict when revenues will be derived from this project. The ultimate development of projects of this type is subject to significant governmental and environmental regulation and approval and is likely to take many years. For additional information concerning governmental and environmental matters, see "Government Regulation" and "Environmental Compliance" below. A map indicating the location of the Chula Vista General Plan area in San Diego County and a more detailed map showing general information about the Company's land within that General Plan area can be found on Otay Land Company's website at www.otaylandcompany.com. Other Projects Rampage Property In 2003, the Company purchased a 2,159 acre grape vineyard located in southern Madera County, California. The purchase price for the property was $5,700,000, excluding expenses, of which $1,700,000 was paid in cash and the balance was financed. In July 2005, the Company sold approximately 600 acres of the property to a neighboring land owner for approximately $5,000,000, which resulted in the recognition of a pre-tax gain of $3,200,000. The buyer claimed to own options to purchase this land, and had also filed a complaint against the Company and the former owners of the property alleging that the property has been devalued by approximately $3,000,000 due to poor farming practices since 2001. The sale resolved any remaining dispute with respect to the purchase options but the farming practices complaint remains outstanding. 6 The Company had leased the farming rights to approximately one-half of the property to one of the former owners for a fifteen-year period; however, the Company terminated the lease in 2005 due to non-performance by the tenant and the Company commenced eviction proceedings. In April 2006 a jury issued a verdict in favor of the tenant, deciding that under the terms of the lease no unpaid rent was due and that the lease was not terminated. The Company is appealing the decision, including an award of court costs and attorneys fees; in the interim the former owner continues to lease and farm the property. In a separate matter, the same former owner is seeking to rescind the Company's purchase of the Rampage property, as well as recover monetary damages based on allegations of fraud, breach of contract, and various other claims. The Company has denied all of the former owner's allegations and filed a cross-complaint against him, which chiefly seeks indemnification against or compensation for the damages claimed by the neighboring land owner discussed above. The Company does not expect that the ultimate resolution of these matters will be material to its consolidated financial position; however, should the Company need to accrue or pay damages, any such loss could be material to its consolidated results of operations and cash flows during the period recorded. Although this property is not currently entitled for residential development, it is located in a growing residential area northeast of Fresno, California. The Company purchased this land with the intention of obtaining the necessary entitlements to develop the property as a master-planned community; however, approvals from various government agencies will be required, including the acquisition of a water supply that meets regulatory requirements. In California, laws require that any large size residential community have sufficient water supplies to meet the water demands of the project for a period of 20 years. A preliminary site plan for development of the Rampage property showed that the land would support a master planned community, but if entitled, the build out and sale of homes will take many years. The Company expects the entitlement process will take several years and no assurance can be given that such entitlements will be obtained. In the interim, the Company is engaged in farming activities necessary to maintain the vineyard, which has resulted in a small loss. Competition Real estate development is a highly competitive business. There are numerous residential real estate developers and development projects operating in the same geographic area in which the Company operates. Competition among real estate developers and development projects is determined by the location of the real estate, the market appeal of the development plan, and the developer's ability to build, market and deliver project segments on a timely basis. Many of the Company's competitors may have greater financial resources and/or access to cheaper capital than the Company. Residential developers sell to homebuilders, who compete based on location, price, market segmentation, product design and reputation. Government Regulation The residential real estate development industry is subject to substantial environmental, building, construction, zoning and real estate regulations that are imposed by various federal, state and local authorities. In developing a community, the Company must obtain the approval of numerous government agencies regarding such matters as permitted land uses, housing density, the installation of utility services (such as water, sewer, gas, electric, telephone and cable television) and the dedication of acreage for open space, parks, schools and other community purposes. Regulations affect homebuilding by specifying, among other things, the type and quality of building materials that must be used, certain aspects of land use and building design and the manner in which homebuilders may conduct their sales, operations, and overall relationships with potential home buyers. Furthermore, changes in prevailing local circumstances or applicable laws may require additional approvals, or modifications of approvals previously obtained. Timing of the initiation and completion of development projects depends upon receipt of necessary authorizations and approvals. Because of the provisional nature of these approvals and the concerns of various environmental and public interest groups, the approval process can be delayed by withdrawals or modifications of preliminary approvals and by litigation and appeals challenging development rights. The ability of the Company to develop projects could be delayed or prevented due to litigation challenging previously obtained governmental approvals. The Company may also be subject to periodic delays or may be precluded entirely from developing in certain communities due to building moratoriums or "slow-growth" or "no-growth" initiatives that could be implemented in the future. Such delays could adversely affect the Company's ability to complete its projects, significantly increase the costs of doing so or drive potential customers to purchase competitors' products. 7 Environmental Compliance Environmental laws may cause the Company to incur substantial compliance, mitigation and other costs, may restrict or prohibit development in certain areas and may delay completion of the Company's development projects. Delays arising from compliance with environmental laws and regulations could adversely affect the Company's ability to complete its projects and significantly increase development costs. Under various federal, state and local environmental laws, an owner or operator of real property may become liable for the costs of the investigation, removal and remediation of hazardous or toxic substances at that property. These laws often impose liability without regard to whether the owner or operator knew of, or was responsible for, the presence of the hazardous or toxic substances. In addition to remediation actions brought by federal, state and local agencies, the presence of hazardous substances on a property could result in personal injury, contribution or other claims by private parties. We have not received any claim or notification from any private party or governmental authority concerning environmental conditions at any of our properties other than as disclosed below. The Company obtained a preliminary remediation study concerning approximately 30 acres of undeveloped land in the Otay Ranch master-planned community that is owned by a subsidiary of Otay Land Company, Flat Rock Land Company, LLC ("Flat Rock"). Flat Rock owns approximately 265 acres of the Company's total holdings in the Otay Ranch area, including 100 developable acres. The need for remediation results from activities conducted on the land prior to Otay Land Company's ownership. Based upon the preliminary findings of this study, in 2002 the Company estimated that the cost to implement the most likely remediation alternative would be approximately $11,200,000, and accrued that amount as an operating expense. The estimated liability is neither discounted nor reduced for claims for recovery from previous owners and users of the land who may be liable, and may increase or decrease based upon the actual extent and nature of the remediation required, the type of remedial process approved, the expenses of the regulatory process, inflation and other items. The Company periodically examines, and when appropriate, adjusts its liability to reflect its current best estimate; however, no assurance can be given that the actual amount of environmental liability will not exceed the amount of reserves for this matter or that it will not have a material adverse effect on the Company's financial position, results of operations or cash flows. During 2004, the Company increased its estimate of remediation costs by approximately $1,300,000, primarily due to increases in site investigation and remediation costs, and during 2003 by approximately $300,000, primarily for consulting costs. During 2003, Otay Land Company developed an investigation plan, which the San Diego Department of Environmental Health ("DEH") approved, to further determine the nature and extent of contamination on the property. In January 2004, the State Department of Toxic Substance Control ("DTSC") approved DEH as the overseeing agency for the site investigation and the remediation. Flat Rock selected an environmental consultant to implement the investigation plan, which has been conducted under the San Diego County Voluntary Cleanup Program and under the oversight of the DEH. In 2005, Flat Rock completed the site investigation, which was subsequently approved by the DEH. Flat Rock has submitted a Remedial Investigation and Feasibility Study ("RIFS") to the DEH for review and approval; DEH has requested DTSC assistance in its review of the RIFS. Once the RIFS is approved, a remedial action plan will be prepared and submitted to DEH for approval and subject to public comment prior to the commencement of the remediation. The Company is unable to predict with certainty when the remediation will commence and there is no regulatory requirement to commence remediation at all. Otay Land Company and Flat Rock commenced a lawsuit in the United States District Court for the Southern District of California seeking compensation from the parties who it believes are responsible for the contamination. On July 20, 2006, the District Court dismissed the federal environmental law claims and refused to retain jurisdiction on the related state law claims. The Company has appealed the District Court's decision with respect to the federal environmental law claims and is pursuing litigation in state court. The Company has not reduced its estimated liability for environmental remediation for any potential recoveries from these parties. The Company can give no assurances that this lawsuit will be successful or that it will be able to recover any of the costs incurred in investigating and/or remediating the contamination. 8 Employees At December 31, 2006 the Company and its consolidated subsidiaries had 23 full-time employees. Investor Information The Company is subject to the informational requirements of the Securities Exchange Act of 1934 (the "Exchange Act"). Accordingly, the Company files periodic reports, proxy statements and other information with the Securities and Exchange Commission (the "SEC"). Such reports, proxy statements and other information may be obtained by visiting the Public Reference Room of the SEC at 450 Fifth Street, NW, Washington, D.C. 20549 or by calling the SEC at 1-800-SEC-0330. In addition, the SEC maintains an Internet site (http://www.sec.gov) that contains reports, proxy and information statements and other information regarding the Company and other issuers that file electronically. The Company does not maintain a website. The Company will provide without charge upon written request copies of its annual report on Form 10-K, quarterly reports on Form 10-Q, current reports on Form 8-K and amendments to those reports filed or furnished pursuant to Section 13(a) or 15(d) of the Exchange Act. Requests for such copies should be directed to: HomeFed Corporation, 1903 Wright Place, Suite 220, Carlsbad, CA 92008 (telephone number (760) 918-8200), Attention: Corporate Secretary. Item 1A. Risk Factors. ------- ------------ Our business is subject to a number of risks. You should carefully consider the following risk factors, together with all of the other information included or incorporated by reference in this Report, before you decide whether to purchase our common stock. The risks set out below are not the only risks we face. If any of the following risks occur, our business, financial condition and results of operations could be materially adversely affected. In such case, the trading price of our common stock could decline, and you may lose all or part of your investment. Our results of operations and financial condition are greatly affected by the performance of the real estate industry. The real estate development industry has historically been subject to up and down cycles driven by numerous market and economic factors, both national and local, beyond the control of the real estate developer. Real estate investments often cannot be easily or quickly converted into cash. Market values may be adversely affected by economic conditions, market fundamentals, competition and demographic conditions. Because of the effect these factors have on real estate values, it is difficult to predict with certainty when future sales will occur or what the sales price will be. Changes in mortgage interest rate levels or changes in consumer lending practices could reduce demand for housing. Our business is dependent upon the availability and cost of mortgage financing for potential homebuyers. Any significant increase in the prevailing low mortgage interest rate environment or decrease in available credit could reduce consumer demand for housing, which in turn could lead to fewer home sales or lower sale prices. Our business is currently concentrated in Southern California. As a result, our financial results are dependent on the economic strength of that region. Our current operations are concentrated in Southern California, specifically in the San Diego area. Because of our geographic concentration and limited number of projects, our operations are more vulnerable to adverse changes in the San Diego economy than those of larger, more diversified companies. Any significant increase in the local cost of living, including increases in residential property tax charges, may adversely affect consumer demand for housing projects like ours. Should we not be able to overcome the negative market influences on price and volume resulting from the softening of the real estate market, our financial results could be negatively impacted. Changes in domestic laws and government regulations or in the implementation and/or enforcement of government rules and regulations may delay our projects or increase our costs. Our plans for development projects require numerous government approvals, licenses, permits and agreements, which we must obtain before we can begin development and construction. The approval process can be delayed by withdrawals or modifications of preliminary approvals, by litigation and appeals challenging development rights and by changes in prevailing local circumstances or applicable laws that may require additional approvals. Regulatory requirements may delay the start or completion of our projects and/or increase our costs. 9 Demographic changes in the United States generally and California in particular could reduce the demand for housing. Our operations are sensitive to demographic changes. If the current trend of population increases in California were not to continue, or in the event of any significant reduction in job creation, demand for real estate in California may decline from current levels. Increases in real estate taxes and other local government fees could adversely affect our results. Increases in real estate taxes and other government fees may make it more expensive to own the properties that we are currently developing, which would increase our carrying costs of owning the properties. Significant competition from other real estate developers and homebuilders could adversely affect our results. There are numerous residential real estate developers and development projects operating in the same geographic area in which we operate. Many of our competitors may have advantages over us, such as more favorable locations which may provide better schools and easier access to roads and shopping, or amenities that we may not offer, as well as greater financial resources and/or access to cheaper capital. Delays in construction schedules and cost overruns could adversely affect us. Any material delays could adversely affect our ability to complete our projects, significantly increasing the costs of doing so, or drive potential customers to purchase competitors' products. Cost overruns, if material, could have a direct adverse impact on our results of operations. Increased costs for land, materials and for labor could adversely affect us. Our current and future development projects require us to purchase significant amounts of land, materials and require significant amounts of labor. If these costs increase, it will increase the costs of completing our projects; if we are not able to recoup these increased costs, our results of operations could be adversely affected. Imposition of limitations on our ability to develop our properties resulting from condemnations, environmental laws and regulations and developments in or new applications thereof could increase our costs and delay our projects. The real estate development industry is subject to the risk of condemnation and to increasing environmental, building, construction, zoning and real estate regulations that are imposed by various federal, state and local authorities. Environmental laws may cause us to incur additional costs, and adversely affect our ability to complete our projects in a timely and profitable manner. Property in California is at risk from earthquakes, fires and other natural disasters. Damage to any of our properties, whether by natural disasters, including earthquakes, and fires or otherwise, may either delay or preclude our ability to develop and sell our properties, or affect the price at which we may sell such properties. Although research on earthquake prediction has increased in recent years, it cannot be predicted when and where an earthquake will occur. We do not intend to obtain earthquake insurance for our projects. Under California law we could be liable for some construction defects in structures we build or that are built on land that we develop. California law imposes some liabilities on developers of land on which homes are built as well as on builders. Future construction defect litigation could be based on a strict liability theory based on our involvement in the project or it could be related to infrastructure improvements or grading, even if we are not building homes ourselves. We may not be able to insure certain risks economically. We may experience economic harm if any damage to our properties is not covered by insurance. We cannot be certain that we will be able to insure all risks that we desire to insure economically or that all of our insurers will be financially viable if we make a claim. We may suffer losses that are not covered under our insurance policies. If an uninsured loss or a loss in excess of insured limits should occur, we could lose capital invested in a property, as well as any future revenue from the property. 