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Segment Information
 6 Months Ended
Mar. 31, 2021
Segment Reporting [Abstract]  
SEGMENT INFORMATION SEGMENT INFORMATION
The Company is a national homebuilder that is primarily engaged in the acquisition and development of land and the construction and sale of residential homes, with operations in 91 markets across 29 states. The Company’s operating segments are its 55 homebuilding divisions, its majority-owned Forestar residential lot development operations, its financial services operations and its other business activities. The Company’s reporting segments are its homebuilding reporting segments, its Forestar lot development segment and its financial services segment. The homebuilding operating segments are aggregated into the following six reporting segments: East, Midwest, Southeast, South Central, Southwest and West. These reporting segments have homebuilding operations located in the following states:
East:Delaware, Georgia (Savannah only), Maryland, New Jersey, North Carolina, Pennsylvania, South Carolina and Virginia
Midwest:Colorado, Illinois, Indiana, Iowa, Minnesota and Ohio
Southeast:Alabama, Florida, Georgia, Mississippi and Tennessee
South Central:Louisiana, Oklahoma and Texas
Southwest:Arizona and New Mexico
West:California, Hawaii, Nevada, Oregon, Utah and Washington

The Company’s homebuilding divisions design, build and sell single-family detached homes on lots they develop and on fully developed lots purchased ready for home construction. To a lesser extent, the homebuilding divisions also build and sell attached homes, such as townhomes, duplexes and triplexes. Most of the revenue generated by the Company’s homebuilding operations is from the sale of completed homes and to a lesser extent from the sale of land and lots.

During fiscal 2020, the Company began constructing and leasing homes as income-producing single-family rental communities. After a rental community is constructed and achieves a stabilized level of leased occupancy, the Company generally expects to market the community for a bulk sale of homes. These operations are reported in the Company’s homebuilding segment. During the six months ended March 31, 2021, the Company completed its first sale of a single-family rental community representing 124 homes for $31.8 million, resulting in a gain on sale of $14.0 million. At March 31, 2021, the Company’s homebuilding fixed assets included $182.6 million of assets related to 27 single-family rental communities compared to $87.2 million of assets related to 10 single-family rental communities at September 30, 2020. At March 31, 2021, the Company’s single-family rental platform included 1,650 homes and finished lots, of which 570 homes were completed, compared to 740 homes and finished lots, of which 440 homes were completed at September 30, 2020.

The Forestar segment is a residential lot development company with operations in 54 markets across 22 states. Forestar has made significant investments in land acquisition and development to expand its business across the United States. The homebuilding divisions acquire finished lots from Forestar in accordance with the master supply agreement between the two companies. Forestar’s segment results are presented on their historical cost basis, consistent with the manner in which management evaluates segment performance.

The Company’s financial services segment provides mortgage financing and title agency services to homebuyers in many of the Company’s homebuilding markets. The segment generates the substantial majority of its revenues from originating and selling mortgages and collecting fees for title insurance agency and closing services. The Company sells substantially all of the mortgages it originates and the majority of the related servicing rights to third-party purchasers.
In addition to its homebuilding, Forestar and financial services operations, the Company engages in other business activities through its subsidiaries. The Company conducts insurance-related operations, constructs and owns income-producing multi-family rental properties, owns non-residential real estate including ranch land and improvements and owns and operates oil and gas related assets. The results of these operations are immaterial for separate reporting and therefore are grouped together and presented as other. The Company’s multi-family rental operations develop, construct, lease and own multi-family rental properties, which are typically marketed for sale after achieving a stabilized level of leased occupancy. At March 31, 2021, the Company had eight multi-family rental projects under active construction and four projects that were substantially complete and in the lease-up phase. These 12 projects represent 3,760 multi-family units, including 2,450 units under active construction and 1,310 completed units. At March 31, 2021 and September 30, 2020, the consolidated balance sheets included $394.4 million and $246.2 million, respectively, of assets related to multi-family rental operations.

