Segment Information

12 Months Ended

Sep. 30, 2023

Segment Reporting [Abstract]

Segment Information

SEGMENT INFORMATION

The Company’s operating segments are its 81 homebuilding divisions, its majority-owned Forestar residential lot development operations, its financial services operations, its rental operations and its other business activities. The Company’s reporting segments are its homebuilding reporting segments, its Forestar lot development segment, its financial services segment and its rental operations segment.

Homebuilding

The homebuilding operating segments are aggregated into six reporting segments. The reporting segments and the states in which the Company has homebuilding operations are as follows:

Northwest:	Colorado, Oregon, Utah and Washington
Southwest:	Arizona, California, Hawaii, Nevada and New Mexico
South Central:	Arkansas, Oklahoma and Texas
Southeast:	Alabama, Florida, Louisiana and Mississippi
East:	Georgia, North Carolina, South Carolina and Tennessee
North:	Delaware, Illinois, Indiana, Iowa, Kentucky, Maryland, Minnesota, Nebraska, New Jersey, Ohio, Pennsylvania, Virginia and West Virginia

Homebuilding is the Company’s core business, generating 90%, 95% and 96% of consolidated revenues in fiscal 2023, 2022 and 2021, respectively. The Company’s homebuilding divisions are primarily engaged in the acquisition and development of land and the construction and sale of residential homes, with operations in 118 markets across 33 states. 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.

Rental

The Company’s rental segment consists of single-family and multi-family rental operations. The single-family rental operations primarily construct and lease single-family homes within a community and then market each community for a bulk sale of rental homes. The multi-family rental operations develop, construct, lease and sell residential rental properties.

Forestar

The Forestar segment is a residential lot development company with operations in 54 markets across 22 states. The Company’s 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.

Financial Services

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 related servicing rights to third-party purchasers.

Other

In addition to its homebuilding, rental, Forestar and financial services operations, the Company engages in other business activities through its subsidiaries. The Company conducts insurance-related operations, owns water rights and other water-related assets and owns non-residential real estate including ranch land and improvements. The results of these operations are immaterial for separate reporting and therefore are grouped together and presented in the Eliminations and Other column in the tables that follow.

The accounting policies of the reporting segments are described throughout Note A. Financial information relating to the Company’s reporting segments is as follows:

	September 30, 2023
	Homebuilding		Rental		Forestar		Financial Services		Eliminations and Other (1)		Consolidated
	(In millions)
Assets
Cash and cash equivalents	$	2,920.2	$	136.1	$	616.0	$	189.1	$	12.2	$	3,873.6
Restricted cash	6.5		3.3		—		16.7		—		26.5
Inventories:
Construction in progress and finished homes	9,134.3		—		—		—		(132.9)		9,001.4
Residential land and lots — developed and under development	8,992.3		—		1,760.8		—		(131.2)		10,621.9
Land held for development	20.5		—		29.5		—		—		50.0
Land held for sale	8.7		—		—		—		—		8.7
Rental properties	—		2,708.4		—		—		(17.1)		2,691.3
	18,155.8		2,708.4		1,790.3		—		(281.2)		22,373.3
Mortgage loans held for sale	—		—		—		2,519.9		—		2,519.9
Deferred income taxes, net	229.8		(19.9)		—		—		(22.7)		187.2
Property and equipment, net	415.0		2.4		5.9		4.1		18.0		445.4
Other assets	2,838.5		29.8		58.5		250.3		(184.1)		2,993.0
Goodwill	134.3		—		—		—		29.2		163.5
	$	24,700.1	$	2,860.1	$	2,470.7	$	2,980.1	$	(428.6)	$	32,582.4
Liabilities
Accounts payable	$	1,033.7	$	698.6	$	68.4	$	0.1	$	(554.6)	$	1,246.2
Accrued expenses and other liabilities	2,585.5		43.2		337.4		280.4		(142.7)		3,103.8
Notes payable	2,329.9		400.0		695.0		1,669.6		—		5,094.5
	$	5,949.1	$	1,141.8	$	1,100.8	$	1,950.1	$	(697.3)	$	9,444.5

_____________

(1)Amounts include the balances of the Company’s other businesses and the elimination of intercompany transactions.