10 Shortages of adequate water resources and reliable energy sources in the areas where we own real estate projects could adversely affect the value of our properties or restrict us from commencing development. Any shortage of reliable water and energy resources or a drop in consumer confidence in the dependability of such resources in areas where we own land may adversely affect the values of our properties and/or result in governmental restrictions that curtail development projects. Changes in the composition of our assets and liabilities through acquisitions or divestitures may affect our results. We may make future acquisitions or divestitures of assets. Any change in the composition of our assets and liabilities could significantly affect our financial position and the risks that we face. The actual cost of environmental liabilities concerning land owned in San Diego County, California could exceed the amount we reserved for such matter. The actual cost of remediation of undeveloped land owned by one of our subsidiaries could exceed the amount reserved for such matter, which would adversely affect our results of operations and liquidity. Opposition from local community or political groups with respect to construction or development at a particular site could increase development costs. Before the Company can commence development on any of its projects, numerous approvals from regulatory authorities are required. Before these approvals are granted, other parties may oppose the Company's development plans or require modifications to its plans, either of which can cause delays and increase the development cost of a project. We may not be able to generate sufficient taxable income to fully realize our deferred tax asset. We and certain of our subsidiaries have net operating tax loss carryforwards ("NOLs") and other tax attributes. If we are unable to generate sufficient taxable income, we will not be able to fully realize the recorded amount of the deferred tax asset. Significant influence over our affairs may be exercised by our principal stockholders. As of February 16, 2007, the significant stockholders of our Company are Leucadia National Corporation (approximately 29.9% beneficial ownership), our Chairman, Joseph S. Steinberg (approximately 8.2% beneficial ownership, including ownership by certain family members, but excluding Mr. Steinberg's private charitable foundation) and one of our directors, Ian M. Cumming (approximately 7.3% beneficial ownership, including ownership by certain family members, but excluding Mr. Cumming's private charitable foundation). Mr. Steinberg is also President, a director and a significant stockholder of Leucadia. Mr. Cumming is also Chairman of the Board, a director and a significant stockholder of Leucadia. Accordingly, Leucadia and Messrs. Steinberg and Cumming could exert significant influence over all matters requiring approval by our stockholders, including the election or removal of directors and the approval of mergers or other business combination transactions. Our common stock is subject to transfer restrictions. We and certain of our subsidiaries have NOLs and other tax attributes, the amount and availability of which are subject to certain qualifications, limitations and uncertainties. In order to reduce the possibility that certain changes in ownership could result in limitations on the use of the tax attributes, our certificate of incorporation contains provisions that generally restrict the ability of a person or entity from acquiring ownership (including through attribution under the tax law) of 5% or more of our common stock and the ability of persons or entities now owning 5% or more of our common stock from acquiring additional common stock. The restriction will remain until the earliest of (a) December 31, 2010, (b) the repeal of Section 382 of the Internal Revenue Code (or any comparable successor provision) and (c) the beginning of our taxable year to which these tax attributes may no longer be carried forward. The restriction may be waived by our board of directors. Stockholders are advised to carefully monitor their ownership of our common stock and consult their own legal advisors and/or us to determine whether their ownership of our common stock approaches the proscribed level. Our common stock is not traded on NASDAQ or listed on any securities exchange. Our common stock is not quoted on any market or listed on any securities exchange. Prices for our common stock are quoted on the Over-the-Counter (OTC) Bulletin Board. Securities whose prices are quoted on the OTC Bulletin Board do not enjoy the same liquidity as securities that trade on a recognized market or securities exchange. As a result, stockholders may find it more difficult to dispose of or obtain accurate quotations as to the market value of the securities. 11 Item 1B. Unresolved Staff Comments. ------- ------------------------- Not applicable. Item 2. Properties. ------ ---------- The Company currently develops two real estate properties, the San Elijo Hills project and the Otay Land Company project, and owns the Rampage property, all of which are described under Item 1, Business. Real estate had an aggregate book value of approximately $79,300,000 at December 31, 2006. The Company leases 8,944 square feet for its corporate headquarters which is located at 1903 Wright Place, Suite 220, Carlsbad, California 92008. The Company rents office space at its corporate headquarters to Leucadia for an annual rent of $12,000, payable monthly. Item 3. Legal Proceedings. ------ ----------------- The Company is not a party to legal proceedings other than ordinary, routine litigation, incidental to its business or not material to the Company's consolidated financial position or liquidity. Item 4. Submission of Matters to a Vote of Security Holders. ------ --------------------------------------------------- Not applicable. Item 10. Executive Officers of the Registrant. ------- ------------------------------------ All executive officers serve at the pleasure of the Board of Directors of the Company. As of February 16, 2007, the executive officers of the Company, their ages, the positions held by them and the periods during which they have served in such positions are as follows:
Name Age Position with the Company Office Held Since ---- --- ------------------------- ----------------- Paul J. Borden 58 Director and President May 1998 Curt R. Noland 50 Vice President October 1998 Erin N. Ruhe 41 Vice President, Treasurer and Vice President since April Controller 2000; Treasurer since March 2004; Controller since January 1999
Paul J. Borden. Mr. Borden has served as a director and President of the Company since May 1998. Mr. Borden had been a Vice President of Leucadia National Corporation from August 1988 through October 2000, responsible for overseeing many of Leucadia's real estate investments. Curt R. Noland. Mr. Noland has served as Vice President of the Company since October 1998. He has worked in the land development industry in San Diego County as a design consultant, merchant builder and a master developer since the 1980s. From November 1997 until joining the Company, Mr. Noland was employed by the prior development manager of San Elijo Hills and served as Director of Development for San Elijo Hills. Prior to November 1997, Mr. Noland was employed for eight years by Aviara Land Associates, LP, a 1,000 acre master-planned resort community in Carlsbad, California. He is also a licensed civil engineer and real estate broker. Erin N. Ruhe. Ms. Ruhe has served as Vice President of the Company since April 2000, Treasurer since March 2004 and has been employed by the Company as Controller since January 1999. Previously, Ms. Ruhe was Vice President since December 1995 and Controller since November 1994 of HSD Venture, a real estate subsidiary of Leucadia. 12 PART II Item 5. Market for the Registrant's Common Equity, Related Stockholder Matters and Issuer Purchases of Equity Securities. ------ ------------------------------------------ The Company's common stock is traded in the over-the-counter market under the symbol "HOFD." The Company's common stock is not listed on any stock exchange, and price information for the common stock is not regularly quoted on any automated quotation system. The following table sets forth, for the calendar periods indicated, the high and low bid price of the Company's common stock, as published by the National Association of Securities Dealers OTC Bulletin Board Service.
High Low --------- --------- 2005 First Quarter $ 58.00 $ 49.75 Second Quarter 65.00 52.80 Third Quarter 70.50 56.00 Fourth Quarter 69.00 54.00 2006 First Quarter $ 66.00 $ 60.50 Second Quarter 70.75 63.00 Third Quarter 68.50 59.00 Fourth Quarter 67.00 61.25 2007 First quarter (through February 16, 2007) $ 66.00 $ 60.00
The over-the-counter quotations reflect inter-dealer prices, without retail mark up, markdown or commission, and may not represent actual transactions. On February 16, 2007, the closing bid price for the Company's common stock was $62.15 per share. As of that date, there were 888 stockholders of record. On March 14, 2006, the Company's Board of Directors declared a cash dividend equal to $0.50 per share of the Company's common stock, which was paid on April 10, 2006 to stockholders of record on March 27, 2006. On April 19, 2005, the Company's Board of Directors declared a cash dividend equal to $0.50 per share of the Company's common stock, which was paid on May 9, 2005 to stockholders of record on April 29, 2005. The Company does not currently meet certain requirements for listing on a national securities exchange or inclusion on the Nasdaq Stock Market. The Company and certain of its subsidiaries have NOLs and other tax attributes, the amount and availability of which are subject to certain qualifications, limitations and uncertainties. In order to reduce the possibility that certain changes in ownership could result in limitations on the use of its tax attributes, the Company's certificate of incorporation contains provisions which generally restrict the ability of a person or entity from acquiring ownership (including through attribution under the tax law) of five percent or more of the common stock and the ability of persons or entities now owning five percent or more of the common stock from acquiring additional common stock. The restrictions will remain in effect until the earliest of (a) December 31, 2010, (b) the repeal of Section 382 of the Internal Revenue Code (or any comparable successor provision) and (c) the beginning of a taxable year of the Company to which certain tax benefits may no longer be carried forward. The transfer agent for the Company's common stock is American Stock Transfer & Trust Company, 59 Maiden Lane, New York, New York 10038. 13 Equity Compensation Table The following table summarizes information regarding the Company's equity compensation plans as of December 31, 2006. All outstanding awards relate to the Company's Common Stock.
Number of securities remaining available for future issuance Number of Securities Weighted-average under equity to be issued upon exercise price of compensation plans exercise of outstanding options, outstanding options, (excluding securities warrants and rights warrants and rights reflected in column (a)) Plan Category (a) (b) (c) ------------- ------------------------------ -------------------- ------------------------- Equity compensation plans approved by security holders 19,075 $56.16 481,900 Equity compensation plans not approved by security holders -- -- -- ------ ------ ------- Total 19,075 $56.16 481,900 ====== ====== =======
Stockholder Return Performance Chart Set forth below is a chart comparing the cumulative total stockholder return on common stock against cumulative total return of the Standard & Poor's 500 Stock Index and the Standard & Poor's Homebuilding-500 Index for the period commencing December 31, 2001 to December 31, 2006. Index data was furnished by Standard & Poor's Compustat Services, Inc. The chart assumes that $100 was invested on December 31, 2001 in each of our common stock, the S&P 500 Index and the S&P Homebuilding Index and that all dividends were reinvested.
INDEXED RETURNS Years Ending Base Period Company / Index 2001 2002 2003 2004 2005 2006 ---------------------- -------- ------- ------ ------- ------ --------- HOMEFED CORP 100 152.63 305.26 526.42 711.12 705.97 S&P 500 100 77.90 100.25 111.15 116.61 135.03 S&P 500 HOMEBUILDING 100 99.43 196.69 262.86 332.74 266.19
14 Item 6. Selected Financial Data. ------ ----------------------- The following selected financial data have been summarized from the Company's consolidated financial statements and are qualified in their entirety by reference to, and should be read in conjunction with, such consolidated financial statements and Management's Discussion and Analysis of Financial Condition and Results of Operations, contained in Item 7 of this Report. The results of CDS are included in the Company's consolidated results of operations from the date of acquisition (October 21, 2002).
Year Ended December 31, -------------------------------------------------------------------------- 2006 2005 2004 2003 2002 ---------- ---------- ---------- -------- -------- (In thousands, except per share amounts) SELECTED INCOME STATEMENT DATA: Revenues (1) $ 69,442 $ 107,932 $ 81,671 $ 148,285 $ 13,111 Expenses (2) 29,246 39,957 25,620 50,575 22,418 Income (loss) before minority interest 28,133 41,475 47,633 85,237 (9,375) Net income (loss) 17,176 31,792 36,792 74,076 (11,086) Basic income (loss) per share $ 2.08 $ 3.85 $ 4.46 $ 9.08 $(1.80) Diluted income (loss) per share $ 2.08 $ 3.84 $ 4.45 $ 8.99 $(1.80) At December 31, -------------------------------------------------------------------------- 2006 2005 2004 2003 2002 --------- --------- --------- --------- --------- SELECTED BALANCE SHEET DATA: Cash and cash equivalents $ 47,177 $ 131,688 $ 34,634 $ 43,503 $ 33,601 Investments 83,829 65,190 82,249 88,519 -- Real estate 79,341 62,319 47,126 37,612 31,108 Total assets 237,299 294,261 211,487 217,010 117,043 Notes payable (3) 9,898 10,403 16,620 38,296 40,332 Stockholders' equity 154,780 141,465 113,751 76,330 1,650 Shares outstanding 8,274 8,264 8,260 8,155 8,155 Book value per share $18.71 $17.12 $13.77 $9.36 $ .20 Cash dividend per share $ .50 $ .50 $ -- $ -- --
(1) Prior to the acquisition of CDS, includes development management fee income from San Elijo Hills of $1,600,000 for the period from January 1, 2002 to October 21, 2002. After the acquisition, these payments are no longer reflected as revenues since they are eliminated in consolidation. (2) Includes provisions for environmental remediation of $1,300,000, $300,000 and $11,200,000 for the years ended December 31, 2004, 2003 and 2002, respectively, which is more fully discussed in Results of Operations below. (3) At December 31, 2003 and 2002, includes a note payable to a subsidiary of Leucadia for $24,716,000 and $23,628,000, respectively. In March 2004, the Company prepaid this borrowing in full. Item 7. Management's Discussion and Analysis of Financial Condition and Results of Operations. ------ ----------------------------------------------------------------------- The purpose of this section is to discuss and analyze the Company's consolidated financial condition, liquidity and capital resources and results of operations. This analysis should be read in conjunction with the consolidated financial statements and related notes which appear elsewhere in this Report. 15 Liquidity and Capital Resources For the year ended December 31, 2006, net cash used for operating activities was $50,000,000, principally for real estate improvement expenditures at the San Elijo Hills project and for the payment of general and administrative expenses and federal and state income tax payments. Net cash provided by operating activities, principally from the proceeds from the sale of real estate, was $88,200,000 and $22,500,000 for the years ended December 31, 2005 and 2004, respectively. The large fluctuations in operating cash flows from year to year result from the timing of real estate sales, principally at the San Elijo Hills project. Sales at the San Elijo Hills project declined significantly during 2006, principally due to the weak residential housing market. During 2005, the Company closed on the sales of substantially more lot inventory than in 2004, the timing of which reflects both the planned phasing of the project and the strong residential real estate market at San Elijo Hills. The San Elijo Hills project is being sold in phases, and the quantity of lot inventory available for sale can vary greatly from period to period. Information about the remaining real estate to be sold at the San Elijo Hills project is provided below. Because of the nature of its real estate projects, the Company does not expect operating cash flows will be consistent from year to year. Throughout most of the period that the Company has been developing the San Elijo Hills project, the Company's sales efforts have greatly benefited from a strong regional and national residential housing market. However, there has been a slowdown in sales of residential properties in many U.S. markets, including California and the greater San Diego region, which negatively affected sales and profits during 2006. Sales of new homes and re-sales of existing homes have not kept pace with the early years of the project's development; based on information obtained from homebuilders and other public sources, the Company estimates that total home sales (both new and re-sales) at the San Elijo Hills project were approximately 300 in 2006 as compared to 470 in 2005 and 860 in 2004. Residential home prices and building starts have declined. The project's builders have asked for concessions or modifications to their purchase agreements, which the Company has generally rejected. During 2006, four homebuilders that were under contract to purchase single family lots at the San Elijo Hills project elected not to close on their purchase transactions, thereby forfeiting option payments aggregating $12,600,000. In total, these four homebuilders elected not to close on lot purchase transactions covering 257 single family lots for a total contract purchase price of $116,500,000. Although it is not actively soliciting bids for its remaining inventory of single family lots, the Company is currently completing development of all of its remaining lots at the San Elijo Hills project, many of which are "premium" lots which will command premium prices if, and when, the market recovers. The Company is unable to predict when local residential real estate market conditions might improve; however, the Company intends to wait for market conditions to improve before marketing its remaining inventory for sale. The Company believes that by exercising patience with the current market conditions it can best maximize shareholder value with its remaining residential lot inventory. The parent company's principal sources of funds are proceeds from the sale of real estate, fee income from the San Elijo Hills project, dividends and tax sharing payments from its subsidiaries and borrowings from or repayment of advances by its subsidiaries. As of December 31, 2006, the Company had consolidated cash and cash equivalents and marketable securities aggregating $131,000,000. Certain of these amounts are held by subsidiaries that own the San Elijo Hills project, and as such are fully available to satisfy the development needs of that project, but are also subject to the interests of minority shareholders. Excluding those amounts, at December 31, 2006, the parent company and its wholly owned subsidiaries had approximately $93,400,000 of liquid assets to satisfy its needs, the needs of its subsidiaries and for future investment opportunities. The Company expects that its cash on hand and marketable securities classified as available for sale, together with the other sources described above, will be sufficient for both its short and long term liquidity needs. Residential sales at the San Elijo Hills project are expected to be a continuing source of funds to the Company in the future; however, the amount and timing is uncertain due to current market conditions. The Company is not relying on receipt of funds from Otay Land Company for the foreseeable future, since the timing of sales of undeveloped property, development activity and sales of developable and undevelopable property cannot be predicted with any certainty. However, with the possible exception for the environmental remediation matter discussed below, Otay Land Company is not expected to require material funds in the short term, and long term needs will not be determined until a development plan is established. The Company does not anticipate that the Rampage property will require any significant funding or be the source of significant funds for the next few years. The Company is not currently committed to acquire any new real estate projects, but it believes it has sufficient liquidity to take advantage of appropriate acquisition opportunities if they are presented. 