• Revenue: $431 million, a 47% increase over Q2 2023.
• New Home Deliveries: 760 units, 41% higher than Q2 2023.
• Adjusted Net Income: $13.3 million, or $0.36 per share.
• Net Income: $2.9 million, or $0.08 per share.
• Gross Margin: 14.9%, impacted by purchase price accounting.
• Adjusted Home Closing Gross Margin: 21.1%.
• SG&A Ratio: 13%, a 220 basis points improvement year-over-year.
• Average Selling Price: $550,000, a 2% increase over last year.
• Net Debt-to-Cap Ratio: 45.4%.
• Backlog: 694 homes valued at $391.1 million.
• Average Community Count: 84, up 47% from Q2 2023.
• Liquidity: $330 million, including $106 million in cash and $224 million in credit availability.

• Warning! GuruFocus has detected 5 Warning Signs with STGW.

Release Date: August 01, 2024

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

Positive Points

• Landsea Homes Corp (NASDAQ:LSEA) reported a 47% increase in revenue for Q2 2024, reaching $431 million compared to the same period in 2023.
• The company achieved a 41% year-over-year growth in home deliveries, totaling 760 units, surpassing their guidance.
• Landsea Homes Corp (NASDAQ:LSEA) saw a 35% increase in net new orders compared to Q2 2023, driven by strong demand and effective use of financing incentives.
• The average community count increased by 47% year-over-year, contributing to economies of scale and improved SG&A ratio by 220 basis points.
• The company ended the quarter with a strong liquidity position of $330 million, including $106 million in cash and cash equivalents.

Negative Points

• The gross margin of 14.9% was below the low end of guidance due to larger-than-expected purchase price accounting impacts.
• Incentives and discounts remained elevated at roughly 6% of revenue, affecting gross margins.
• The net income for Q2 2024 was $2.9 million, a decrease from $4.9 million in Q2 2023, partly due to one-time transaction costs.
• There was an increase in home inventory in some markets, particularly Texas and Florida, which could impact demand.
• Land costs are rising, potentially offsetting savings from lower lumber costs, posing a challenge to maintaining margins.

Q & A Highlights

Q: With guidance indicating over 1,700 closings in the next two quarters and a backlog of around 700 homes, are you planning to build and sell a significant number of spec homes? How are you approaching starts and spec production in this dynamic market? A: John Ho, CEO: We have invested in markets with strong long-term prospects, and the new communities we've opened are driving significant orders. We feel confident in the strong demand and the effectiveness of our incentives. Mike Forsum, COO: Operationally, we are prepared with strong teams and are already seeing positive sales rates. We are over 75% of the way to our closing goals, and with the integration of our Antares acquisition, we are optimistic about meeting or exceeding our targets.

Q: The adjusted gross margin guide shows a significant jump from Q3 to Q4. What factors contribute to this improvement? A: John Ho, CEO: It's a combination of reduced incentives and contributions from different parts of our business. New communities with lower costs will open, and geographic mix will also play a role. Michael Forsum, COO: As we pivot from Northern California and increase contributions from other areas, we expect organic improvements. New communities are performing well with fewer incentives, and we are still raising prices in some locations.

Q: What were the drivers behind the significant outperformance in delivery guidance this quarter? A: Michael Forsum, COO: We focused on our sales proposition and targeted inventory that needed to be moved. Our teams in Arizona and Florida performed exceptionally well, and we strategically pushed inventory to close within the quarter to stay ahead of competitors.

Q: Can you provide insights into your cycle time improvements and cost reduction opportunities? A: Michael Forsum, COO: We've reduced cycle times from nine months to an average of seven months, with some regions achieving even faster times. This allows for nearly two inventory turns per year, reducing holding costs and increasing production capacity. We are also leveraging our scale for better pricing and rebates, contributing to cost reductions.

Q: How are you managing the increase in inventory in certain communities, particularly in Texas? A: Michael Forsum, COO: We are seeing a buildup of work-in-progress inventory due to starts in the first and second quarters. This is necessary to meet the demand for quick closings, as many buyers need homes within 45 to 60 days. The inventory allows us to be competitive and meet market demands efficiently.

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