	September 30, 2022
	Homebuilding		Rental		Forestar		Financial Services		Eliminations and Other (1)		Consolidated
	(In millions)
Assets
Cash and cash equivalents	$	2,040.7	$	109.9	$	264.8	$	103.3	$	21.8	$	2,540.5
Restricted cash	11.3		1.4		—		19.7		—		32.4
Inventories:
Construction in progress and finished homes	9,951.5		—		—		—		(153.3)		9,798.2
Residential land and lots — developed and under development	7,322.5		—		1,932.6		—		(82.0)		9,173.1
Land held for development	21.0		—		89.8		—		—		110.8
Land held for sale	29.4		—		—		—		—		29.4
Rental properties	—		2,572.1		—		—		(27.9)		2,544.2
	17,324.4		2,572.1		2,022.4		—		(263.2)		21,655.7
Mortgage loans held for sale	—		—		—		2,386.0		—		2,386.0
Deferred income taxes, net	146.3		(7.1)		—		—		1.9		141.1
Property and equipment, net	361.8		2.0		5.7		4.3		97.8		471.6
Other assets	2,266.5		18.4		50.1		492.5		132.8		2,960.3
Goodwill	134.3		—		—		—		29.2		163.5
	$	22,285.3	$	2,696.7	$	2,343.0	$	3,005.8	$	20.3	$	30,351.1
Liabilities
Accounts payable	$	1,149.1	$	233.6	$	72.2	$	0.2	$	(94.8)	$	1,360.3
Accrued expenses and other liabilities	2,365.7		25.0		365.4		596.2		(214.0)		3,138.3
Notes payable	2,942.6		800.0		706.0		1,618.3		—		6,066.9
	$	6,457.4	$	1,058.6	$	1,143.6	$	2,214.7	$	(308.8)	$	10,565.5

_____________

(1)Amounts include the balances of the Company’s other businesses, the elimination of intercompany transactions and, to a lesser extent, purchase accounting adjustments.

	Year Ended September 30, 2023
	Homebuilding		Rental		Forestar		Financial Services		Eliminations and Other (1)		Consolidated
	(In millions)
Revenues
Home sales	$	31,641.0	$	—	$	—	$	—	$	—	$	31,641.0
Land/lot sales and other	102.2		—		1,436.9		—		(1,126.7)		412.4
Rental property sales	—		2,605.5		—		—		—		2,605.5
Financial services	—		—		—		801.5		—		801.5
	31,743.2		2,605.5		1,436.9		801.5		(1,126.7)		35,460.4
Cost of sales
Home sales (2)	24,201.3		—		—		—		(248.5)		23,952.8
Land/lot sales and other	53.8		—		1,108.9		—		(959.9)		202.8
Rental property sales	—		1,886.8		—		—		(12.7)		1,874.1
Inventory and land option charges	60.7		6.7		24.0		—		(11.1)		80.3
	24,315.8		1,893.5		1,132.9		—		(1,232.2)		26,110.0
Selling, general and administrative expense	2,239.9		290.2		97.7		594.9		26.1		3,248.8
Other (income) expense	(78.8)		(102.4)		(15.3)		(76.7)		60.1		(213.1)
Income before income taxes	$	5,266.3	$	524.2	$	221.6	$	283.3	$	19.3	$	6,314.7
Summary Cash Flow Information
Depreciation and amortization	$	64.0	$	2.4	$	3.0	$	2.1	$	20.1	$	91.6
Cash provided by operating activities	$	3,078.4	$	739.2	$	364.1	$	13.2	$	109.2	$	4,304.1

_____________

(1)Amounts include the results of the Company’s other businesses and the elimination of intercompany transactions.

(2)Amount in the Eliminations and Other column represents the recognition of 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.

	Year Ended September 30, 2022
	Homebuilding		Rental		Forestar		Financial Services		Eliminations and Other (1)		Consolidated
	(In millions)
Revenues
Home sales	$	31,861.7	$	—	$	—	$	—	$	—	$	31,861.7
Land/lot sales and other	61.4		—		1,519.1		—		(1,267.4)		313.1
Rental property sales	—		510.2		—		—		—		510.2
Financial services	—		—		—		795.0		—		795.0
	31,923.1		510.2		1,519.1		795.0		(1,267.4)		33,480.0
Cost of sales
Home sales (2)	22,715.6		—		—		—		(197.9)		22,517.7
Land/lot sales and other	39.1		—		1,182.7		—		(1,072.3)		149.5
Rental property sales	—		243.4		—		—		(5.1)		238.3
Inventory and land option charges	57.2		0.8		12.4		—		—		70.4
	22,811.9		244.2		1,195.1		—		(1,275.3)		22,975.9
Selling, general and administrative expense	2,186.7		91.1		93.6		547.6		14.7		2,933.7
Other (income) expense	(16.4)		(27.1)		(5.4)		(43.2)		32.8		(59.3)
Income before income taxes	$	6,940.9	$	202.0	$	235.8	$	290.6	$	(39.6)	$	7,629.7
Summary Cash Flow Information
Depreciation and amortization	$	62.5	$	1.0	$	2.7	$	1.9	$	13.3	$	81.4
Cash provided by (used in) operating activities	$	1,916.7	$	(1,391.0)	$	108.7	$	(10.5)	$	(62.1)	$	561.8

_____________

(1)Amounts include the results of the Company’s other businesses and the elimination of intercompany transactions.