16 The Company currently has an unsecured $10,000,000 line of credit agreement with Leucadia that matures on February 28, 2007. Loans outstanding under this line of credit bear interest at 10% per year. As of February 16, 2007, no amounts were outstanding under this facility, and the Company will not pursue an extension of the facility. During 2006, the Company closed on the sale of one neighborhood in the San Elijo Hills project consisting of 26 single family lots for aggregate sales proceeds of $15,600,000, net of closing costs. At the time of closing, the Company deferred recognition of $4,600,000 of revenue from this sale under the percentage of completion method of accounting. As of December 31, 2006, the aggregate balance of deferred revenue for all real estate sales was $34,400,000, which the Company estimates will be substantially recognized as revenue during 2007. The Company estimates that it will spend approximately $9,600,000 to complete the required improvements, including costs related to common areas. The Company will recognize revenues previously deferred and the related cost of sales in its statements of operations as the improvements are completed under the percentage of completion method of accounting. As of December 31, 2006, the remaining land at the San Elijo Hills project to be developed and sold or leased consisted of the following: Single family lots to be developed and sold 441 Multi-family units 40 Square footage of commercial space 115,000 The Company intends to construct and sell or lease the remaining multi-family units in the towncenter rather than sell the property to another developer. With respect to the towncenter commercial space, the Company intends to construct and lease approximately 57,000 square feet of the commercial space and sell the remainder of the commercial space to third party builders or owners, including the supermarket site and daycare center site. Until the design plans are completed, regulatory approvals are received and building permits are issued, it is uncertain as to when construction will begin on the towncenter project or when it will be completed. Estimates of future property available for sale, the timing of the sales and future development costs are based upon current development plans for the project and will change based on the strength of the real estate market or other factors that are not within the control of the Company. Since 1999, the San Elijo Hills project has carried $50,000,000 of general liability and professional liability insurance under a policy issued by Kemper. The policy covered a thirteen year term from the initial date of coverage, and the entire premium for the life of the policy was paid in 1999. This policy is specific to the San Elijo Hills project; the Company has general and professional liability insurance for other matters with different insurance companies. To date, the Company has not made any claims under the policy. Kemper has ceased underwriting operations and has submitted a voluntary run-off plan to its insurance regulators. Although Kemper is not in receivership proceedings, it is operating under orders entered by insurance regulators. It is uncertain whether Kemper will have sufficient assets at such time, if ever, the Company makes a claim under the policy or, if they are declared insolvent, whether state insurance guaranty funds would be available to pay any claim (the Company has not made any claims to date). In May 2004, the Company purchased an excess policy with another insurance carrier that provides up to $10,000,000 of coverage for general liability claims, but not professional liability claims, relating to homes sold through May 31, 2004. This excess policy has been subsequently extended to cover homes sold through August 1, 2007. The Company continues to investigate whether insurance coverage for future home sales at the San Elijo Hills project is available at acceptable prices. On March 14, 2006, the Company's Board of Directors declared a cash dividend equal to $0.50 per share of the Company's common stock, which was paid on April 10, 2006 to stockholders of record on March 27, 2006 (approximately $4,100,000 in the aggregate). In July 2004, the Board of Directors approved the repurchase of up to 500,000 shares of the Company's common stock, representing approximately 6% of the Company's outstanding stock. Repurchased shares would be available, among other things, for use in connection with the Company's stock option plans. The shares may be purchased from time to time, subject to prevailing market conditions, in the open market, in privately negotiated transactions or otherwise. Any such purchases may be commenced or suspended at any time without prior notice. No shares have been purchased to date. During 2006, dividends of $50,000,000 were paid by the Company's subsidiary that owns the San Elijo Hills project, of which $15,300,000 was paid to the minority interests in the San Elijo Hills project, and the balance was transferred to the parent company. The dividends retained by the Company did not increase the amount of consolidated liquidity reflected on the Company's consolidated balance sheet; however, they did increase the liquidity of the parent company. 17 As indicated in the table below, at December 31, 2006, the Company's contractual cash obligations totaled $10,838,000. The notes payable to trust deed holders are collateralized by the San Elijo Hills project. For additional information, see Note 5 of Notes to Consolidated Financial Statements.
Payments Due by Period (in thousands) --------------------------------------------------------------------- Total Amounts Less Than 1 After 5 Contractual Obligations Committed Year 1-3 Years 4-5 Years Years ----------------------- --------- ---- --------- --------- ----- Notes payable to trust deed holders $ 10,068 $ -- $ -- $10,068 $ -- Operating lease, net of sublease income 770 234 494 42 -- -------- ------ ----- ------- ------ Total Contractual Cash Obligations $ 10,838 $ 234 $ 494 $10,110 $ -- ======== ====== ===== ======= ======
As of December 31, 2006, the Company had NOLs of $43,600,000 available to reduce its future federal income tax liabilities and $27,200,000 of alternative minimum tax credit carryovers. The federal NOLs are not available to reduce federal alternative minimum taxable income, which is currently taxed at the rate of 20%. As a result, the Company expects to pay federal income tax at a rate of 20% during future periods. For more information, see Note 10 of Notes to Consolidated Financial Statements. Off-Balance Sheet Arrangements The Company is required to obtain infrastructure improvement bonds primarily for the benefit of the City of San Marcos prior to the beginning of lot construction work and warranty bonds upon completion of such improvements at the San Elijo Hills project. These bonds provide funds primarily to the City in the event the Company is unable or unwilling to complete certain infrastructure improvements in the San Elijo Hills project. Leucadia is contractually obligated to obtain these bonds on behalf of CDS and its subsidiaries pursuant to the terms of agreements entered into when CDS was acquired by the Company. CDS is responsible for paying all third party fees related to obtaining the bonds. Should the City or others draw on the bonds for any reason, certain of the Company's subsidiaries would be obligated to reimburse Leucadia for the amount drawn. As of December 31, 2006, the amount of outstanding bonds was approximately $18,300,000, none of which has been drawn upon. Results of Operations Critical Accounting Estimates The Company's discussion and analysis of its financial condition and results of operations are based upon its consolidated financial statements, which have been prepared in accordance with accounting principles generally accepted in the United States of America. The preparation of these financial statements requires the Company to make estimates and assumptions that affect the reported amounts in the financial statements and disclosures of contingent assets and liabilities. On an on-going basis, the Company evaluates all of these estimates and assumptions. Actual results could differ from those estimates. Profit Recognition on Sales of Real Estate - When the Company has an obligation to complete improvements on property subsequent to the date of sale, it utilizes the percentage of completion method of accounting to record revenues and cost of sales. Under percentage of completion accounting, the Company recognizes revenues and cost of sales based upon the ratio of development costs completed as of the date of sale to an estimate of total development costs which will ultimately be incurred, including an estimate for common areas. Revenues which cannot be recognized as of the date of sale are reported as deferred revenue on the consolidated balance sheets. As of December 31, 2006, the Company's deferred revenue balance aggregated $34,400,000. The Company believes it can reasonably estimate its future costs and profit allocation in order to determine how much revenue should be deferred. However, such estimates are based on numerous assumptions and require management's judgment. For example, the estimate of future development costs includes an assumption about the cost of construction services for which the Company has no current contractual arrangement. If the estimate of these future costs proves to be too low, then the Company will have recognized too much profit as of the date of sale resulting in less profit to be reported as the improvements are completed. However, to date the Company's estimates of future development costs that have been used to determine the amount of revenue to be deferred at the date of sale have subsequently been proven to be reasonably accurate estimates. 18 Income Taxes - The Company records a valuation allowance to reduce its deferred tax asset to an amount that the Company expects is more likely than not to be realized. If the Company's estimate of the realizability of its deferred tax asset changes in the future, an adjustment to the valuation allowance would be recorded which would either increase or decrease income tax expense in such period. The valuation allowance is determined after considering all relevant facts and circumstances, and is based, in significant part, on the Company's projection of taxable income in the future. The Company calculated the allowance based on the assumption that it would be able to generate future taxable income of approximately $126,000,000, which would be sufficient to fully utilize the Company's NOLs, but not all of its alternative minimum tax credit carryovers. The Company's estimate does not include any real estate development profit at the Otay Ranch and Rampage properties, for the reasons discussed below. The calculation of the valuation allowance recognizes that the Company's NOLs will not be available to offset alternative minimum taxable income, which is currently taxed at a federal tax rate of 20%. When the Company pays alternative minimum tax, it generates an alternative minimum tax credit carryover, which generally can be used to reduce its future federal income tax once it has used all of its NOLs and becomes subject to the regular tax (as opposed to the alternative minimum tax). Assuming the Company realizes its projected taxable income in the future and fully utilizes its NOLs, it will have paid approximately $36,000,000 in federal alternative minimum taxes, generating minimum tax credit carryovers of the same amount to reduce future federal income taxes payable. Alternative minimum tax credit carryovers have no expiration date. However, because the minimum tax credit carryovers do not offset alternative minimum tax, effectively they are only able to reduce the Company's federal income tax rate to 20% in any given year, which means the Company would have to generate an additional $180,000,000 of taxable income above its current estimate to fully use all of the credits. As a result, the Company has reserved for a substantial portion of this benefit in its valuation allowance. The projection of future taxable income is based upon numerous assumptions about the future, including future market conditions where the Company's projects are located, regulatory requirements, estimates of future real estate revenues and development costs, the ability of the Company to realize taxable profits prior to the expiration of its NOLs, future interest expense, operating and overhead costs and other factors. To the extent the Company's actual taxable income in the future exceeds its estimate, the Company will recognize additional tax benefits and reduce its valuation allowance; conversely, if the actual taxable income is less than the amounts projected, an addition to the valuation allowance would be recorded that would increase tax expense in the future. During 2004, the Company reduced its valuation allowance and federal income tax expense as a result of increases in its projected taxable income. During that period, the Company had entered into lot sale agreements at the San Elijo Hills project for prices that continued to increase, at a rate greater than had been expected. The increase in projected income resulted from the continued strong residential housing market in the San Elijo Hills area. Since the Company's plans for development at the Otay Ranch and Rampage properties are uncertain, the Company has not included estimates of future development profit at these projects in its taxable income projections. The Company believes that real estate markets and demand can change quickly, and that projecting profits for these projects at this time is not appropriate. Adjustments to the valuation allowance in the future should be expected. Provision for Environmental Remediation - The Company records environmental liabilities when it is probable that a liability has been incurred and the amount or range of the liability is reasonably estimable. During 2002, the Company recorded a charge of $11,200,000 representing its estimate of the cost (including legal fees) to implement the most likely remediation alternative with respect to approximately 30 acres of undeveloped land owned by the Company's subsidiary, Flat Rock Land Company. The estimated liability was neither discounted nor reduced for claims for recovery from previous owners and users of the land who may be liable, and may increase or decrease based upon the actual extent and nature of the remediation required, the type of remedial process approved, the expenses of the regulatory process, inflation and other items. During 2004, the Company increased its estimate of remediation costs by approximately $1,300,000, primarily due to increases in site investigation and remediation costs, and during 2003 by approximately $300,000, primarily for consulting costs. The Company is unable to predict with certainty when the remediation will commence and there is no regulatory requirement to commence remediation at all. 19 In 2005, Flat Rock completed the site investigation and expects to submit a remedial action plan for approval from the appropriate regulatory authority in 2007. At any time prior to the completion of the remediation, the Company may conclude that the current estimate of its liability needs to be adjusted. A change to the current estimate could result from, among other things, a conclusion that a different remediation alternative is more appropriate (which could increase or decrease the estimate), that the cost to implement any remediation alternative is different than the Company's current estimate and/or requirements imposed by regulatory authorities that the Company did not anticipate but is nevertheless required to implement. The Company periodically examines, and when appropriate, adjusts its liability to reflect its current best estimate; however, no assurance can be given that the actual amount of environmental liability will not exceed the amount of reserves for this matter or that it will not have a material adverse effect on the Company's financial position, results of operations or cash flows. Provision for Losses on Real Estate - The Company's real estate is carried at cost. Whenever events or changes in circumstances suggest that the carrying amount may not be recoverable, management assesses the recoverability of its real estate by comparing the carrying amount with its fair value. The process involved in the determination of fair value requires estimates as to future events and market conditions. This estimation process may assume that the Company has the ability to complete development and dispose of its real estate properties in the ordinary course of business based on management's present plans and intentions. If management determines that the carrying value of a specific real estate investment is impaired, a write-down is recorded as a charge to current period operations. The evaluation process is based on estimates and assumptions and the ultimate outcome may be different. The Company has not recorded any such provisions during the three year period ended December 31, 2006. Statement of Operations The Company currently has two significant real estate development projects, the San Elijo Hills project and the Otay Ranch project. The San Elijo Hills project is a master-planned community that, when completed, will contain approximately 2,364 single family lots, 823 multi-family units, 276 very low income apartment units, two school sites and commercial space which will be sold or leased. As of February 16, 2007, the remaining land at the San Elijo Hills project to be developed and sold or leased consisted of 441 single family lots, 40 multi-family units and 115,000 square feet of commercial space. The Company's plan is to complete the development of its remaining single family residential lots during 2007 and 2008, and to continue development of common areas into 2008; however, the Company does not expect to market its lot inventory for sale until current market conditions improve. While the San Elijo Hills project is a development community with significant sales activity, sales at the Otay Ranch project have been limited to four individual transactions for relatively large amounts of land. Individual lot development at the Otay Ranch project has not yet begun, as the Company continues to evaluate how to maximize the value of this investment while pursuing land sales and processing further entitlements on portions of the property. If and when the Company determines to commence lot development at the Otay Ranch project, it is expected to last many years. Similarly, the Rampage property is not expected to have sales activity for several years. Any residential development at the Rampage property can only commence after approvals are obtained from several government agencies. 20 Real Estate Sales Activity San Elijo Hills Project: ------------------------ The Company has closed on sales of real estate and recognized revenues as follows:
Year Ended Year Ended Year Ended December 31, 2006 December 31, 2005 December 31, 2004 ----------------- ----------------- ----------------- (Dollars in thousands) Single family units 26 203 94 Multi-family units -- 131 45 Very low income apartment units -- 72 -- School and retail sites -- 1 1 Purchase price, net of closing costs $ 15,600 $ 127,800 $ 53,200 Revenues recognized on closing date $ 11,000 $ 70,700 $ 28,800
As discussed above, a portion of the revenue from these sales was deferred, and is recognized as revenues upon the completion of the required improvements to the property, including costs related to common areas, under the percentage of completion method of accounting. In addition to revenues recognized on the closing date reflected in the table above, revenues include previously deferred amounts of $43,300,000, $23,000,000 and $38,800,000 for 2006, 2005 and 2004, respectively, which were recognized upon completion of certain required improvements. Revenues from sales of real estate also include amounts received pursuant to profit sharing agreements with homebuilders of $0, $6,800,000 and $4,500,000 for the years ended December 31, 2006, 2005 and 2004, respectively. Certain of the Company's lot purchase agreements with homebuilders include provisions that entitle the Company to a share of the revenues or profits realized by the homebuilders upon their sale of the homes, after certain thresholds are achieved. These amounts are generally based on a formula and other specified criteria contained in the lot purchase agreements, and are generally not payable and cannot be determined with reasonable certainty until the builder has completed the sale of a substantial portion of the homes covered by the lot purchase agreement. Since the future plans and potential profits of the Company's homebuilders are uncertain, the Company is unable to predict whether additional payments will be received in the future. As discussed above, during 2006 four homebuilders that were under contract to purchase single family lots elected not to close on their purchase transactions, thereby forfeiting option payments of $12,600,000. Such amount was recognized as revenue during 2006. During 2005, very low income apartment units were sold for a $1,500,000 note; however, no cash down payment was received, the note does not bear interest and any payments the Company may receive are contingent upon the buyer obtaining financing. The Company has not recognized any revenue or receivable resulting from this transaction; revenues will be recognized if and when cash is received under the note. Land cost for the parcel sold was negligible. During 2006, 2005 and 2004, cost of sales of real estate aggregated $13,900,000, $32,600,000 and $16,000,000, respectively. Cost of sales is recognized in the same proportion to the amount of revenue recognized under the percentage of completion method of accounting. Otay Ranch Project: ------------------- In the first quarter of 2006, the Company sold approximately 115 acres of non-developable land at the Otay Ranch project for $1,500,000 and recognized a gain of $1,400,000 on the sale. During 2005, there were no real estate sales at the Otay Ranch project except for the sale of a small parcel for proceeds of $40,000. During 2004, sales of real estate were $5,800,000 relating to an agreement with the City of Chula Vista and another party whereby the City acquired 439 acres of mitigation land by eminent domain proceedings. During 2006, 2005 and 2004, cost of sales of real estate aggregated $100,000, $20,000 and $1,000,000, respectively. Cost of sales is based upon the allocation of project costs at acquisition to individual parcels, based upon their relative fair values, in addition to parcel specific development costs, closing costs and commissions, if any. 21 Rampage Property: ----------------- During 2005, the Company sold approximately 600 acres of land at the Rampage property to a neighboring land owner for approximately $5,000,000, which resulted in the recognition of a pre-tax gain of $3,200,000. The buyer claimed to own options to purchase this land, and had also filed a complaint against the Company and the former owners of the Rampage property alleging that the property has been devalued by approximately $3,000,000 due to poor farming practices since 2001. The sale resolved any remaining dispute with respect to the purchase options but the farming practices complaint remains outstanding. The Company does not believe the ultimate resolution of this matter will be material. Other Results of Operations Activity The Company recorded co-op marketing and advertising fees of approximately $1,000,000, $2,200,000 and $3,700,000 for the years ended December 31, 2006, 2005 and 2004, respectively. The Company records these fees when the San Elijo Hills project builders sell homes, and are generally based upon a fixed percentage of the homes' selling price. These fees provide the Company with funds to conduct its marketing activities for the San Elijo Hills project. As more fully discussed above, in 2002, the Company recorded a provision of approximately $11,200,000, representing the estimated cost of environmental remediation. During 2004, the Company revised its estimate and recorded approximately $1,300,000 of additional expense, primarily due to higher site investigation and remediation costs. Interest expense includes interest related to a Rampage mortgage note of $100,000 and $300,000 for the years ended December 31, 2005 and 2004, respectively. The Rampage mortgage note was repaid in July 2005. Interest expense reflects the interest due on indebtedness to Leucadia of approximately $400,000 for 2004. Interest expense also includes amortization of debt discount related to the indebtedness to Leucadia of $300,000 for 2004. The borrowing from Leucadia was fully repaid in March 2004; as a result these interest costs ceased at the date of repayment. Interest expense excludes capitalized interest of $400,000, $800,000 and $1,200,000 for the years ended December 31, 2006, 2005 and 2004, respectively. Interest is capitalized for the notes payable to trust deed holders on the San Elijo Hills project. General and administrative expenses increased by $2,200,000 during 2006 as compared to 2005, primarily due to greater expenses related to legal and marketing. Legal fees increased by $1,700,000 in connection with the litigation relating to a portion of the Rampage property and due to the costs associated with pursuing the claims against the former owners of the approximately 30 acres of undeveloped land at the Otay Ranch project that, as previously disclosed, is undergoing environmental remediation. Marketing expenses increased by $1,200,000 relating to increased efforts to promote the release of new neighborhoods by homebuilders for sale at the San Elijo Hills project. Compensation expense declined by $900,000 in 2006 principally due to a decrease in general bonus expense. In addition, compensation expense in 2005 included a $300,000 bonus awarded to the President to pay taxes due on reimbursed expenses relating to his temporary residence in California and the reimbursement of certain costs incurred by a newly hired executive officer. General and administrative expenses increased by $3,300,000 during 2005 as compared to 2004 primarily due to greater expenses related to compensation, legal and marketing. Compensation expense increased by $1,900,000 principally due to an increase in general bonus expense, which included a $300,000 bonus awarded to the Company's President to pay taxes due on reimbursed expenses relating to his temporary residence in California and the reimbursement of certain relocation costs incurred by a newly hired executive officer. Legal fees increased by $1,300,000 due to costs associated with pursuing claims against the previous owners of undeveloped land that is undergoing environmental remediation at the Otay Ranch project. Marketing expenses increased by $600,000 at the San Elijo Hills project, principally due to the addition of special marketing events and increased advertising efforts to promote the project within the surrounding community. Such increases were partially offset by lower professional fees of $100,000 and charitable contributions of $100,000 during 2005. General and administrative expenses in 2004 also included $150,000 of penalty fees and interest charges related to an underpayment of state taxes for the 2002 year. The increase in other income (expense), net for 2006 as compared to 2005 primarily relates to investment income. Investment income in 2006 increased by $3,600,000, primarily due to greater interest income resulting from higher interest rates and greater assets invested. Other income, net also reflects sales of grapes from the harvest at the Rampage property of $1,000,000 and farming expenses of $1,200,000 for 2006; in 2005 the Company recognized $800,000 from the sales of grapes from the harvest and incurred farming expenses of $1,100,000. In addition, real estate brokerage operations, which were established in July 2005, closed on sales transactions resulting in commission income of $300,000 in 2006 and $100,000 in 2005. Other income, net in 2005 also reflects $200,000 of pre-payment penalties incurred upon extinguishing the Rampage mortgage note. 22 The change in other income (expense), net for 2005 as compared to 2004 primarily relates to the 2004 loss on prepayment of the Leucadia note and related deferred costs of $1,600,000, which was fully repaid in March 2004. In addition, interest income in 2005 increased by $1,600,000 as compared to the same period in 2004 primarily due to greater interest income resulting from higher interest rates. Other income (expense), net reflects sales of grapes from the 2005 harvest of $800,000 and farming expenses of $1,100,000; during the comparable period in 2004 the Company incurred farming expenses of $900,000 but did not generate any farming income. Other income (expense), net also reflects $200,000 of pre-payment penalties incurred upon extinguishing the Rampage mortgage note during 2005. The amount of minority expense recorded during each of the last three years reflects the level of sales activity at the San Elijo Hills project. As a result of an increase in the Company's estimates of future taxable income that exceeded its earlier estimates, the Company reduced its income tax valuation allowance to recognize additional benefits from its NOLs and minimum tax credit carryovers and recorded a credit to its income tax provision of $15,000,000 for the year ended December 31, 2004. For more information, see Note 10 of Notes to Consolidated Financial Statements. Recently Issued Accounting Standards In June 2006, the Financial Accounting Standards Board ("FASB") issued FASB Interpretation No. 48, "Accounting for Uncertainty in Income Taxes - an Interpretation of FASB Statement No. 109" ("FIN 48"), which prescribes the accounting for and disclosure of uncertainty in income tax positions. FIN 48 defines the criteria that must be met before any part of the benefit of a tax position can be recognized in the financial statements, provides guidance for the measurement of tax benefits recognized and guidance for classification and disclosure. FIN 48 is effective for fiscal years beginning after December 15, 2006, with the cumulative effect of the change in accounting principle recorded as an adjustment to opening retained earnings. The Company continues to evaluate the impact of adopting FIN 48 on its consolidated financial statements but does not expect it to be material; however, additional footnote disclosures may be required. In September 2006, the FASB issued Statement of Financial Accounting Standards No. 157, "Fair Value Measurements" ("SFAS 157"), which defines fair value, establishes a framework for measuring fair value and expands disclosures about fair value measurements. SFAS 157 is effective for fiscal years beginning after November 15, 2007. The Company is currently evaluating the impact of adopting SFAS 157 on its consolidated financial statements. Inflation The Company, as well as the real estate development and homebuilding industry in general, may be adversely affected by inflation, primarily because of either reduced rates of savings by consumers during periods of low inflation or higher land and construction costs during periods of high inflation. Low inflation could adversely affect consumer demand by limiting growth of savings for down payments, ultimately adversely affecting demand for real estate and the Company's revenues. High inflation increases the Company's costs of labor and materials. The Company would attempt to pass through to its customers any increases in its costs through increased selling prices. To date, high or low rates of inflation have not had a material adverse effect on the Company's results of operations. However, there is no assurance that high or low rates of inflation will not have a material adverse impact on the Company's future results of operation. Interest Rates The Company's operations are interest-rate sensitive. The Company has indirectly benefited from the prevailing low mortgage interest rate environment, since low rates made housing more affordable for the home buyer, thereby increasing demand for homes. The Company can not predict whether interest rates will remain low and what impact an increase in interest rates and mortgage rates would have on the Company's operations, although any significant increase in these rates could have a chilling effect on the housing market, which could adversely affect the Company's results of operations. 23 Cautionary Statement for Forward-Looking Information Statements included in this Report may contain forward-looking statements. Such statements may relate, but are not limited, to projections of revenues, income or loss, development expenditures, plans for growth and future operations, competition and regulation, as well as assumptions relating to the foregoing. Such forward-looking statements are made pursuant to the safe-harbor provisions of the Private Securities Litigation Reform Act of 1995. Forward-looking statements are inherently subject to risks and uncertainties, many of which cannot be predicted or quantified. When used in this Report, the words "estimates," "expects," "anticipates," "believes," "plans," "intends" and variations of such words and similar expressions are intended to identify forward-looking statements that involve risks and uncertainties. Future events and actual results could differ materially from those set forth in, contemplated by or underlying the forward-looking statements. Factors that could cause actual results to differ materially from any results projected, forecasted, estimated or budgeted or may materially and adversely affect the Company's actual results include, but are not limited to, those set forth in Item 1A, Risk Factors and elsewhere in this Report and in the Company's other public filings with the Securities and Exchange Commission. Undue reliance should not be placed on these forward-looking statements, which are applicable only as of the date hereof. The Company undertakes no obligation to revise or update these forward-looking statements to reflect events or circumstances that arise after the date of this Report or to reflect the occurrence of unanticipated events. Item 7A. Quantitative and Qualitative Disclosure About Market Risk. ------- --------------------------------------------------------- The Company's market risk arises principally from interest rate risk related to its investment portfolio and borrowing activities. At December 31, 2006, the Company had investments of approximately $83,800,000 in securities issued by the U.S. government and U.S. Government-Sponsored Enterprises. The Company's investment portfolio is classified as available for sale, and is reflected in the balance sheet at fair value with unrealized gains and losses reflected in stockholders' equity. The securities in the portfolio are rated "AAA" and "Aaa" by Standard & Poor's and Moody's, respectively. All of these fixed income securities mature in 2007; the estimated weighted average remaining life of these fixed income securities was approximately 0.2 years at December 31, 2006. At December 31, 2005, the Company's investments consisted of fixed income securities with an estimated weighted average remaining life of approximately 0.2 years and a weighted average interest rate of 4.0%. The Company's fixed income securities, like all fixed income instruments, are subject to interest rate risk and will fall in value if market interest rates increase. The Company is subject to interest rate risk on its long-term fixed interest rate debt. Generally, the fair market value of debt securities with a fixed interest rate will increase as interest rates fall, and the fair market value will decrease as interest rates rise. For additional information with respect to the Company's indebtedness, see Note 5 of Notes to Consolidated Financial Statements.
