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Segment Information, Nature of Operations, and Certain Concentrations
 12 Months Ended
Dec. 31, 2023
Segment Reporting [Abstract]  
Segment Information, Nature of Operations, and Certain Concentrations
2.    Segment Information, Nature of Operations, and Certain Concentrations
Our homebuilding operations primarily construct and sell single-family detached homes, townhomes and condominium buildings under three trade names: Ryan Homes, NVHomes and Heartland Homes. The Ryan Homes product is marketed primarily to first-time and first-time move-up buyers. Ryan Homes operates in thirty-six metropolitan areas located in Maryland, Virginia, Washington, D.C., Delaware, West Virginia, Pennsylvania, Ohio, New York, New Jersey, Indiana, Illinois, North Carolina, South Carolina, Georgia, Florida and Tennessee. The NVHomes and Heartland Homes products are marketed primarily to move-up and luxury buyers. NVHomes operates in Delaware, New Jersey, and the Washington, D.C., Baltimore, MD and Philadelphia, PA metropolitan areas. Heartland Homes operates in the Pittsburgh, PA metropolitan area.
Our mortgage banking operations primarily operate in the markets where we have homebuilding operations, as substantially all of our loan closing activity is for our homebuilding customers. Our mortgage banking business generates revenues primarily from origination fees, gains on sales of loans, and title fees.
The following disclosure includes four homebuilding reportable segments that aggregate geographically our homebuilding operating segments, and the mortgage banking operations presented as a single reportable segment. The homebuilding reportable segments are comprised of operating divisions in the following geographic areas:
Mid Atlantic: Maryland, Virginia, West Virginia, Delaware and Washington, D.C.
North East: New Jersey and Eastern Pennsylvania
Mid East: New York, Ohio, Western Pennsylvania, Indiana and Illinois
South East: North Carolina, South Carolina, Tennessee, Florida and Georgia
Homebuilding profit before tax includes all revenues and income generated from the sale of homes, less the cost of homes sold, selling, general and administrative expenses, and a corporate capital allocation charge. The corporate capital allocation charge is eliminated in consolidation and is based on the segment’s average net assets employed. The corporate capital allocation charged to the operating segment allows the Chief Operating Decision Maker (“CODM”) to determine whether the operating segment’s results are providing the desired rate of return after covering our cost of capital.
Assets not allocated to the operating segments are not included in either the operating segment's corporate capital allocation charge or the CODM's evaluation of the operating segment's performance. We record charges on contract land deposits when it is determined that it is probable that recovery of the deposit is impaired. For segment reporting purposes, impairments on contract land deposits are charged to the operating segment upon the termination of an LPA with the developer, or the restructuring of an LPA resulting in the forfeiture of the deposit.
Mortgage banking profit before tax consists of revenues generated from mortgage financing, title insurance and closing services, less the costs of such services and general and administrative costs. Mortgage banking operations are not charged a corporate capital allocation charge.
In addition to the corporate capital allocation and contract land deposit impairments discussed above, the other reconciling items between segment profit and consolidated profit before tax include unallocated corporate overhead (including all management incentive compensation), equity-based compensation expense, consolidation adjustments and external corporate interest income and expense. Our overhead functions, such as accounting, treasury and human resources are centrally performed and the costs are not
allocated to our operating segments. Consolidation adjustments consist of such items necessary to convert the reportable segments’ results, which are predominantly maintained on a cash basis, to a full accrual basis for external financial statement presentation purposes, and are not allocated to our operating segments. External corporate interest expense primarily consists of interest charges on our 3.00% Senior Notes due 2030 (the “Senior Notes”), which are not charged to the operating segments because the charges are included in the corporate capital allocation discussed above.

The following tables present certain segment financial data, with reconciliations to the amounts reported for the consolidated company, where applicable:
 Year Ended December 31,
 202320222021
Revenues:   
Homebuilding Mid Atlantic$4,189,957 $4,766,329 $4,049,871 
Homebuilding North East948,289 892,543 767,828 
Homebuilding Mid East1,723,514 2,147,262 1,891,729 
Homebuilding South East2,452,845 2,520,636 1,992,265 
Mortgage Banking203,597 199,664 249,332 
Consolidated revenues$9,518,202 $10,526,434 $8,951,025 
 Year Ended December 31,
 202320222021
Profit before taxes:   
Homebuilding Mid Atlantic$745,323 $994,027 $734,941 
Homebuilding North East169,012 157,333 105,432 
Homebuilding Mid East257,865 343,236 271,756 
Homebuilding South East440,538 577,030 329,982 
Mortgage Banking138,313 125,756 176,251 
Total segment profit1,751,051 2,197,382 1,618,362 
Reconciling items:   
Contract land deposit reserve adjustment (1)3,279 (27,300)22,163 
Equity-based compensation expense (2)(99,507)(82,537)(58,234)
Corporate capital allocation (3)288,805 302,904 252,787 
Unallocated corporate overhead(175,208)(129,998)(139,611)
Consolidation adjustments and other (4)44,619 (1,719)(56,511)
Corporate interest income142,083 32,457 2,840 
Corporate interest expense(26,749)(37,995)(51,393)
Reconciling items sub-total177,322 55,812 (27,959)
Consolidated profit before taxes$1,928,373 $2,253,194 $1,590,403 