The accounting policies of the reporting segments are described throughout Note A included in the Company’s annual report on Form 10-K for the fiscal year ended September 30, 2020. Financial information relating to the Company’s reporting segments is as follows:

March 31, 2021
HomebuildingForestar (1)Financial ServicesOtherEliminations and Other Adjustments (2)Consolidated
(In millions)
Assets
Cash and cash equivalents
$1,887.2 $167.2 $94.7 $56.1 $— $2,205.2 
Restricted cash
14.0 — 12.4 0.3 — 26.7 
Inventories:
     Construction in progress and finished homes
7,377.4 — — — (77.3)7,300.1 
     Residential land and lots — developed and under development5,464.4 1,643.1 — — (41.4)7,066.1 
     Land held for development
30.5 55.5 — — — 86.0 
     Land held for sale
24.1 — — — — 24.1 

12,896.4 1,698.6 — — (118.7)14,476.3 
Mortgage loans held for sale
— — 1,755.8 — — 1,755.8 
Deferred income taxes, net
143.5 — — — (0.7)142.8 
Property and equipment, net
463.2 2.0 3.5 432.4 (6.1)895.0 
Other assets
1,245.3 31.1 188.9 58.7 (105.5)1,418.5 
Goodwill
134.3 — — — 29.2 163.5 
$16,783.9 $1,898.9 $2,055.3 $547.5 $(201.8)$21,083.8 
Liabilities
Accounts payable
$1,078.0 $39.8 $— $19.6 $— $1,137.4 
Accrued expenses and other liabilities
1,881.2 260.0 195.4 13.2 (151.7)2,198.1 
Notes payable
2,616.9 654.6 1,203.5 — (2.7)4,472.3 
$5,576.1 $954.4 $1,398.9 $32.8 $(154.4)$7,807.8 
______________
(1)Amounts are presented on Forestar’s historical cost basis, consistent with the manner in which management evaluates segment performance.
(2)Amounts primarily represent the elimination of intercompany transactions and, to a lesser extent, purchase accounting adjustments related to the Forestar acquisition.
September 30, 2020
HomebuildingForestar (1)Financial ServicesOtherEliminations and Other Adjustments (2)Consolidated
(In millions)
Assets
Cash and cash equivalents
$2,551.1 $394.3 $55.6 $17.5 $— $3,018.5 
Restricted cash
9.5 — 11.9 0.2 — 21.6 
Inventories:
     Construction in progress and finished homes
6,037.5 — — — (53.4)5,984.1 
     Residential land and lots — developed and under development
4,901.4 1,304.3 — — (33.9)6,171.8 
     Land held for development
47.8 5.4 — — — 53.2 
     Land held for sale
28.3 — — — — 28.3 