Expected Maturity Date 2007 2008 2009 2010 2011 Thereafter Total Fair Value ---- ---- ---- ---- ---- ---------- ----- ---------- (Dollars in thousands) Rate Sensitive Assets: Available for Sale Fixed Income Securities U.S. Treasury Securities $ 66,581 $ - $ - $ - $ - $ - $ 66,581 $ 66,581 Weighted Average Interest Rate 5.02% U.S. Government- Sponsored Enterprises $ 17,248 $ - $ - $ - $ - $ - $ 17,248 $ 17,248 Weighted Average Interest Rate 5.29% Rate Sensitive Liabilities: Fixed Interest Rate Borrowings $ 6,470 $ 3,428 $ - $ - $ - $ - $ 9,898 $ 9,898 Weighted Average Interest Rate 1.57% 1.57% Off-Balance Sheet Items: Unused Lines of Credit $ 10,000 $ - $ - $ - $ - $ - $ 10,000 $ 10,000 Weighted Average Interest Rate 10.0%
24 Item 8. Financial Statements and Supplementary Data. ------ ------------------------------------------- Financial Statements and supplementary data required by this Item 8 are set forth at the pages indicated in Item 15(a) below. Item 9. Changes and Disagreements with Accountants on Accounting and Financial Disclosure. ------ ---------------------------------------------------------------------- None. Item 9A. Controls and Procedures. ------- ----------------------- (a) The Company's management evaluated, with the participation of the Company's principal executive and principal financial officers, the effectiveness of the Company's disclosure controls and procedures (as defined in Rules 13a-15(e) and 15d-15(e) under the Securities Exchange Act of 1934, as amended (the "Exchange Act")), as of December 31, 2006. Based on their evaluation, the Company's principal executive and principal financial officers concluded that the Company's disclosure controls and procedures were effective as of December 31, 2006. (b) There has been no change in the Company's internal control over financial reporting (as defined in Rules 13a-15(f) and 15d-15(f) under the Exchange Act) that occurred during the Company's fiscal quarter ended December 31, 2006, that has materially affected, or is reasonably likely to materially affect, the Company's internal control over financial reporting. Management's Report on Internal Control Over Financial Reporting Management of the Company is responsible for establishing and maintaining adequate internal control over financial reporting as defined in Rule 13a-15(f) or 15d-15(f) promulgated under the Securities Exchange Act of 1934. Internal control over financial reporting is a process designed to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles and includes those policies and procedures that: o Pertain to the maintenance of records that in reasonable detail accurately and fairly reflect the transactions and disposition of the assets of the Company; o Provide reasonable assurance that transactions are recorded as necessary to permit preparation of financial statements in accordance with generally accepted accounting principles, and that receipts and expenditures of the Company are being made only in accordance with authorizations of management and directors of the Company; and o Provide reasonable assurance regarding prevention or timely detection of unauthorized acquisition, use or disposition of the Company's assets that could have a material effect on the financial statements. Because of its inherent limitations, internal control over financial reporting may not prevent or detect misstatements. Also, projections of any evaluation of effectiveness to future periods are subject to the risk that controls may become inadequate because of changes in conditions, or that the degree of compliance with the policies or procedures may deteriorate. The Company's management assessed the effectiveness of the Company's internal control over financial reporting as of December 31, 2006. In making this assessment, the Company's management used the criteria established in Internal Control-Integrated Framework issued by the Committee of Sponsoring Organizations of the Treadway Commission ("COSO"). Based on our assessment and those criteria, management concluded that, as of December 31, 2006, the Company's internal control over financial reporting is effective. The Company's independent registered public accounting firm has audited management's assessment of the effectiveness of the Company's internal control over financial reporting as of December 31, 2006 as stated in the report which appears on page F-1 of this Report. Item 9B. Other Information. ------- ----------------- Not applicable. 25 PART III Item 10. Directors and Executive Officers of the Registrant. ------- -------------------------------------------------- The information to be included under the caption "Election of Directors" and "Information Concerning the Board and Board Committees" in the Company's definitive proxy statement to be filed with the Commission pursuant to Regulation 14A of the Exchange Act in connection with the 2007 annual meeting of shareholders of the Company (the "Proxy Statement") is incorporated herein by reference. In addition, reference is made to Item 10 in Part I of this Report. Item 11. Executive Compensation. ------- ---------------------- The information to be included under the caption "Executive Compensation" in the Proxy Statement is incorporated herein by reference. Item 12. Security Ownership of Certain Beneficial Owners and Management. ------- -------------------------------------------------------------- The information to be included under the caption "Present Beneficial Ownership of Common Shares" in the Proxy Statement is incorporated herein by reference. Item 13. Certain Relationships and Related Transactions. ------- ---------------------------------------------- The information to be included under the caption "Certain Relationships and Related Transactions" in the Proxy Statement is incorporated herein by reference. Item 14. Principal Accounting Fees and Services. ------- -------------------------------------- The information to be included under the caption "Principal Accounting Fees and Services" in the Proxy Statement is incorporated herein by reference. 26 PART IV Item 15. Exhibits and Financial Statement Schedules. ------- ------------------------------------------
(a)(1) Financial Statements. Report of Independent Registered Public Accounting Firm F-1 Consolidated Balance Sheets at December 31, 2006 and 2005 F-3 Consolidated Statements of Operations for the years ended December 31, 2006, 2005 and 2004 F-4 Consolidated Statements of Changes in Stockholders' Equity for the years ended December 31, 2006, 2005 and 2004 F-5 Consolidated Statements of Cash Flows for the years ended December 31, 2006, 2005 and 2004 F-6 Notes to Consolidated Financial Statements F-7
(a)(2) Financial Statement Schedules. Schedules are omitted because they are not required or are not applicable or the required information is shown in the financial statements or notes thereto. (a)(3) Executive Compensation Plans and Arrangements. See item 15(b) below for a complete list of exhibits to this Report. 1999 Stock Incentive Plan (filed as Annex A to the Company's Proxy Statement dated November 22, 1999). Form of Grant Letter for 1999 Stock Incentive Plan (filed as Exhibit 10.26 to the Company's Annual Report on Form 10-K for the year ended December 31, 2005 (the "2005 10-K")). See also Item 15(b) below. (b) Exhibits. We will furnish any exhibit upon request made to our Corporate Secretary, 1903 Wright Place, Suite 220, Carlsbad, CA 92008. We charge $.50 per page to cover expenses of copying and mailing. 3.1 Restated Certificate of Incorporation, as restated July 3, 1995 of the Company (incorporated by reference to Exhibit 3.1 to the Company's quarterly report on Form 10-Q for the quarter ended September 30, 1995). 3.2 By-laws of the Company as amended through December 14, 1999 (incorporated by reference to Exhibit 3.2 to the Company's Annual Report on Form 10-K for the year ended December 31, 1999 (the "1999 10-K")). 3.3 Amendment to Amended and Restated Bylaws of the Company, dated July 10, 2002 (incorporated by reference to Exhibit 3.3 to the Company's quarterly report on Form 10-Q for the quarter ended September 30, 2002). 3.4 Certificate of Amendment of the Certificate of Incorporation of the Company, dated July 10, 2002 (incorporated by reference to Exhibit 3.4 to the Company's quarterly report on Form 10-Q for the quarter ended September 30, 2002). 27 3.5 Certificate of Amendment of the Certificate of Incorporation of the Company, dated July 10, 2003 (incorporated by reference to Exhibit 3.5 to the Company's Annual Report on Form 10-K for the year ended December 31, 2003 (the "2003 10-K")). 3.6 Certificate of Amendment of the Certificate of Incorporation of the Company, dated July 10, 2003 (incorporated by reference to Exhibit 3.6 to the Company's 2003 10-K). 10.1 Development Management Agreement between the Company and Provence Hills Development Company, LLC, dated as of August 14, 1998 (incorporated by reference to Exhibit 10.3 to the Company's current report on Form 8-K dated August 14, 1998). 10.2 Amended and Restated Limited Liability Company Agreement of Otay Land Company, LLC, dated as of September 20, 1999, between the Company and Leucadia National Corporation (incorporated by reference to Exhibit 10.16 to the Company's Registration Statement on Form S-2 (No. 333-79901)). 10.3 Administrative Services Agreement, dated as of March 1, 2000, between Leucadia Financial Corporation ("LFC"), the Company, HomeFed Resources Corporation and HomeFed Communities, Inc. (incorporated by reference to Exhibit 10.1 to the Company's quarterly report on Form 10-Q for the quarter ended June 30, 2000). 10.4 Amendment No. 1 dated as of November 1, 2000 to the Administrative Services Agreement dated as of March 1, 2000 (incorporated by reference to Exhibit 10.21 to the Company's Annual Report on Form 10-K for the fiscal year ended December 31, 2000 (the "2000 10-K")). 10.5 Amendment No. 2 dated as of February 28, 2001 to the Administrative Services Agreement dated as of March 1, 2000 (incorporated by reference to Exhibit 10.22 to the Company's 2000 10-K). 10.6 Amendment No. 3 dated as of December 31, 2001 to the Administrative Services Agreement dated as of March 1, 2000 (incorporated by reference to Exhibit 10.26 to the Company's Annual Report on Form 10-K/A for the fiscal year ended December 31, 2001). 10.7 Registration Rights Agreement dated as of October 21, 2002, by and between HomeFed Corporation and Leucadia National Corporation (incorporated by reference to Exhibit 10.2 to the Company's current report on Form 8-K dated October 22, 2002). 10.8 Amended and Restated Line Letter dated as of October 9, 2002, by and between HomeFed Corporation and Leucadia Financial Corporation (incorporated by reference to Exhibit 10.5 to the Company's current report on Form 8-K dated October 22, 2002). 10.9 Form of Grant Letter for the 1999 Stock Incentive Plan (incorporated by reference to Exhibit 10.26 to the Company's 2005 10-K). 10.10 Amendment No. 4 dated as of May 28, 2002 to the Administrative Services Agreement dated as of March 1, 2000 (incorporated by reference to Exhibit 10.34 to the Company's Annual Report on Form 10-K/A for the fiscal year ended December 31, 2002 (the "2002 10-K/A")). 10.11 Amendment No. 5 dated as of November 15, 2002 to the Administrative Services Agreement dated as of March 1, 2000 (incorporated by reference to Exhibit 10.35 of the 2002 10-K/A). 10.12 Amendment dated as of October 21, 2002 to the Development Management Agreement dated as of August 14, 1998 (incorporated by reference to Exhibit 10.36 of the 2002 10-K/A). 10.13 Contribution Agreement between the Company and San Elijo Hills Development Company, LLC, dated as of October 21, 2002 (incorporated by reference to Exhibit 10.37 of the 2002 10-K/A). 10.14 Agreement and Guaranty, dated as of October 1, 2002, between Leucadia National Corporation and CDS Holding Corporation (incorporated by reference to Exhibit 10.38 of the 2002 10-K/A). 28 10.15 Obligation Agreement, dated as of October 1, 2002, between Leucadia National Corporation and San Elijo Ranch, Inc. (incorporated by reference to Exhibit 10.39 of the 2002 10-K/A). 10.16 Tax Allocation Agreement between the Company and its subsidiaries dated as of November 1, 2002 (incorporated by reference to Exhibit 10.21 to the Company's 2003 10-K). 10.17 Amendment No. 1 to the First Amended and Restated Development Agreement and Owner Participation Agreement between the City of San Marcos, the San Marcos Redevelopment Agency and the San Elijo Hills Development Company, LLC dated as of February 11, 2004 (incorporated by reference to Exhibit 10.22 to the Company's 2003 10-K). 10.18 Amendment No. 6 dated as of December 31, 2003 to the Administrative Services Agreement dated as of March 1, 2000 (incorporated by reference to Exhibit 10.23 to the Company's 2003 10-K). 10.19 Amendment No. 7 dated as of December 31, 2004 to the Administrative Services Agreement dated as of March 1, 2000 (incorporated by reference to Exhibit 10.24 to the Company's Annual Report on Form 10-K for the fiscal year ended December 31, 2004 (the "2004 10-K")). 10.20 1999 Stock Incentive Plan (incorporated by reference to Annex A to the Company's Proxy Statement dated November 22, 1999). 21 Subsidiaries of the Company. 23 Consent of PricewaterhouseCoopers LLP with respect to the incorporation by reference into the Company's Registration Statement on Form S-8 (File No. 333-97079). 31.1 Certification of Principal Executive Officer pursuant to Section 302 of the Sarbanes-Oxley Act of 2002. 31.2 Certification of Principal Financial Officer pursuant to Section 302 of the Sarbanes-Oxley Act of 2002. 32.1 Certification of Principal Executive Officer pursuant to Section 906 of the Sarbanes-Oxley Act of 2002.* 32.2 Certification of Principal Financial Officer pursuant to Section 906 of the Sarbanes-Oxley Act of 2002.* * Furnished herewith pursuant to Item 601(b) (32) of Regulation S-K. 29 SIGNATURES Pursuant to the requirements of Section 13 or 15(d) of the Securities Exchange Act of 1934, the Registrant has duly caused this report to be signed on its behalf by the undersigned, thereunto duly authorized. HOMEFED CORPORATION Date: February 23, 2007 By /s/ Erin N. Ruhe --------------------------------- Erin N. Ruhe Vice President, Treasurer and Controller Pursuant to the requirements of the Securities Exchange Act of 1934, this report has been signed below by the following persons on behalf of the Registrant and in the capacities and on the dates indicated. Date: February 23, 2007 By /s/ Joseph S. Steinberg --------------------------------- Joseph S. Steinberg, Chairman of the Board and Director Date: February 23, 2007 By /s/ Paul J. Borden --------------------------------- Paul J. Borden, President and Director (Principal Executive Officer) Date: February 23, 2007 By /s/ Erin N. Ruhe ----------------------------------------- Erin N. Ruhe, Vice President, Treasurer and Controller (Principal Financial and Accounting Officer) Date: February 23, 2007 By /s/ Patrick D. Bienvenue --------------------------------- Patrick D. Bienvenue, Director Date: February 23, 2007 By /s/ Timothy Considine --------------------------------- Timothy Considine, Director Date: February 23, 2007 By /s/ Ian M. Cumming -------------------------------- Ian M. Cumming, Director Date: February 23, 2007 By /s/ Michael A. Lobatz ------------------------ Michael A. Lobatz, Director 30 Report of Independent Registered Public Accounting Firm To the Board of Directors and Stockholders of HomeFed Corporation: We have completed integrated audits of HomeFed Corporation's consolidated financial statements and of its internal control over financial reporting as of December 31, 2006, in accordance with the standards of the Public Company Accounting Oversight Board (United States). Our opinions, based on our audits, are presented below. Consolidated financial statements In our opinion, the accompanying consolidated balance sheets and the related consolidated statements of operations, of stockholders' equity and of cash flows present fairly, in all material respects, the financial position of HomeFed Corporation and its subsidiaries at December 31, 2006 and December 31, 2005, and the results of their operations and their cash flows for each of the three years in the period ended December 31, 2006 in conformity with accounting principles generally accepted in the United States of America. These financial statements are the responsibility of the Company's management. Our responsibility is to express an opinion on these financial statements based on our audits. We conducted our audits of these statements in accordance with the standards of the Public Company Accounting Oversight Board (United States). Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit of financial statements includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements, assessing the accounting principles used and significant estimates made by management, and evaluating the overall financial statement presentation. We believe that our audits provide a reasonable basis for our opinion. Internal control over financial reporting Also, in our opinion, management's assessment, included in Management's Report on Internal Control Over Financial Reporting appearing in Part II, Item 9A, that the Company maintained effective internal control over financial reporting as of December 31, 2006 based on criteria established in Internal Control - Integrated Framework issued by the Committee of Sponsoring Organizations of the Treadway Commission (COSO), is fairly stated, in all material respects, based on those criteria. Furthermore, in our opinion, the Company maintained, in all material respects, effective internal control over financial reporting as of December 31, 2006, based on criteria established in Internal Control - Integrated Framework issued by the COSO. The Company's management is responsible for maintaining effective internal control over financial reporting and for its assessment of the effectiveness of internal control over financial reporting. Our responsibility is to express opinions on management's assessment and on the effectiveness of the Company's internal control over financial reporting based on our audit. We conducted our audit of internal control over financial reporting in accordance with the standards of the Public Company Accounting Oversight Board (United States). Those standards require that we plan and perform the audit to obtain reasonable assurance about whether effective internal control over financial reporting was maintained in all material respects. An audit of internal control over financial reporting includes obtaining an understanding of internal control over financial reporting, evaluating management's assessment, testing and evaluating the design and operating effectiveness of internal control, and performing such other procedures as we consider necessary in the circumstances. We believe that our audit provides a reasonable basis for our opinions. A company's internal control over financial reporting is a process designed to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles. A company's internal control over financial reporting includes those policies and procedures that (i) pertain to the maintenance of records that, in reasonable detail, accurately and fairly reflect the transactions and dispositions of the assets of the company; (ii) provide reasonable assurance that transactions are recorded as necessary to permit preparation of financial statements in accordance with generally accepted accounting principles, and that receipts and expenditures of the company are being made only in accordance with authorizations of management and directors of the company; and (iii) provide reasonable assurance regarding prevention or timely detection of unauthorized acquisition, use, or disposition of the company's assets that could have a material effect on the financial statements. Because of its inherent limitations, internal control over financial reporting may not prevent or detect misstatements. Also, projections of any evaluation of effectiveness to future periods are subject to the risk that controls may become inadequate because of changes in conditions, or that the degree of compliance with the policies or procedures may deteriorate. /s/ PricewaterhouseCoopers LLP PricewaterhouseCoopers LLP San Diego, CA February 20, 2007 F-2 HOMEFED CORPORATION AND SUBSIDIARIES Consolidated Balance Sheets December 31, 2006 and 2005 (Dollars in thousands, except par value)
2006 2005 ---- ---- ASSETS ------ Real estate $ 79,341 $ 62,319 Cash and cash equivalents 47,177 131,688 Investments-available for sale (aggregate cost of $83,783 and $65,181) 83,829 65,190 Accounts receivable, deposits and other assets 1,798 2,988 Deferred income taxes 25,154 32,076 ---------- ---------- TOTAL $ 237,299 $ 294,261 ========== ========== LIABILITIES ----------- Notes payable $ 9,898 $ 10,403 Deferred revenue 34,446 73,160 Accounts payable and accrued liabilities 8,734 12,601 Non-refundable option payments -- 13,583 Liability for environmental remediation 10,690 11,002 Income taxes payable 1,965 10,978 Other liabilities 3,719 3,612 ---------- ---------- Total liabilities 69,452 135,339 ---------- ---------- COMMITMENTS AND CONTINGENCIES ----------------------------- MINORITY INTEREST 13,067 17,457 ----------------- ---------- ---------- STOCKHOLDERS' EQUITY -------------------- Common stock, $.01 par value; 25,000,000 shares authorized; 8,273,834 and 8,264,334 shares outstanding 83 83 Additional paid-in capital 381,478 381,224 Accumulated other comprehensive income 27 6 Accumulated deficit (226,808) (239,848) ---------- ---------- Total stockholders' equity 154,780 141,465 ---------- ---------- TOTAL $ 237,299 $ 294,261 ========== ==========
The accompanying notes are an integral part of these consolidated financial statements. F-3 HOMEFED CORPORATION AND SUBSIDIARIES Consolidated Statements of Operations For the years ended December 31, 2006, 2005 and 2004 (In thousands, except per share amounts)
2006 2005 2004 ---- ---- ---- REVENUES -------- Sales of real estate $ 55,810 $105,732 $ 77,982 Income from options on real estate properties 12,583 -- -- Co-op marketing and advertising fees 1,049 2,200 3,689 -------- -------- -------- 69,442 107,932 81,671 -------- -------- -------- EXPENSES -------- Cost of sales 13,988 26,719 13,626 Provision for environmental remediation -- -- 1,320 Interest expense -- 138 913 General and administrative expenses 15,078 12,920 9,641 Administrative services fees to Leucadia 180 180 120 -------- -------- -------- 29,246 39,957 25,620 -------- -------- -------- Income from operations 40,196 67,975 56,051 -------- -------- -------- Other income (expense), net 6,870 2,707 (768) -------- -------- -------- Income before income taxes and minority interest 47,066 70,682 55,283 Income tax provision (18,933) (29,207) (7,650) -------- -------- -------- Income before minority interest 28,133 41,475 47,633 Minority interest (10,957) (9,683) (10,841) -------- -------- -------- Net income $ 17,176 $ 31,792 $ 36,792 ======== ======== ======== Basic income per common share $ 2.08 $ 3.85 $ 4.46 ======== ======== ======== Diluted income per common share $ 2.08 $ 3.84 $ 4.45 ======== ======== ========
The accompanying notes are an integral part of these consolidated financial statements. F-4 HOMEFED CORPORATION AND SUBSIDIARIES Consolidated Statements of Changes in Stockholders' Equity For the years ended December 31, 2006, 2005 and 2004 (In thousands, except par value and per share amounts)
Deferred Common Compensation Accumulated Stock Additional Pursuant to Other Total $.01 Par Paid-in Stock Incentive Comprehensive Accumulated Stockholders' Value Capital Plans Income (Loss) Deficit Equity ----- ------- ------------- ------------ --------- --------- Balance, January 1, 2004 $ 82 $ 380,545 $ (4) $ 9 $ (304,302) $ 76,330 --------- Comprehensive income: Net change in unrealized gain (loss) on investments, net of tax benefit of $16 (23) (23) Net income 36,792 36,792 --------- Comprehensive income 36,769 --------- Amortization related to stock options 4 4 Exercise of options to purchase common shares 1 647 648 ------ --------- --------- ------- ---------- --------- Balance, December 31, 2004 83 381,192 -- (14) (267,510) 113,751 --------- Comprehensive income: Net change in unrealized gain (loss) on investments, net of tax provision of $12 20 20 Net income 31,792 31,792 --------- Comprehensive income 31,812 --------- Exercise of options to purchase common shares 32 32 Dividends ($.50 per common share) (4,130) (4,130) ------ --------- --------- ------- ---------- --------- Balance, December 31, 2005 83 381,224 -- 6 (239,848) 141,465 --------- Comprehensive income: Net change in unrealized gain (loss) on investments, net of tax provision of $16 21 21 Net income 17,176 17,176 --------- Comprehensive income 17,197 --------- Share-based compensation expense 73 73 Exercise of options to purchase common shares, including excess tax benefit 181 181 Dividends ($.50 per common share) (4,136) (4,136) ------ --------- --------- ------- ---------- --------- Balance, December 31, 2006 $ 83 $ 381,478 $ -- $ 27 $ (226,808) $ 154,780 ====== ========= ========= ======= ========== =========
The accompanying notes are an integral part of these consolidated financial statements. F-5 HOMEFED CORPORATION AND SUBSIDIARIES Consolidated Statements of Cash Flows For the years ended December 31, 2006, 2005 and 2004 (In thousands)
2006 2005 2004 ---- ---- ---- CASH FLOWS FROM OPERATING ACTIVITIES: Net income $ 17,176 $ 31,792 $ 36,792 Adjustments to reconcile net income to net cash provided by (used for) operating activities: Minority interest 10,957 9,683 10,841 Provision (benefit) for deferred income taxes 6,906 12,069 (2,369) Provision for environmental remediation -- -- 1,320 Share-based compensation expense 73 -- -- Excess tax benefit from exercise of stock options (109) -- -- Net securities (gains) losses -- 3 (5) Amortization of deferred compensation pursuant to stock incentive plans -- -- 4 Loss on prepayment of Leucadia Financial Corporation note -- -- 1,606 Amortization of the debt discount on note payable to Leucadia Financial Corporation -- -- 276 Other amortization related to investments (3,920) (2,044) (939) Changes in operating assets and liabilities: Real estate (16,627) (14,388) (8,278) Deposits and other assets 1,190 333 (1,104) Notes payable (383) (787) (683) Deferred revenue (38,714) 34,081 (14,412) Accounts payable and accrued liabilities (3,867) 4,849 (3,233) Non-refundable option payments (13,583) 1,914 8,543 Liability for environmental remediation (312) (390) (713) Income taxes receivable/payable (8,904) 10,978 (1,861) Other liabilities 107 148 (3,269) -------- -------- -------- Net cash provided by (used for) operating activities (50,010) 88,241 22,516 -------- -------- -------- CASH FLOWS FROM INVESTING ACTIVITIES: Purchases of investments (other than short-term) (200,574) (148,888) (184,146) Proceeds from maturities of investments-available for sale 178,893 152,795 144,385 Proceeds from sales of investments 6,999 15,225 46,936 Decrease in restricted cash -- -- 4,609 -------- -------- -------- Net cash provided by (used for) investing activities (14,682) 19,132 11,784 -------- -------- -------- CASH FLOWS FROM FINANCING ACTIVITIES: Principal payment of Leucadia Financial Corporation note -- -- (26,462) Dividends paid (4,136) (4,130) -- Contribution from minority interest -- 14 -- Distributions to minority interest (15,347) -- (16,192) Principal payments to notes payable holders (517) (6,235) (1,163) Exercise of options to purchase common shares 72 32 648 Excess tax benefit from exercise of stock options 109 -- -- -------- -------- -------- Net cash used for financing activities (19,819) (10,319) (43,169) -------- -------- -------- NET INCREASE (DECREASE) IN CASH AND CASH EQUIVALENTS (84,511) 97,054 (8,869) CASH AND CASH EQUIVALENTS, BEGINNING OF PERIOD 131,688 34,634 43,503 -------- -------- -------- CASH AND CASH EQUIVALENTS, END OF PERIOD $ 47,177 $131,688 $ 34,634 ======== ======== ======== SUPPLEMENTAL DISCLOSURE OF CASH FLOW INFORMATION: Cash paid for interest (net of amount capitalized) $ -- $ 403 $ 410 ======= ====== ====== Cash paid for income taxes $20,930 $4,801 $8,713 ======= ====== ======
The accompanying notes are an integral part of these consolidated financial statements. F-6 HOMEFED CORPORATION AND SUBSIDIARIES NOTES TO CONSOLIDATED FINANCIAL STATEMENTS 1. SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES Basis of Presentation - The accompanying consolidated financial statements include the accounts of HomeFed Corporation (the "Company"), Otay Land Company, LLC and its wholly-owned subsidiaries ("Otay Land Company"), HomeFed Communities, Inc., HomeFed Resources Corporation, CDS Holding Corporation and its majority owned subsidiaries ("CDS") and Rampage Vineyard, LLC ("Rampage"). The Company is currently engaged, directly and through its subsidiaries, in the investment in and development of residential real estate properties in the state of California. All significant intercompany balances and transactions have been eliminated in consolidation. The Company's business, real estate development, is highly competitive, and there are numerous residential real estate developers and development projects operating in the same geographic area in which the Company operates. In addition, the residential real estate development industry is subject to increasing environmental, building, zoning and real estate regulations that are imposed by various federal, state and local authorities. Timing of the initiation and completion of development projects depends upon receipt of necessary authorizations and approvals. Furthermore, changes in prevailing local circumstances or applicable laws may require additional approvals, or modifications of approvals previously obtained. Delays could adversely affect the Company's ability to complete its projects, significantly increase the costs of doing so or drive potential customers to purchase competitors' products. Environmental laws may cause the Company to incur substantial compliance, mitigation and other costs, may restrict or prohibit development in certain areas and may delay completion of the Company's development projects. Delays arising from compliance with environmental laws and regulations could adversely affect the Company's ability to complete its projects and significantly increase development costs. The Company's business may also be adversely affected by inflation and is interest-rate sensitive. Critical Accounting Estimates - The preparation of financial statements in conformity with accounting principles generally accepted in the United States of America requires the Company to make estimates and assumptions that affect the reported amounts in the financial statements and disclosures of contingent assets and liabilities. On an on-going basis, the Company evaluates all of these estimates and assumptions. Actual results could differ from those estimates. Profit Recognition on Sales of Real Estate - Profit from the sale of real estate is recognized in full at the time title is conveyed to the buyer if the profit is determinable, collectibility of the sales price is reasonably assured (demonstrated by meeting minimum down payment and continuing investment requirements), and the earnings process is virtually complete, such that the seller is not obligated to perform significant activities after the sale and has transferred to the buyer the usual risks and rewards of ownership. If it is determined that all the conditions for full profit recognition have not been met, revenue and profit is deferred using the deposit, installment, cost recovery or percentage of completion method of accounting, as appropriate depending upon the specific terms of the transaction. When the Company has an obligation to complete improvements on property subsequent to the date of sale, it utilizes the percentage of completion method of accounting to record revenues and cost of sales. Under percentage of completion accounting, the Company recognizes revenues and cost of sales based upon the ratio of development costs completed as of the date of sale to an estimate of total development costs which will ultimately be incurred, including an estimate for common areas. Unearned revenues resulting from applying the percentage of completion accounting are reported as deferred revenue in the liabilities section of the consolidated balance sheets. Income Taxes - The Company provides for income taxes using the liability method. The Company records a valuation allowance to reduce its deferred tax asset to an amount that the Company expects is more likely than not to be realized. If the Company's estimate of the realizability of its deferred tax asset changes in the future, an adjustment to the valuation allowance would be recorded which would either increase or decrease income tax expense in such period. The valuation allowance is determined after considering all relevant facts and circumstances, and is based, in significant part, on the Company's projection of taxable income in the future. Since any projection of future profitability is inherently unreliable, changes in the valuation allowance should be expected. F-7 Provision for Environmental Remediation - The Company records environmental liabilities when it is probable that a liability has been incurred and the amount or range of the liability is reasonably estimable. During 2002, the Company recorded a charge of $11,200,000 representing its estimate of the cost (including legal fees) to implement the most likely remediation alternative with respect to approximately 30 acres of undeveloped land owned by a subsidiary of Otay Land Company. The estimated liability was neither discounted nor reduced for claims for recovery from previous owners and users of the land who may be liable, and may increase or decrease based upon the actual extent and nature of the remediation required, the type of remedial process approved, the expenses of the regulatory process, inflation and other items. During 2004, the Company increased its estimate of remediation costs by approximately $1,300,000, primarily due to increases in site investigation and remediation costs, and during 2003 by approximately $300,000, primarily for consulting costs. The Company is unable to predict with certainty when the remediation will commence. Provision for Losses on Real Estate - The Company's real estate is carried at cost. Whenever events or changes in circumstances suggest that the carrying amount may not be recoverable, management assesses the recoverability of its real estate by comparing the carrying amount with its fair value. The process involved in the determination of fair value requires estimates as to future events and market conditions. This estimation process may assume that the Company has the ability to complete development and dispose of its real estate properties in the ordinary course of business based on management's present plans and intentions. If management determines that the carrying value of a specific real estate