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Forestar Group Inc (NYSE:FOR)
Q4 2019 Antithesis Call
Nov 7, 2019, 5:00 p.m. ET

Operator



Good afternoon and acceptable to Forestar’s Fourth Analysis 2019 Antithesis Appointment Call. [Operator Instructions]



I will now about-face the alarm over to Jessica Hansen, Vice President of Broker Relations for D.R. Horton, the majority client of Forestar.

Jessica Hansen — Vice President, Broker Relations

Thank you, Daryl. We acceptable anniversary of you to our alarm to altercate Forestar’s cyberbanking results, forth with the company’s accepted advance in basic plans. Before we get started, today’s alarm may accommodate comments that aggregate advanced statements as authentic by the Private Securities Litigation Reform Act of 1995. Although, Forestar believes any such statements are based on reasonable assumptions there is no affirmation that absolute outcomes will not be materially different. All advanced statements are based aloft advice accessible to Forestar on the date of this appointment alarm and Forestar does not undertake any obligation to about amend or alter any advanced statements.

Additional advice about issues that could advance to actual changes in achievement is independent in Forestar’s 2018 Anniversary Report on Form 10-KT and the consecutive anniversary letters on Form 10-Q, all of which are filed with the Securities and Exchange Commission. This afternoon’s antithesis absolution is on Forestar’s website at Media and Forestar’s 10-K is planned to be filed in about two weeks. After this call, we will column an adapted broker presentation to Forestar’s Broker Relations armpit beneath Events and Presentations for your reference.

Now I will about-face the alarm over to Dan Bartok, the CEO of Forestar.

Daniel C. Bartok — Chief Executive Officer

Thank you, Jessica and acceptable afternoon everyone. Before we allocution about the business and our after-effects for the analysis and full-year, I appetence to abode the 8-K that we filed yesterday. Chuck Jehl, Forestar’s CFO aback 2015 has absitively to leave the aggregation to accompany added opportunities. Chuck played a key role for abounding years on the Forestar aggregation and helped us activate the alteration into a lot architect that we are today. We ambition him all the best in his approaching endeavors.

As acclaimed in the 8-K, Chuck’s abandonment was not a aftereffect of any issue, affair or altercation with the company’s strategy, operations, accounting, cyberbanking advertisement or our centralized controls. Consistency and accuracy in our cyberbanking advertisement are acutely aerial priorities for the Forestar team. We’re evaluating our alternatives to ample the CFO role and I’m assured in our adeptness to accomplish Forestar’s obligations as a accessible aggregation and our responsibilities to our shareholders.

Additionally D.R. Horton currently provides us accounting, cyberbanking advertisement and treasury abutment through the aggregate casework acceding amid our two companies. Beneath that acceding and on a acting basis, D.R. Horton’s CFO, Bill Wheat and Controller, Aron Odom accept taken on our Principal Cyberbanking and Accounting Officer roles. Now let’s move on to the business and our results.

Our aggregation is authoritative abundant advance and accomplished the year in a able position. For the year, we delivered after-effects that exceeded all of our budgetary 2019 advice metrics that we accept aggregate in our above-mentioned communications. We will altercate these after-effects in detail. First, I’d like to admonish anybody about Forestar’s altered business archetypal and how it differentiates our aggregation in the marketplace. Unlike added acreage developers, we accompany a assembly aggressive focus, allotment focused accomplishment mindset to the acreage development process.

We are focused on abbreviate duration, absolutely entitled, residential lot development. We advance our projects in a phased address and about accept a active acquirement acceding from a accepted client above-mentioned to authoritative any cogent new investments. Our Forestar acreage development is lower accident and added accessible acreage developers and will aftermath added connected banknote breeze and allotment while we accomplish scale.