11,015.0 1,309.7 — — (87.3)12,237.4 
Mortgage loans held for sale
— — 1,529.0 — — 1,529.0 
Deferred income taxes, net
142.3 — — — 2.6 144.9 
Property and equipment, net
372.8 1.1 3.9 308.9 (3.0)683.7 
Other assets
996.4 34.8 125.8 52.8 (96.1)1,113.7 
Goodwill
134.3 — — — 29.2 163.5 
$15,221.4 $1,739.9 $1,726.2 $379.4 $(154.6)$18,912.3 
Liabilities
Accounts payable
$859.3 $29.2 $— $12.0 $— $900.5 
Accrued expenses and other liabilities
1,438.3 197.8 86.8 12.2 (128.1)1,607.0 
Notes payable
2,514.4 641.1 1,132.6 — (4.8)4,283.3 
$4,812.0 $868.1 $1,219.4 $24.2 $(132.9)$6,790.8 
______________
(1)Amounts are presented on Forestar’s historical cost basis, consistent with the manner in which management evaluates segment performance.
(2)Amounts primarily represent the elimination of intercompany transactions and, to a lesser extent, purchase accounting adjustments related to the Forestar acquisition.
Three Months Ended March 31, 2021
HomebuildingForestar (1)Financial ServicesOtherEliminations and Other Adjustments (2)Consolidated
(In millions)
Revenues
Home sales
$6,170.4 $— $— $— $— $6,170.4 
Land/lot sales and other
17.3 287.1 — 15.3 (268.3)51.4 
Financial services
— — 225.1 — — 225.1 
6,187.7 287.1 225.1 15.3 (268.3)6,446.9 
Cost of sales
Home sales (3)4,652.0 — — — (35.6)4,616.4 
Land/lot sales and other
12.7 233.2 — — (215.2)30.7 
Inventory and land option charges
3.2 0.6 — — — 3.8 
4,667.9 233.8 — — (250.8)4,650.9 
Selling, general and administrative expense
469.5 16.3 123.7 11.9 0.1 621.5 
Other (income) expense(1.8)(0.6)(6.3)3.3 — (5.4)
Income before income taxes$1,052.1 $37.6 $107.7 $0.1 $(17.6)$1,179.9 
______________
(1)Results are presented on Forestar’s historical cost basis, consistent with the manner in which management evaluates segment performance.
(2)Amounts primarily represent the elimination of intercompany transactions and, to a lesser extent, purchase accounting adjustments related to the Forestar acquisition.
(3)Amount in the Eliminations and Other Adjustments column represents the profit on lots sold from Forestar to the homebuilding segment. Intercompany profit is eliminated in the consolidated financial statements when Forestar sells lots to the homebuilding segment and is recognized in the consolidated financial statements when the homebuilding segment closes homes on the lots to homebuyers.
Six Months Ended March 31, 2021
HomebuildingForestar (1)Financial ServicesOtherEliminations and Other Adjustments (2)Consolidated
(In millions)
Revenues:
Home sales
$11,869.1 $— $— $— $— $11,869.1 
Land/lot sales and other
37.2 594.2 — 30.0 (562.5)98.9 
Financial services
— — 412.3 — — 412.3 
11,906.3 594.2 412.3 30.0 (562.5)12,380.3 
Cost of sales:
Home sales (3)8,977.1 — — — (63.3)8,913.8 
Land/lot sales and other
26.5 495.8 — — (464.7)57.6 
Inventory and land option charges
11.2 0.9 — — — 12.1 
9,014.8 496.7 — — (528.0)8,983.5 
Selling, general and administrative expense
920.6 31.8 233.3 21.5 0.2 1,207.4 
Gain on sale of assets
(13.1)— — (0.9)— (14.0)
Other (income) expense(3.3)(1.1)(12.8)7.1 (0.7)(10.8)
Income before income taxes$1,987.3 $66.8 $191.8 $2.3 $(34.0)$2,214.2 
Summary Cash Flow Information:
Depreciation and amortization
$30.0 $0.2 $0.8 $8.0 $0.3 $39.3 
Cash provided by (used in) operating activities
$138.0 $(249.5)$(32.3)$4.2 $(15.3)$(154.9)
______________
(1)Results are presented on Forestar’s historical cost basis, consistent with the manner in which management evaluates segment performance.
(2)Amounts primarily represent the elimination of intercompany transactions and, to a lesser extent, purchase accounting adjustments related to the Forestar acquisition.
(3)Amount in the Eliminations and Other Adjustments column represents the profit on lots sold from Forestar to the homebuilding segment. Intercompany profit is eliminated in the consolidated financial statements when Forestar sells lots to the homebuilding segment and is recognized in the consolidated financial statements when the homebuilding segment closes homes on the lots to homebuyers.
Three Months Ended March 31, 2020
HomebuildingForestar (1)Financial ServicesOtherEliminations and Other Adjustments (2)Consolidated
(In millions)
Revenues
Home sales
$4,363.3 $— $— $— $— $4,363.3 
Land/lot sales and other
15.5 159.1 — 9.5 (151.9)32.2 
Financial services
— — 104.5 — — 104.5 
4,378.8 159.1 104.5 9.5 (151.9)4,500.0 
Cost of sales
Home sales (3)3,435.5 — — — (11.0)3,424.5 
Land/lot sales and other
11.3 136.5 — — (130.4)17.4 
Inventory and land option charges
8.8 0.1 — — — 8.9 
3,455.6 136.6 — — (141.4)3,450.8 
Selling, general and administrative expense
361.8 11.2 85.9 7.8 0.1 466.8 
Gain on sale of assets— (0.3)— (28.2)— (28.5)
Other (income) expense(4.1)(2.1)(6.1)1.9 — (10.4)
Income before income taxes$565.5 $13.7 $24.7 $28.0 $(10.6)$621.3 
______________
(1)Results are presented on Forestar’s historical cost basis, consistent with the manner in which management evaluates segment performance.
(2)Amounts primarily represent the elimination of intercompany transactions and, to a lesser extent, purchase accounting adjustments related to the Forestar acquisition.
(3)Amount in the Eliminations and Other Adjustments column represents the profit on lots sold from Forestar to the homebuilding segment. Intercompany profit is eliminated in the consolidated financial statements when Forestar sells lots to the homebuilding segment and is recognized in the consolidated financial statements when the homebuilding segment closes homes on the lots to homebuyers.
Six Months Ended March 31, 2020
HomebuildingForestar (1)Financial ServicesOtherEliminations and Other Adjustments (2)Consolidated
(In millions)
Revenues:
Home sales
$8,226.6 $— $— $— $— $8,226.6 
Land/lot sales and other
35.2 406.4 — 18.3 (373.2)86.7 
Financial services
— — 207.4 — — 207.4 
8,261.8 406.4 207.4 18.3 (373.2)8,520.7 
Cost of sales:
Home sales (3)6,487.0 — — — (17.7)6,469.3 
Land/lot sales and other
24.7 352.8 — — (324.6)52.9 
Inventory and land option charges
12.4 0.4 — — — 12.8 
6,524.1 353.2 — — (342.3)6,535.0 
Selling, general and administrative expense
720.2 21.7 163.8 16.7 0.2 922.6 
Gain on sale of assets
— (0.1)— (59.4)— (59.5)
Other (income) expense(9.6)(4.2)(11.6)3.5 — (21.9)
Income before income taxes$1,027.1 $35.8 $55.2 $57.5 $(31.1)$1,144.5 
Summary Cash Flow Information:
Depreciation and amortization
$33.7 $0.1 $0.8 $3.9 $0.3 $38.8 
Cash provided by (used in) operating activities
$52.1 $(123.8)$(312.1)$5.5 $(16.8)$(395.1)
______________
(1)Results are presented on Forestar’s historical cost basis, consistent with the manner in which management evaluates segment performance.
(2)Amounts primarily represent the elimination of intercompany transactions and, to a lesser extent, purchase accounting adjustments related to the Forestar acquisition.
(3)Amount in the Eliminations and Other Adjustments column represents the profit on lots sold from Forestar to the homebuilding segment. Intercompany profit is eliminated in the consolidated financial statements when Forestar sells lots to the homebuilding segment and is recognized in the consolidated financial statements when the homebuilding segment closes homes on the lots to homebuyers.
Homebuilding Inventories by Reporting Segment (1)
March 31,
2021		September 30,
2020
 (In millions)
East$1,518.8 $1,328.3 
Midwest1,113.5 958.5 
Southeast3,305.9 2,919.9 
South Central3,477.8 2,879.9 
Southwest888.1 695.8 
West2,376.9 2,009.1 
Corporate and unallocated (2)215.4 223.5 
$12,896.4 $11,015.0 
_________________