investment is impaired, a write-down is recorded as a charge to current period operations. The evaluation process is based on estimates and assumptions and the ultimate outcome may be different. The Company has not recorded any such provisions during the three year period ended December 31, 2006. Real Estate - Real estate, which consists of land held for development and sale, includes all expenditures incurred in connection with the acquisition, development and construction of the property, including interest and property taxes. At acquisition, land costs are allocated to individual parcels or lots based on relative fair values. Subsequent to acquisition, substantially all development costs are specifically identifiable to individual parcels or lots, or are considered allocated costs that are allocated principally based on acreage (principally property taxes, legal fees and consulting fees). Capitalized land costs are charged to cost of sales at the time that revenue is recognized. Cash and Cash Equivalents - Cash equivalents are money market accounts and short-term, highly liquid investments that have maturities of less than three months at the time of acquisition. Investments - Securities with maturities equal to or greater than three months at the time of acquisition are classified as investments available for sale, and are carried at fair value with unrealized gains and losses reflected as a separate component of shareholders' equity, net of taxes. The cost of securities sold is based on specific identification. Recognition of Fee Income - The Company receives co-op marketing and advertising fees from the San Elijo Hills project that are paid at the time builders sell homes, are generally based upon a fixed percentage of the homes' selling price, and are recorded as revenue when the home is sold. Revenue and Profit Sharing Arrangements - Certain of the Company's lot purchase agreements with homebuilders include provisions that entitle the Company to a share of the revenues or profits realized by the homebuilders upon their sale of the homes, after certain thresholds are achieved. The actual amount which could be received by the Company is generally based on a formula and other specified criteria contained in the lot purchase agreements, and are generally not payable and cannot be determined with reasonable certainty until the builder has completed the sale of a substantial portion of the homes covered by the lot purchase agreement. The Company's policy is to accrue revenue earned pursuant to these agreements when amounts are payable pursuant to the lot purchase agreements, which is classified as sales of real estate. Option payments - Option payments received from prospective buyers are recognized as liabilities until the title of the real estate is transferred or the option is forfeited, or in the case of refundable deposits, the prospective buyer decides not to purchase the real estate and the deposit is returned. Capitalization of Interest and Real Estate Taxes - Interest and real estate taxes attributable to land and property construction are capitalized and added to the cost of those properties while the properties are being actively developed. F-8 Farming Activities - Income and expense from farming related activities at the Rampage property are included with other income (expense), net in the Company's consolidated statements of operations. See Note 9 for more information. Share-Based Compensation - Effective January 1, 2006, the Company adopted Statement of Financial Accounting Standards No. 123R, "Share-Based Payment" ("SFAS 123R"), using the modified prospective method. SFAS 123R requires that the cost of all share-based payments to employees, including grants of employee stock options and warrants, be recognized in the financial statements based on their fair values. The cost is recognized as an expense over the vesting period of the award. Prior to adoption of SFAS 123R, compensation cost was not recognized in the statements of operations for all of the Company's share-based compensation plans; the Company disclosed certain pro forma amounts as required. The fair value of each award is estimated at the date of grant using the Black-Scholes option pricing model. Recently Issued Accounting Standards - In June 2006, the Financial Accounting Standards Board ("FASB") issued FASB Interpretation No. 48, "Accounting for Uncertainty in Income Taxes - an Interpretation of FASB Statement No. 109" ("FIN 48"), which prescribes the accounting for and disclosure of uncertainty in income tax positions. FIN 48 defines the criteria that must be met before any part of the benefit of a tax position can be recognized in the financial statements, provides guidance for the measurement of tax benefits recognized and guidance for classification and disclosure. FIN 48 is effective for fiscal years beginning after December 15, 2006, with the cumulative effect of the change in accounting principle recorded as an adjustment to opening retained earnings. The Company continues to evaluate the impact of adopting FIN 48 on its consolidated financial statements but does not expect it to be material; however, additional footnote disclosure may be required. In September 2006, the FASB issued Statement of Financial Accounting Standards No. 157, "Fair Value Measurements" ("SFAS 157"), which defines fair value, establishes a framework for measuring fair value and expands disclosures about fair value measurements. SFAS 157 is effective for fiscal years beginning after November 15, 2007. The Company is currently evaluating the impact of adopting SFAS 157 on its consolidated financial statements. 2. ACQUISITIONS In October 2002, the Company purchased from Leucadia National Corporation (together with its subsidiaries, "Leucadia") all of the issued and outstanding shares of capital stock of CDS which, through its majority-owned indirect subsidiary, San Elijo Hills Development Company, LLC ("San Elijo"), is the owner of the San Elijo Hills project, a master-planned community located in the City of San Marcos, in San Diego County, California. The Company has been the development manager for the San Elijo Hills project since August 1998. The purchase price of $25,000,000 consisted of $1,000,000 in cash and 2,474,226 shares of the Company's common stock, which represented approximately 30% of the Company's outstanding common shares. Prior to the acquisition, Leucadia had also committed to continue to provide to San Elijo project improvement bonds which are required prior to the commencement of any project development (see Note 12). The results of CDS have been included in the Company's consolidated results of operations from the date of acquisition. In November 2003, the Company purchased the Rampage property, a 2,159 acre grape vineyard located in southern Madera County, California, for $6,000,000, excluding expenses, of which $1,700,000 was paid in cash and the balance was financed by the seller. In addition, the Company furnished to the seller a letter of credit (which was fully collateralized by cash) in the amount of $4,300,000, which secured the Company's obligation to the seller. At the date of acquisition, the Rampage property was encumbered by a mortgage lien of $3,800,000 that was originally granted by the seller and which the Company was not obligated to satisfy. Although the amount owed to the seller did not bear interest, the Company was obligated to make interest payments due under the mortgage during 2004, and any principal payments made by the Company to the mortgagee would have reduced the balance owed by the Company to the seller. If the seller had provided the mortgagee with replacement collateral and obtained a release of the mortgage lien before the end of 2004, the Company would have been obligated to pay the balance due to the seller. Since the seller did not obtain the release of the mortgage lien, the Company became obligated to make all debt service payments to the mortgagee, but was released from any further payment obligation to the seller. The letter of credit that had collateralized the Company's obligation to the seller expired in December 2004 and the cash collateral was released. The excess of the liability due to the seller over the remaining face amount of the mortgage, approximately $300,000, was applied to reduce the purchase price of the land. F-9 3. INVESTMENTS At December 31, 2006 and 2005, the Company's investments consisted of fixed income securities issued by the U.S. Government and U.S. Government-Sponsored Enterprises, which were classified as available for sale. All of the Company's investments mature in one year or less. The amortized cost, gross unrealized gains and losses and estimated fair value of these investments as of December 31, 2006 and 2005 are as follows (in thousands):
Gross Gross Amortized Unrealized Unrealized Estimated Cost Gains Losses Fair Value --------- ---------- ---------- ---------- 2006 ---- Bonds and notes: U.S. Treasury securities $ 66,543 $ 38 $ -- $ 66,581 U.S. Government-Sponsored Enterprises 17,240 8 -- 17,248 ---------- ----- ------- ---------- Total $ 83,783 $ 46 $ -- $ 83,829 ========== ===== ======= ========== 2005 ---- Bonds and notes: U.S. Treasury securities $ 52,592 $ 13 $ 1 $ 52,604 U.S. Government-Sponsored Enterprises 12,589 1 4 12,586 ---------- ----- ------- ---------- Total $ 65,181 $ 14 $ 5 $ 65,190 ========== ===== ======= ==========
4. REAL ESTATE A summary of real estate carrying values by project is as follows (in thousands):
December 31, ---------------------------- 2006 2005 ---- ---- San Elijo Hills $ 51,005 $ 34,611 Otay Ranch 23,740 23,112 Rampage 4,596 4,596 -------- -------- Total $ 79,341 $ 62,319 ========= =========
The San Elijo Hills and Otay Ranch projects are considered to be land under development while the Rampage property is not currently being developed. Interest totaling $400,000 and $800,000, related to the San Elijo Hills project, was incurred and capitalized in real estate during 2006 and 2005, respectively. All of the San Elijo Hills project land is pledged as collateral for the notes payable to trust deed holders described in Note 5. In 2005, the Company sold approximately 600 acres of land at the Rampage property to a neighboring land owner for approximately $5,000,000, which resulted in the recognition of a pre-tax gain of $3,200,000. The Company used $3,800,000 of the net proceeds received from the sale to fully pay the principal, interest and prepayment penalties due under the Rampage mortgage note, as required under the mortgage note in connection with the sale. 5. INDEBTEDNESS Notes payable are non-recourse promissory notes to trust deed holders that mature on December 31, 2010, are non-interest bearing and are collateralized by the San Elijo Hills project land. When a portion of the San Elijo Hills project is sold, a specified amount is required to be paid to the note holder in order to obtain a release of their security interest in the land. Such amount is specified in the note agreements and takes into consideration prior note payments. The sum of all payments made under these notes, whether denominated as interest, principal or otherwise, cannot exceed approximately $42,100,000. As of December 31, 2006, $32,000,000 had been paid. The notes payable to trust deed holders were recorded at fair value at the date of acquisition of CDS, based on the estimated future payments discounted at 6.5%. The activity for the years ended December 31, 2006 and 2005 is as follows (in thousands): F-10 2006 2005 ---- ---- Beginning balance $ 10,403 $ 12,970 Principal payments (517) (2,585) Interest added to principal 12 18 -------- -------- Ending balance $ 9,898 $ 10,403 ======== ======== At the end of each quarterly reporting period, the carrying amounts of the notes are compared to the most recent estimate of future payments. The difference is amortized prospectively using the effective interest rate method. The effective interest rate for the years ended December 31, 2006 and 2005 was 3.6% and 6.3%, respectively. Effective January 1, 2007, the effective interest rate is 1.6%. Based on the Company's cash flow forecast, the expected payments to the trust deed holders that will be allocated to principal are as follows (in thousands): 2007 - $6,500 and 2008 - $3,400. The Company currently has a $10,000,000 unsecured line of credit agreement with Leucadia Financial Corporation ("LFC"), a subsidiary of Leucadia, that matures February 28, 2007. Loans outstanding under this line of credit bear interest at 10% per annum. No amounts have been borrowed under this facility since 2002, and the Company will not pursue an extension of the facility. In March 2004, the Company prepaid in full the $26,500,000 borrowing from LFC using its available cash. As a result, the Company expensed the remaining unamortized discount on the note and related deferred costs in the amount of $1,600,000, which is included in other income (expense), net in the consolidated statements of operations. Interest expense includes $600,000 for the year ended December 31, 2004 related to this note. 6. MINORITY INTEREST Through its ownership of CDS, the Company owns 80% of the common stock of CDS Devco, Inc. ("Devco"), which in turn owns 85% of the common stock of San Elijo Ranch, Inc., ("SERI"). Pursuant to a stockholders' agreement with the holder of the minority interest in Devco, the Company is entitled to a 15% return on all funds advanced to Devco, compounded annually, plus the return of its capital, prior to the payment of any amounts to the minority shareholder. Once those amounts are paid, the minority shareholder is entitled to 20% of future cash flows distributed to shareholders. Pursuant to a stockholders' agreement with the holders of the minority interests in SERI, Devco loans funds to SERI and charges a 12% annual rate. Once this loan is fully repaid, the minority shareholders of SERI are entitled to 15% of future cash flows distributed to shareholders. As of December 31, 2006, approximately $13,100,000 has been accrued for the Devco and SERI minority interests. Amounts accrued for minority interests have been reduced for income taxes calculated pursuant to tax sharing agreements. During 2004, all amounts advanced to the project were repaid and, except for amounts related to infrastructure improvement bond guarantees, the preferred returns were fully satisfied. Dividends paid to the minority interests of $15,300,000 and $16,200,000 for the years ended December 31, 2006 and 2004, respectively, were applied to reduce the minority interest balance on the Company's consolidated balance sheet. 7. STOCK INCENTIVE PLANS Under the Company's 1999 Stock Incentive Plan (the "Plan"), the Company may grant options, stock appreciation rights and restricted stock to non-employee directors, certain non-employees and employees up to a maximum grant of 30,000 shares to any individual in a given taxable year. Pursuant to the Plan, each director of the Company is automatically granted options to purchase 1,000 shares on the date on which the annual meeting of stockholders is held. In August 2004, following shareholder approval, the Plan was amended to, among other things, increase the number of shares of common stock available for issuance by 300,000 shares. The Plan provides for the issuance of options and rights at not less than 100% of the fair market value of the underlying stock at the date of grant. Options granted to employees and certain non-employees generally become exercisable in five equal instalments starting one year from the date of grant and must be exercised within six years from the date of grant. Options granted to directors generally become exercisable in four equal instalments starting one year from the date of grant and must be exercised within five years from the date of grant. No stock appreciation rights have been granted. As of December 31, 2006, 481,900 shares were available for grant under the plan. F-11 A summary of activity with respect to the Company's 1999 Stock Incentive Plan for employees and directors for 2006, 2005 and 2004 is as follows:
Common Weighted- Weighted-Average Shares Average Remaining Aggregate Subject to Exercise Contractual Intrinsic Option Price Term Value -------- --------- ----------- --------- Balance at January 1, 2004 17,750 $ 8.28 Granted 6,000 $44.50 Exercised (4,900) $ 7.62 $ 150,000 ========== Cancelled (500) $ 7.50 -------- Balance at December 31, 2004 18,350 $20.32 Granted 6,000 $65.19 Exercised (3,775) $ 7.59 $ 200,000 -------- ========== Balance at December 31, 2005 20,575 $35.74 Granted 6,000 $65.50 Exercised (7,500) $ 7.62 $ 400,000 -------- ========== Balance at December 31, 2006 19,075 $56.16 3.4 years $ 200,000 ======== ========= ========== Exercisable at December 31, 2006 5,425 $45.57 2.6 years $ 100,000 ======== ========= ==========
During 2000, options to purchase an aggregate of 2,500 shares of Common Stock at an exercise price of $7.50 per share (market price) were granted to non-employees, and therefore are not reflected in the table above. These options were exercised in 2005 (500 options) and 2006 (2,000 options); compensation cost amounts were not material. Effective January 1, 2006, the Company adopted SFAS 123R using the modified prospective method. As a result of the adoption of SFAS 123R, compensation cost increased by $70,000 for the year ended December 31, 2006 and net income decreased by $40,000 for the year ended December 31, 2006. Had the Company used the fair value based accounting method for 2005 and 2004, compensation cost would have been higher by $50,000 and $30,000, respectively, and primary and diluted earnings per share would not have changed materially. As of December 31, 2006, total unrecognized compensation cost related to nonvested share-based compensation plans was $250,000; this cost is expected to be recognized over a weighted-average period of 1.6 years. The following summary presents the assumptions used for the Black-Scholes option pricing model to determine the fair value for each of the stock option grants made during each of the three years for the period ended December 31:
2006 2005 2004 ---- ---- ---- Risk free interest rate 5.00% 3.91% 3.24% Expected volatility 35.23% 33.26% 37.67% Expected dividend yield 0.0% 0.0% 0.0% Expected life 4.3 years 4.3 years 4.0 years Fair value per grant $23.83 $21.66 $15.10
The expected life assumptions were based on historical behavior for the awards identified. The expected volatility was based on the historical behavior of the Company's stock price. F-12 In July 2004, the Board of Directors approved the repurchase of up to 500,000 shares of the Company's common stock, representing approximately 6% of the Company's outstanding stock. Repurchased shares would be available, among other things, for use in connection with the Company's stock option plans. The shares may be purchased from time to time, subject to prevailing market conditions, in the open market, in privately negotiated transactions or otherwise. Any such purchases may be commenced or suspended at any time without prior notice. No shares have been purchased to date. 8. SALES OF REAL ESTATE Revenues from sales of real estate for each of the three years in the period ended December 31, 2006 is comprised of the following (in thousands):
2006 2005 2004 ---- ---- ---- Developed lots at San Elijo Hills project $ 54,314 $ 100,723 $ 72,175 Undeveloped land at the Otay Ranch project 1,496 43 5,807 Rampage -- 4,966 -- --------- -------- -------- Total $ 55,810 $ 105,732 $ 77,982 ========= ========= ========
At the time the Company closes on sales of real estate at the San Elijo Hills project, a portion of the revenue is initially deferred since the Company is required to make significant improvements to the property. For each of the three years in the period ended December 31, 2006, the activity in the deferred revenue account is as follows (in thousands):
2006 2005 2004 ---- ---- ---- Deferred revenue balance at January 1, $ 73,160 $ 39,079 $ 53,491 Revenue deferred on the date of sale 4,572 57,108 24,426 Deferred revenue recognized in operations (43,286) (23,027) (38,838) --------- --------- -------- Deferred revenue balance at December 31, $ 34,446 $ 73,160 $ 39,079 ========= ========= ========
As of December 31, 2006, the Company estimates that it will spend approximately $9,600,000 to complete the required improvements, including costs related to common areas. The Company estimates these improvements will be substantially complete by the end of 2007. In 2005, the Company sold very low income apartment units for a $1,500,000 note; however, no cash down payment was received, the note does not bear interest and any payments the Company may receive are contingent upon the buyer obtaining financing. The Company has not recognized any revenue or receivable resulting from this transaction; revenues will be recognized if and when cash is received under the note. Land cost for the parcel sold was negligible. 9. OTHER RESULTS OF OPERATIONS Other income (expense), net for each of the three years in the period ended December 31, 2006 consists of the following (in thousands):
2006 2005 2004 ----- ---- ---- Interest income $ 6,668 $ 3,025 $ 1,451 Realty commissions 258 89 -- Farming activities, net (194) (332) (870) Gain (loss) on sale of fixed assets 20 8 (4) Rental income from Leucadia 12 21 68 Loss on prepayment of notes payable -- (169) (1,606) Cable trench fees 124 78 180 Other (18) (13) 13 -------- --------- -------- Total $ 6,870 $ 2,707 $ (768) ======== ========= ========
F-13 For the year ended December 31, 2006 and 2005, farming activities, net includes income from grape sales of $1,000,000 and $800,000, respectively, and farming expenses of $1,200,000 and $1,100,000, respectively. For the year ended December 31, 2004, there was no income from grape sales. Proceeds from sales of investments classified as available for sale were $7,000,000, $15,200,000 and $46,900,000 during 2006, 2005 and 2004, respectively. Realized gross gains (losses) were not material during the last three years. Advertising costs were $3,000,000, $1,800,000 and $1,200,000 for 2006, 2005 and 2004, respectively. 10. INCOME TAXES The (provision) benefit for income taxes for each of the three years in the period ended December 31, 2006 was as follows (in thousands):
2006 2005 2004 ---- ---- ---- State income taxes - current $ (3,886) $ (5,603) $ (3,820) State income taxes - deferred (225) (742) (1,094) Federal income taxes - current (8,141) (11,535) (6,199) Federal income taxes - deferred (6,681) (11,327) 3,463 ---------- ---------- -------- $ (18,933) $ (29,207) $ (7,650) ========== ========== ========
Current federal income taxes for all years principally relates to federal alternative minimum tax. The table below reconciles the expected statutory federal income tax to the actual income tax provision (in thousands):
2006 2005 2004 ---- ---- ---- Expected federal income tax $ (16,473) $ (24,739) $ (19,349) State income taxes, net of federal income tax benefit (2,672) (4,384) (3,194) Decrease in valuation allowance -- -- 15,000 Other 212 (84) (107) --------- --------- ---------- Actual income tax provision $ (18,933) $ (29,207) $ (7,650) ========= ========= ==========
As a result of an increase in the Company's estimates of future taxable income that exceeded its earlier estimates, the Company reduced its deferred tax valuation allowance to recognize additional benefits from its net operating tax loss carryforwards ("NOLs") and minimum tax credit carryovers and recorded a credit to its income tax provision of $15,000,000 for the year ended December 31, 2004. There was no other material activity in the deferred tax valuation allowance during the years ended December 31, 2006, 2005 and 2004. The Company and its wholly-owned subsidiaries have NOLs available for federal income tax purposes of $43,600,000 as of December 31, 2006. The NOLs were generated during 1994 to 1999 and expire in 2009 to 2019 as follows (in thousands): Year of Expiration Loss Carryforwards ------------------ ------------------ 2007 $ -- 2008 -- 2009 1,472 2010 5,169 Thereafter 36,962 ---------- $ 43,603 ========== F-14 At December 31, 2006 and 2005 the net deferred tax asset consisted of the following (in thousands):
2006 2005 ---- ---- NOL carryforwards $ 15,261 $ 29,292 Land basis 4,619 5,054 Minimum tax credit carryovers 27,223 18,885 Other, net 5,332 6,126 --------- --------- 52,435 59,357 Valuation allowance (27,281) (27,281) --------- --------- $ 25,154 $ 32,076 ========= =========
The valuation allowance has been provided on the deferred tax asset due to the uncertainty of future taxable income necessary for realization of the deferred tax asset. The calculation of the valuation allowance recognizes that the Company's NOLs will not be available to offset alternative minimum taxable income, which is currently taxed at a federal tax rate of 20%. When the Company pays alternative minimum tax, it generates an alternative minimum tax credit carryover, which generally can be used to reduce its future federal income tax once it has used all of its NOLs and becomes subject to the regular tax (as opposed to the alternative minimum tax). Alternative minimum tax credit carryovers have no expiration date. Assuming the Company realizes its projected taxable income in the future and fully utilizes its NOLs, it will have paid approximately $36,000,000 in federal alternative minimum taxes, generating minimum tax credit carryovers of the same amount to reduce future federal income taxes payable. However, because the minimum tax credit carryovers do not offset alternative minimum tax, effectively they are only able to reduce the Company's federal income tax rate to 20% in any given year, which means the Company would have to generate an additional $180,000,000 of taxable income above its current estimate to fully use all of the credits. As a result, the Company has reserved for a substantial portion of this benefit in its valuation allowance. 11. EARNINGS PER SHARE Basic and diluted income per share of common stock was calculated by dividing net income by the sum of the weighted average number of common shares outstanding and, for diluted earnings per share, the incremental weighted average number of shares issuable upon exercise of outstanding options for the periods they were outstanding. The treasury stock method is used for these calculations. The number of shares used to calculate basic earnings per share amounts was 8,272,266, 8,262,326 and 8,248,203 for 2006, 2005 and 2004, respectively. The number of shares used to calculate diluted earnings per share was 8,274,833, 8,274,852 and 8,271,670 for 2006, 2005 and 2004, respectively. 12. COMMITMENTS AND CONTINGENCIES Prior to its acquisition by the Company, a subsidiary of CDS entered into a non-cancelable operating lease for its office space, a portion of which was sublet to the Company and a portion of which was sublet to Leucadia. Effective October 2002, as a result of the acquisition of CDS, sublease payments from Leucadia reflected in other income were $12,000, $20,000 and $70,000 in 2006, 2005 and 2004, respectively. Rental expense (net of sublease income) was $200,000 for 2006 and 2005 and $150,000 for 2004. During 2004, the lease term was extended until February 2010 for a lower minimum rent; however, the agreement includes rent escalation charges over its term. On January 6, 2005, an owner of property adjacent to the Rampage property filed a complaint against the Company and the former owners of the Rampage property. The complaint alleges that the value of an option to purchase a portion of the Rampage property was devalued by approximately $3,000,000 due to poor farming practices since 2001. The Company does not believe the ultimate resolution of this matter will be material. F-15 The Company had leased the farming rights to approximately one-half of the property to one of the former owners for a fifteen-year period; however, the Company terminated the lease in 2005 due to non-performance by the tenant and the Company commenced eviction proceedings. In April 2006 a jury issued a verdict in favor of the tenant, deciding that under the terms of the lease no unpaid rent was due and that the lease was not terminated. The Company is appealing the decision, including an award of court costs and attorneys fees; in the interim the former owner continues to lease and farm the property. In a separate matter, the same former owner is seeking to rescind the Company's purchase of the Rampage property, as well as recover monetary damages based on allegations of fraud, breach of contract, and various other claims. The Company has denied all of the former owner's allegations and filed a cross-complaint against him, which chiefly seeks indemnification against or compensation for the damages claimed by the neighboring land owner discussed above. The Company does not expect that the ultimate resolution of these matters will be material to its consolidated financial position; however, should the Company need to accrue or pay damages, any such loss could be material to its consolidated results of operations and cash flows during the period recorded. The Company is required to obtain infrastructure improvement bonds primarily for the benefit of the City of San Marcos (the "City") prior to the beginning of lot construction work and warranty bonds upon completion of such improvements in the San Elijo Hills project. These bonds provide funds primarily to the City in the event the Company is unable or unwilling to complete certain infrastructure improvements in the San Elijo Hills project. Leucadia is contractually obligated to obtain these bonds on behalf of CDS and its subsidiaries pursuant to the terms of agreements entered into when CDS was acquired by the Company. CDS is responsible for paying all third party fees related to obtaining the bonds. Should the City or others draw on the bonds for any reason, one of CDS's subsidiaries would be obligated to reimburse Leucadia for the amount drawn. As of December 31, 2006, the amount of outstanding bonds was approximately $18,300,000, none of which has been drawn upon. Since 1999, the San Elijo Hills project has carried $50,000,000 of general liability and professional liability insurance under a policy issued by the Kemper Insurance Companies ("Kemper"). The policy covered a thirteen year term from the initial date of coverage, and the entire premium for the life of the policy was paid in 1999. This policy is specific to the San Elijo Hills project; the Company has general and professional liability insurance for other matters with different insurance companies. Kemper has ceased underwriting operations and has submitted a voluntary run-off plan to its insurance regulators. Although Kemper is not in receivership proceedings, it is operating under restrictive orders entered by insurance regulators. It is uncertain whether Kemper will have sufficient assets at such time, if ever, the Company makes a claim under the policy or, if they are declared insolvent, whether state insurance guaranty funds would be available to pay any claim (the Company has not made any claims to date). In May 2004, the Company purchased an excess policy with another insurance carrier that provides up to $10,000,000 of coverage for general liability claims, but not professional liability claims, relating to homes sold through May 31, 2004. This excess policy has been subsequently extended to cover homes sold through August 1, 2007. The Company continues to investigate whether insurance coverage for future home sales at the San Elijo Hills project is available at acceptable prices. The Company is subject to various litigation which arise in the course of its business. Except as otherwise disclosed herein, based on discussions with counsel, management is of the opinion that such litigation is not likely to have any material adverse effect on the consolidated financial position of the Company, its consolidated results of operations or liquidity. 13. ADMINISTRATIVE SERVICES AGREEMENT Pursuant to administrative services agreements, Leucadia provides administrative and accounting services to the Company, including providing the services of the Company's Secretary. Administrative fees paid to Leucadia were $180,000 in 2006 and 2005 and $120,000 in 2004. The administrative services agreement automatically renews for successive annual periods unless terminated in accordance with its terms. Leucadia has the right to terminate the agreement by giving the Company not less than one year's prior notice, in which event the then monthly fee will remain in effect until the end of the notice period. The Company has the right to terminate the agreement, without restriction or penalty, upon 30 days prior written notice to Leucadia. The agreement has not been terminated by either party. 14. FAIR VALUE OF FINANCIAL INSTRUMENTS The Company's material financial instruments include cash and cash equivalents, investments classified as available for sale, and notes payable. In all cases, the carrying amounts of such financial instruments approximate their fair values. In cases where quoted market prices are not available, fair values are based on estimates using present value techniques. F-16 15. SELECTED QUARTERLY FINANCIAL DATA (unaudited)
First Second Third Fourth Quarter Quarter Quarter Quarter ------- ------- ------- ------- (In thousands, except per share amounts) 2006: Sales of real estate $ 16,985 $ 20,254 $ 10,108 $ 8,463 ========== ========== ========== ======== Income from options on real estate properties $ -- $ -- $ -- $ 12,583 ========== ========== ========== ======== Co-op marketing and advertising fees $ 251 $ 252 $ 156 $ 390 ========== ========== ========== ======== Cost of sales $ 4,424 $ 4,545 $ 2,616 $ 2,403 ========== ========== ========== ======== Income from operations $ 7,665 $ 11,920 $ 4,551 $ 16,060 ========== ========== ========== ======== Net income $ 4,427 $ 3,443 $ 2,535 $ 6,771 ========== ========== ========== ======== Basic income per share (a) $ 0.54 $ 0.42 $ 0.31 $ 0.82 ========== ========== ========== ======== Diluted income per share (a) $ 0.54 $ 0.42 $ 0.31 $ 0.82 ========== ========== ========== ======== 2005: Sales of real estate $ 4,087 $ 5,583 $ 9,708 $ 86,354 ========== ========== ========== ======== Income from options on real estate properties $ -- $ -- $ -- $ -- ========== ========== ========== ======== Co-op marketing and advertising fees $ 428 $ 630 $ 464 $ 678 ========== ========== ========== ======== Cost of sales $ 900 $ 269 $ 2,312 $ 23,238 ========== ========== ========== ======== Income from operations $ 720 $ 3,594 $ 5,112 $ 58,549 ========== ========== ========== ======== Net income $ 642 $ 1,215 $ 3,142 $ 26,793 ========== ========== ========== ======== Basic income per share $ 0.08 $ 0.15 $ 0.38 $ 3.24 ========== ========== ========== ======== Diluted income per share (b) $ 0.08 $ 0.15 $ 0.38 $ 3.24 ========== =========== ========== ========
(a) In 2006 the quarterly basic and diluted per share amounts do not equal the annual per share amount. (b) In 2005, the quarterly diluted per share amount does not equal the annual per share amount. F-17