Forestar additionally has a altered and cardinal accord with D.R. Horton, the nation’s bigger builder. Our accord with D.R. Horton derisks the amplification of our operating platform, allows us to accept a brand that is added geographically assorted than best accessible homebuilders. D.R. Horton has an immense appetence for accomplished lots and we are leveraging the cardinal accord to bear top band acquirement advance that is incomparable aural the broader homebuilding and acreage development universe.

I’ll about-face it over to Jessica now to altercate some of our cyberbanking highlights.

Jessica Hansen — Vice President, Broker Relations

Thank you, Dan. In the fourth quarter, net assets attributable to Forestar was $12.7 actor or $0.30 per adulterated share, compared to $54.9 actor or $1.31 per adulterated allotment in the above-mentioned year quarter. Forestar’s fourth analysis revenues added 634% to $236.3 actor from $32.2 actor in the above-mentioned year quarter. Residential lots awash during the analysis totaled 1,908 lots, an admission of 351% from the above-mentioned year quarter. The boilerplate lot sales bulk for the analysis was $90,400, 53% of lots awash in the analysis were from development projects with the butt from lot banking. For the budgetary year concluded September 30, 2019, net assets attributable to Forestar was $33 actor or $0.79 per adulterated share, compared to $51.2 actor or $1.22 per adulterated allotment in the 12 months concluded September 30 2018.

Fiscal 2019 revenues added 292% to $428.3 actor from $109.2 actor in the 12 months concluded September 30, 2018. Residential lots awash during budgetary 2019 totaled 4,132 lots, an admission of 223% from the 12 months concluded September 30 2018. The boilerplate lot sales bulk for the year was $84,200 and 63% of lots awash in budgetary 2019 were from development projects. Forestar’s absolute lots awash about 1800 were awash to D.R. Horton during the September analysis and about 3700 were awash during the budgetary year. Dan?

Daniel C. Bartok — Chief Executive Officer

It is our ambition to body a aggregation that will aftermath connected returns. During this aboriginal aeon of accelerated growth, we apprehend our quarter-to-quarter after-effects to accept cogent variability. However, we are focused on breeding connected allotment through our low risk, aerial about-face assembly aggressive lot accomplishment model. Our pre-tax assets for the analysis was $16 actor with a pre-tax accumulation allowance of 6.8%. And our pre-tax assets for all of budgetary 2019 was $45.7 actor with a pre-tax accumulation allowance of 10.7%. Our gross accumulation allowance was 9.8% in the fourth analysis and 15.3% for the year. SG&A costs as a allotment of revenues for the analysis was 3.9% and for the year SG&A costs were 6.7% of revenues.

We currently apprehend our pre-tax accumulation allowance in budgetary 2020 to be in the mid to aerial single-digit allotment range. As we mentioned in our aftermost call, we apprehend cogent anniversary fluctuations in our gross and pre-tax margins for budgetary 2020 due to the mix of our account and lot deliveries. We still ahead about two-thirds of our lot deliveries will be from lot development projects, which about accomplish gross margins alignment from 14% to 22%. Our accepted development activity portfolio is heavily abounding to beneath continuance projects not sourced by Forestar, which will aftermath margins at the lower end of this range.

Additionally, abbreviate appellation lot cyberbanking projects are accepted to be almost one-third of lot deliveries during budgetary 2020. Lot cyberbanking is accepted to accomplish 12% to 16% anniversary allotment with gross margins alignment from 3% to 9% due to the abbreviate continuance of our accepted portfolio. Finally, the connected build-out of our belvedere basement will crave added SG&A to abutment our adeptness to accomplish scale. We are focused on managing our SG&A efficiently, while architecture out our basement to abutment our cogent growth. At scale, we accept we will administer our business at an SG&A to 8 allotment lower than a archetypal homebuilder. Jessica?

Jessica Hansen — Vice President, Broker Relations

Forestar’s underwriting belief for new development projects includes a minimum 15% anniversary pre-tax acknowledgment on account and a acknowledgment of the antecedent banknote advance aural 36 months. During the fourth analysis investments in lots, acreage and development totaled $170 million, of which $80 actor was for acreage accretion and $90 actor was for acreage development. During budgetary 2019, Forestar invested $850 actor in acreage and acreage development.

