• Average Sales Price: Declined to $408,000, 1% lower than last year.
• Homes Started: 17,651 homes.
• Homes Delivered: 17,834 homes.
• Homes Sold: 18,355 homes.
• Sales Incentives: Increased to approximately 13%.
• Gross Margin: Reduced to 18.7%.
• SG&A: Came in at 8.5%.
• Net Margin: 10.2%.
• Community Count: Increased from 1,447 to 1,584 communities.
• Cash on Book: $2.3 billion.
• Debt-to-Total Capital Ratio: 8.9%.
• Share Repurchase: 5.2 million shares for $703 million.
• Liquidity: Approximately $5.3 billion.
• Homesites Owned: 13,000 homesites.
• Homesites Controlled: 533,000 homesites.
• Inventory Turn: 1.7 times.
• Return on Inventory: Almost 30%.
• Book Value Per Share: About $86.
• Q2 New Orders Guidance: 22,500 to 23,500 homes.
• Q2 Deliveries Guidance: 19,500 to 20,500 homes.
• Q2 Average Sales Price Guidance: $390,000 to $400,000.
• Q2 Gross Margin Guidance: Approximately 18%.
• Q2 SG&A Guidance: 8% to 8.2%.
• Q2 EPS Guidance: Approximately $1.80 to $2 per share.

• Warning! GuruFocus has detected 2 Warning Signs with BFRI.

Release Date: March 21, 2025

For the complete transcript of the earnings call, please refer to the full earnings call transcript.

Positive Points

• Lennar Corp (NYSE:LEN) successfully completed the Moro spin-off and Rausch Coleman acquisition, supporting their transition to an asset-light land-light model.
• The company maintained a strong balance sheet with $2.3 billion in cash and an 8.9% debt-to-total capital ratio.
• Lennar Corp (NYSE:LEN) achieved a sales pace of 4.1 homes per community per month, aligning with their target and demonstrating operational efficiency.
• Construction costs decreased by 2.5% year-over-year, reaching the lowest level since Q3 2021, indicating effective cost management.
• The company repurchased 5.2 million shares for $703 million, demonstrating a commitment to returning capital to shareholders.

Negative Points

• The macroeconomic environment remains challenging with high mortgage interest rates, impacting housing market demand.
• Lennar Corp (NYSE:LEN) experienced a decline in average sales price to $408,000, 1% lower than the previous year.
• Sales incentives rose to approximately 13%, significantly impacting gross margins, which fell to 18.7%.
• The company faces ongoing pressure on margins due to the need for incentives to maintain sales volume.
• Consumer confidence and affordability issues continue to limit actionable demand in the housing market.

Q & A Highlights

Q: What is Lennar's view on the normalized operating margin and the path to achieve it? A: Stuart Miller, Executive Chairman and Co-CEO, explained that Lennar is focused on improving efficiencies across all business elements, especially after the Millrose spin-off. The current high level of incentives is temporary, and the company expects to achieve a significantly higher operating margin once these incentives normalize. Diane Bessette, CFO, added that historically, SG&A was around 7% and corporate G&A around 1.5%, suggesting room for improvement from current levels.

Q: How does Lennar determine its sales pace, and what if current demand levels are the new normal? A: Stuart Miller stated that Lennar assesses demand at the community level and believes the current market is undersupplied due to years of underproduction. The company is prepared to adjust its production levels quickly if necessary, typically within a quarter or two, as market conditions evolve.

Q: Is Lennar underwriting new land acquisitions to current incentive levels, and can margins improve without incentives returning to historical levels? A: Stuart Miller confirmed that Lennar is strategically turning over land inventory to align with current market conditions. Fred Rothman, COO, added that the company is patient and strategic in land acquisitions, underwriting them to current incentive levels while aiming for higher margins as land costs adjust.

Q: How does Lennar respond to concerns about increased cyclicality in margins due to its even flow strategy? A: Stuart Miller emphasized that Lennar's strategy is to work through assets at lower margins rather than walking away from deposits. The company believes that maintaining production levels and turning land into cash is more beneficial in the long run, even in a challenging market.

Q: What is the impact of the Millrose transaction on Lennar's cash flow and leverage strategy? A: Stuart Miller noted that the Millrose transaction is part of Lennar's transition to an asset-light model, which will eventually lead to cash generation approximately equal to earnings. Diane Bessette highlighted that 2025 is a transition year, but the asset-light model is expected to enhance shareholder returns through increased cash flow and stock buybacks.

For the complete transcript of the earnings call, please refer to the full earnings call transcript.