Overview
Landsea Homes Corporation (NASDAQ:LSEA) is a rapidly growing homebuilder that has been making strategic moves to expand its geographic footprint and strengthen its position in the market. With a focus on high-growth markets and a commitment to sustainable, energy-efficient home construction, Landsea Homes is well-positioned to capitalize on the robust demand for new homes.
Business Overview
Landsea Homes is engaged in the acquisition, development, and sale of homes and lots in six states: Arizona, California, Colorado, Florida, New York, and Texas. The company's operations are organized into six reportable segments, each targeting a wide range of buyer profiles, including first-time, move-up, and luxury homebuyers. Landsea Homes' defining principle, "Live in Your Element®," creates the foundation for its customers to live where they want to live, how they want to live – in a home created especially for them.
The company's strategy is focused on maximizing stockholder returns through profitability and efficiency, while balancing appropriate amounts of leverage. Landsea Homes is committed to expanding its community count in current markets, maintaining an appropriate supply of lots, continuing to focus on entry-level product offerings, strengthening its unique brand position through product differentiation, and pursuing geographic expansion and diversification into new markets.
Financials
In the fiscal year 2023, Landsea Homes reported annual revenue of $1,209,947,000 and net income of $29,236,000. The company's annual operating cash flow was $59,157,000, and its annual free cash flow was $51,679,000.
For the first quarter of 2024, Landsea Homes delivered strong top-line growth, with a 22% increase in home sales revenue to $292.6 million compared to the same period in the prior year. This was driven by a 7% year-over-year increase in home closings and a 14% rise in average sales prices. The company's net income for the quarter was $190,000, or $0.01 per share, compared to $3.2 million, or $0.08 per share, in the first quarter of 2023.
Geographical Breakdown
Landsea Homes' operations are divided into six reportable segments, each with its own unique market dynamics and performance.
Arizona:
The Arizona segment recorded pretax income of $0.5 million in the first quarter of 2024, compared to $0.2 million in the same period last year. The increase in pretax income was primarily due to an increase in home sales revenue despite the additional incentives required to continue to close homes at the desired pace.California:
The California segment recorded pretax income of $8.2 million for the first quarter of 2024, compared to $2.9 million in the same period last year. The increase in pretax income was primarily due to a comparative increase in deliveries at higher price points.Colorado:
Landsea Homes expanded into the Colorado market in October 2023 with the acquisition of certain assets of Richfield Homes, LLC. The Colorado segment recorded a pretax loss of $1.2 million for the first quarter of 2024 as the assets continue to be incorporated into the company's operations.Florida:
The Florida segment recorded a pretax loss of $0.2 million for the first quarter of 2024, compared to pretax income of $8.2 million in the same period last year. The decrease in profitability was primarily due to slower net new orders during much of 2023, driven by rising mortgage interest rates, resulting in lower deliveries.Metro New York:
The Metro New York segment recorded a pretax loss of $0.5 million for the first quarter of 2024, compared to a pretax loss of $0.6 million in the same period last year, as the company continues to wind up the sales and deliveries activities in this segment.Texas:
The Texas segment recorded a pretax loss of $1.9 million for the first quarter of 2024, compared to a pretax loss of $1.3 million in the same period last year. During the quarter, the Texas segment began delivering homes in new projects from recent land acquisitions.Operational Highlights
Landsea Homes' operational performance in the first quarter of 2024 was strong, with the company delivering 505 homes, a 7% increase from the same period in the prior year. Net new orders were up 23% year-over-year, totaling 612 home sales. The company's average selling communities increased by 7% to 62.6 during the quarter.
The company's focus on entry-level and move-up product offerings has been well-received by homebuyers, with strong demand across its markets. However, the higher mortgage interest rates have led to increased sales incentives and discounts, which have weighed on the company's gross margins. Landsea Homes reported a gross margin of 14.9% in the first quarter of 2024, compared to 18.1% in the same period last year.
Liquidity
As of March 31, 2024, Landsea Homes had $140.0 million in cash, cash equivalents, and cash held in escrow, and $224.1 million in additional borrowing capacity under its credit facility. The company's debt to total capital ratio was 46.4%, and its net debt to total capital ratio was 35.3%.
In April 2024, Landsea Homes completed the acquisition of Antares Acquisition, LLC, a Dallas-Fort Worth based homebuilder, for approximately $242.6 million. The company also issued $300 million of 8.875% senior notes due 2029, which provided longer-term fixed-rate capital and reduced its reliance on the revolving credit facility.
Outlook
For the second quarter of 2024, Landsea Homes expects new home deliveries to be between 600 and 650 units, with an average selling price between $525,000 and $530,000, and GAAP gross margins of 15% to 16%.
For the full year 2024, the company is confirming its previous guidance of new home deliveries in the range of 2,500 to 2,900 units, with average selling prices of $500,000 to $525,000. Landsea Homes also anticipates GAAP home sales gross margins for the full year to be in the 17% to 18% range.
Risks and Challenges
Landsea Homes, like other homebuilders, faces several risks and challenges, including:
1. Macroeconomic conditions: The company's operations and financial performance are heavily influenced by broader economic factors, such as interest rates, inflation, and employment levels.
2. Supply chain and labor constraints: Shortages in labor or materials can significantly increase costs, reduce gross margins, and lower the company's overall profitability.
3. Competitive landscape: Landsea Homes operates in a highly competitive industry, with other homebuilders vying for land, labor, and customers.
4. Regulatory environment: The company's operations are subject to various federal, state, and local regulations, which can impact its ability to develop and sell homes.
Conclusion
Landsea Homes is a promising homebuilder that has been executing on its strategic growth plan, expanding its geographic footprint and strengthening its position in the market. The company's focus on sustainable, energy-efficient home construction and its diverse product offerings have resonated with homebuyers, as evidenced by its strong operational performance in the first quarter of 2024.
While Landsea Homes faces several risks and challenges, the company's solid financial position, with ample liquidity and a manageable debt load, positions it well to navigate the current market environment. With its recent acquisition of Antares Homes and the continued expansion of its operations in high-growth markets, Landsea Homes is poised to build on its success and establish itself as a top homebuilder in each of its markets.