In budgetary 2020, Forestar expects to advance about $1 billion accountable to bazaar conditions. Forestar is currently operating in 51 markets and 20 states, which is an admission of 27 markets and six states from aloof a year ago. Forestar is added adapted today and in added markets than best homebuilders. Forestar’s recruiting efforts to date accept been actual acknowledged and the aggregation now has 12 analysis offices open. There is a amazing befalling for advance through Forestar’s absolute markets and the accord with D.R. Horton. At December 30th, Forestar’s lot position consisted of 38,300 lots of which 29,700 are endemic and 8,600 are controlled through acquirement contracts. 12,800 or 43% of Forestar’s endemic lots are already beneath arrangement to advertise to D.R. Horton apery about $1 billion of approaching revenue. Addition 10,600 of Forestar’s endemic lots are accountable to a appropriate of aboriginal offered in D.R. Horton beneath the Master Supply Agreement. And Forestar currently expects to own a three to four year account of acreage and lot. Dan?

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Daniel C. Bartok — Chief Executive Officer

While we abound our belvedere and calibration rapidly, we are focused on advancement acceptable clamminess and bashful leverage. At September 30th, we had about $720 actor of clamminess including $380 actor of complete banknote and about $340 actor of accessible accommodation beneath our revolving acclaim facility. Consecutive to year-end, we adapted our revolving acclaim adeptness to extend its adeptness date to October 2022. Our net debt to basic arrangement at year end was 8.8%.

We abide to be focused on architecture a able antithesis area that will advance bashful leverage. During the analysis we issued about 6 actor shares of our accepted stock, net gain from this alms were about $100 million. This disinterestedness accession provides Forestar advance basic for budgetary 2022 and beyond. And as a aftereffect of this issuance, D.R. Horton’s buying of our outstanding accepted banal decreased from 75% to about 66%.

The added disinterestedness additionally creates added debt accommodation aural our antithesis area advantage target. Accountable to bazaar conditions, we apprehend to opportunistically admission the basic markets to accommodate added basic for abiding growth, while managing to a net advantage arrangement of 40% or less. At September 30th, our stockholders’ disinterestedness was $808 actor and book bulk per allotment was $16.84, up 5% from a year ago.

Forestar is abnormally positioned to consolidate bazaar allotment in the awful burst lot development industry through apartment bazaar and bread-and-butter cycles. We apprehend to bear 10,000 lots and accomplish $750 actor to $850 actor of acquirement in budgetary 2020 and to bear about 12,000 lots and accomplish $900 actor to $1 billion of acquirement in budgetary 2021. At scale, we apprehend our operating archetypal to aftermath cyberbanking after-effects and allotment that are agnate to or bigger than best mid cap homebuilders, with abiding pre-tax accumulation margins of about 10%. As I adumbrated earlier, we currently apprehend our pre-tax accumulation allowance to be in a mid to aerial single-digit allotment ambit for budgetary 2020 and about 10% by budgetary 2021.

Before we about-face to questions, I’d like to abridge Forestar’s advance highlights from my perspective. We accept a altered lot accomplishment business model, actual altered than a archetypal acreage developer. We accept a cardinal accord with D.R. Horton, the nation’s bigger builder. We are in a cogent advance trajectory. We are geographically diversified. We are focused on developing lots for affordably priced housing, the affection of the market. We accept an accomplished administration aggregation that is aflame about our opportunities and we accept a able antithesis area and clamminess position. To put it simply, we are active on our affairs and we are positioned for success.

Daryl at this time, we’ll now accessible up the band for question.

Operator

Thank you. [Operator Instructions] Our aboriginal catechism comes from the band of John Lovallo from Coffer of America. Please advance with your question.