(1)Homebuilding inventories are the only assets included in the measure of homebuilding segment assets used by the Company’s chief operating decision makers.
(2)Corporate and unallocated consists primarily of homebuilding capitalized interest and property taxes.


Homebuilding Results by Reporting SegmentThree Months Ended
March 31,		Six Months Ended
March 31,
 2021202020212020
 (In millions)
Revenues
East$861.5 $579.7 $1,670.7 $1,100.2 
Midwest468.4 308.7 881.5 591.3 
Southeast2,054.9 1,316.7 3,833.3 2,467.3 
South Central1,504.1 1,066.4 2,979.0 2,025.1 
Southwest243.1 199.7 475.7 410.7 
West1,055.7 907.6 2,066.1 1,667.2 
$6,187.7 $4,378.8 $11,906.3 $8,261.8 
Inventory and Land Option Charges
East$0.7 $(0.5)$1.3 $(0.3)
Midwest0.2 1.4 0.3 1.5 
Southeast1.1 2.8 7.8 4.2 
South Central0.4 2.9 0.6 4.4 
Southwest0.3 — 0.4 0.1 
West0.5 2.2 0.8 2.5 
$3.2 $8.8 $11.2 $12.4 
Income before Income Taxes
East$146.0 $73.3 $278.5 $133.2 
Midwest60.9 23.6 110.1 42.3 
Southeast376.7 187.8 682.5 333.9 
South Central266.8 156.2 531.5 288.9 
Southwest39.5 30.8 78.1 65.3 
West162.2 93.8 306.6 163.5 
$1,052.1 $565.5 $1,987.3 $1,027.1