(2)Amount in the Eliminations and Other column represents the recognition of 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.

	Year Ended September 30, 2021
	Homebuilding		Rental		Forestar		Financial Services		Eliminations and Other (1)		Consolidated
	(In millions)
Revenues
Home sales	$	26,502.6	$	—	$	—	$	—	$	—	$	26,502.6
Land/lot sales and other	75.0		—		1,325.8		—		(1,188.8)		212.0
Rental property sales	—		267.8		—		—		(31.8)		236.0
Financial services	—		—		—		823.6		—		823.6
	26,577.6		267.8		1,325.8		823.6		(1,220.6)		27,774.2
Cost of sales
Home sales (2)	19,748.4		—		—		—		(140.1)		19,608.3
Land/lot sales and other	56.2		—		1,093.6		—		(1,030.5)		119.3
Rental property sales	—		160.8		—		—		(17.8)		143.0
Inventory and land option charges	24.9		0.7		3.0		—		—		28.6
	19,829.5		161.5		1,096.6		—		(1,188.4)		19,899.2
Selling, general and administrative expense	1,945.6		44.6		68.4		488.3		9.3		2,556.2
Gain on sale of assets	—		—		(2.5)		—		(11.5)		(14.0)
Loss on extinguishment of debt	—		—		18.1		—		—		18.1
Other (income) expense	(10.3)		(24.8)		(1.4)		(29.3)		24.2		(41.6)
Income before income taxes	$	4,812.8	$	86.5	$	146.6	$	364.6	$	(54.2)	$	5,356.3
Summary Cash Flow Information
Depreciation and amortization	$	63.1	$	5.1	$	2.2	$	1.7	$	10.0	$	82.1
Cash provided by (used in) operating activities	$	1,239.8	$	(410.0)	$	(303.1)	$	(195.8)	$	203.5	$	534.4

_____________

(1)Amounts include the results of the Company’s other businesses, reconciling amounts between segment and consolidated balances and the elimination of intercompany transactions.

(2)Amount in the Eliminations and Other column represents the recognition of 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)	September 30,
	2023		2022
	(In millions)
Northwest	$	1,907.5	$	1,802.2
Southwest	3,133.0		2,801.7
South Central	3,810.5		3,931.7
Southeast	3,958.5		4,091.1
East	3,024.7		2,542.7
North	2,078.0		1,935.7
Corporate and unallocated (2)	243.6		219.3
	$	18,155.8	$	17,324.4

______________________________________________

(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 Segment	Year Ended September 30,
	2023		2022		2021
	(In millions)
Revenues
Northwest	$	2,582.4	$	2,658.4	$	2,516.6
Southwest	4,282.8		4,840.7		4,071.0
South Central	7,612.6		8,192.3		6,111.2
Southeast	8,760.8		7,951.2		7,079.6
East	5,325.3		5,318.1		4,459.0
North	3,179.3		2,962.4		2,340.2
	$	31,743.2	$	31,923.1	$	26,577.6
Inventory and Land Option Charges
Northwest	$	6.6	$	7.0	$	0.6
Southwest	11.3		6.3		3.0
South Central	7.6		9.9		5.3
Southeast	14.6		13.5		10.2
East	8.4		12.1		2.4
North	12.2		8.4		3.4
	$	60.7	$	57.2	$	24.9
Income before Income Taxes (1)
Northwest	$	391.1	$	560.8	$	510.8
Southwest	489.3		968.3		653.1
South Central	1,388.3		1,910.7		1,150.2
Southeast	1,711.1		1,918.5		1,371.9
East	935.7		1,126.3		795.1
North	350.8		456.3		331.7
	$	5,266.3	$	6,940.9	$	4,812.8

______________________________________________

(1)Expenses maintained at the corporate level consist primarily of homebuilding interest and property taxes, which are capitalized and amortized to cost of sales or expensed directly, and the expenses related to operating the Company’s corporate office. The amortization of capitalized interest and property taxes is allocated to each homebuilding segment based on the segment’s cost of sales, while expenses associated with the corporate office are allocated to each homebuilding segment based on the segment’s inventory balances.