(1)This item represents changes to the contract land deposit impairment reserve, which are not allocated to the reportable segments. See further discussion of contract land deposit impairment charges in Note 3.
(2)The increase in equity-based compensation expense in both 2023 and 2022 was primarily attributable to a four year block grant of Options and RSUs in May 2022. See Note 11 for additional discussion of equity-based compensation.
(3)This item represents the elimination of the corporate capital allocation charge included in the respective homebuilding reportable segments. The corporate capital allocation charge is based on the segment’s monthly average asset balance, and was as follows for the years presented:
 Year Ended December 31,
 202320222021
Corporate capital allocation charge:   
Homebuilding Mid Atlantic$135,618 $143,251 $124,316 
Homebuilding North East33,269 30,623 25,431 
Homebuilding Mid East39,005 51,376 43,686 
Homebuilding South East80,913 77,654 59,354 
Total corporate capital allocation charge$288,805 $302,904 $252,787 

(4)    The consolidation adjustments and other in each period are primarily driven by changes in units under construction as well as significant fluctuations in lumber prices year over year. Our reportable segments' results include the intercompany profits of our production facilities for home packages delivered to our homebuilding divisions. Costs related to homes not yet settled are reversed through the consolidation adjustment and recorded in inventory. These costs are subsequently recorded through the consolidation adjustment when the respective homes are settled. The consolidation adjustment in 2021 was negatively impacted by a higher number of units under construction as of the end of the year compared to the prior year end, resulting in an increase in the reversal of intercompany profits year over year through the consolidation adjustment. In 2022, the consolidation adjustment was favorably impacted by a reduction in the number of units and value of the units under construction, resulting in a decrease in intercompany profits deferred. The consolidation adjustment in 2023 was favorably impacted by a reduction in the value of units under construction, resulting in a decrease in intercompany profits deferred. This favorable impact was offset partially by the recognition of previously deferred home package costs that included higher priced lumber.

 As of December 31,
 20232022
Assets:  
Homebuilding Mid Atlantic$1,252,360 $1,152,564 
Homebuilding North East314,904 250,001 
Homebuilding Mid East368,154 378,833 
Homebuilding South East796,505 697,923 
Mortgage Banking452,323 406,456 
Total segment assets3,184,246 2,885,777 
Reconciling items:  
Cash and cash equivalents3,126,472 2,503,424 
Deferred taxes148,005 143,585 
Intangible assets and goodwill49,368 49,368 
Operating lease right-of-use assets70,384 71,081 
Finance lease right-of-use assets13,310 13,745 
Contract land deposit reserve(53,397)(57,060)
Consolidation adjustments and other63,369 51,053 
Reconciling items sub-total3,417,511 2,775,196 
Consolidated assets$6,601,757 $5,660,973 
 Year Ended December 31,
 202320222021
Interest income:   
Mortgage Banking$16,687 $11,853 $8,725 
Total segment interest income16,687 11,853 8,725 
Other unallocated interest income142,087 32,458 3,154 
Consolidated interest income$158,774 $44,311 $11,879 
 Year Ended December 31,
 202320222021
Interest expense:   
Homebuilding Mid Atlantic$135,679 $143,322 $124,385 
Homebuilding North East33,310 30,658 25,463 
Homebuilding Mid East39,021 51,384 43,695 
Homebuilding South East80,921 77,685 59,381 
Mortgage Banking865 1,384 1,587 
Total segment interest expense289,796 304,433 254,511 
Corporate capital allocation (3)(288,805)(302,904)(252,787)
Senior Notes and other interest26,749 37,995 51,393 
Consolidated interest expense$27,740 $39,524 $53,117 
 Year Ended December 31,
 202320222021
Depreciation and amortization:   
Homebuilding Mid Atlantic$5,914 $5,923 $6,183 
Homebuilding North East1,125 1,216 1,628 
Homebuilding Mid East3,724 3,948 4,259 
Homebuilding South East3,218 3,093 3,325 
Mortgage Banking1,296 1,135 1,283 
Total segment depreciation and amortization15,277 15,315 16,678 
Unallocated corporate1,639 2,081 2,785 
Consolidated depreciation and amortization$16,916 $17,396 $19,463