Spencer Kaufman — Coffer of America — Analyst

Hey guys, this is absolutely Spencer Kaufman on for John. Acknowledge you for the questions on and congrats on addition acceptable quarter. I appetence to alpha with the ASPs of about 90,400 in the quarter, it’s appealing aerial about to the accomplished few quarters. So I was aloof analytical was this apprenticed primarily by lot cyberbanking sales and should we be cerebration about clay a college ASP in the aboriginal bisected of 2020 aloof accustomed the actual lot cyberbanking sales?

Daniel C. Bartok — Chief Executive Officer

Yeah, I anticipate we’ve consistently affectionate of guided to a lot of change and animation from a quarter-to-quarter basis. And I would say that the $90,000 in the fourth analysis was due to a college mix of lot cyberbanking and some of that was affectionate of West Coast oriented. So I don’t anticipate I would attending at 90,000 as a acceptable run rate.

Spencer Kaufman — Coffer of America — Analyst

Okay. That makes sense. And afresh if we could go aback to the role of CFO for a second, I apperceive the timing was appealing adverse and I’m abiding that aloof accustomed the aggregate account agreement, [Indecipherable] apparently too far abroad from the action anyways, but can you aloof accord us some thoughts as to how you guys are cerebration about the role of CFO because if I bethink correctly, I don’t anticipate you guys absolutely charge one, but aloof any thoughts into how you guys are cerebration about that, whether that be bushing that internally, evidently and maybe some time of timeline for that, that would be helpful? Thanks.

Daniel C. Bartok — Chief Executive Officer

Yeah, we were aloof fabricated acquainted of Chuck’s abandonment recently. So we don’t absolutely accept any near-term expectations on how we’re activity to ample that role, I anticipate we’re activity to booty a little time. We’re activity to absolutely appraise the role. Obviously, it’s abundant to accept the aggregate casework adaptability abaft us in adjustment to — we absolutely accept no affair of bottomward any assurance or not actuality able to get the advice that we need. So I feel absolutely acceptable about that. I anticipate for appropriate now we’ll booty a little bit time and absolutely appraise the appropriate actuality for that role.

Spencer Kaufman — Coffer of America — Analyst

Great. Thanks, guys and acceptable luck.

Daniel C. Bartok — Chief Executive Officer

Thanks.

Operator

Our abutting catechism comes from the band of Truman Patterson from Wells Fargo. Please advance with your question.

Truman Patterson — Wells Fargo — Analyst

Hi, acceptable afternoon everybody. Dan, congratulations on a sub 4% SG&A ratio. And Jessica I brainstorm this is giving D.R Horton article to shoot for, right?

Jessica Hansen — Vice President, Broker Relations

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(Technical Difficulty) gentlemen.

Truman Patterson — Wells Fargo — Analyst

No, aloof basic to dig in the SG&A a little bit and the advantage that’s inherent in this model. Could you aloof discuss, did the $59 actor residential clue auction appulse this at all, I’m absolutely aloof aggravating to bulk out how we should anticipate about this arrangement activity advanced over the abutting few abode or so. I accept Dan you said that you guys adeptness be abacus some costs as able-bodied near-term to body out your infrastructure?

Daniel C. Bartok — Chief Executive Officer

Yeah, we are continuing to body out our infrastructure. I say, we’ve fabricated a lot of advance now accepting 12 analysis offices open, but we charge to abide staffing those up. But I anticipate as I’ve said all along, we’re a broad business, we absolutely apprehend to accomplish at a lower SG&A allotment than the archetypal homebuilder. And yes in this quarter, I would attending at the 3.9% accepting a audible access by the clue sales that we had in the fourth quarter, I wouldn’t apprehend 3.9% on a anniversary basis, that’s for sure.

Truman Patterson — Wells Fargo — Analyst

Okay. Okay. And afresh activity forward, I accept you said abiding you appetence to be about two-thirds of your lot sales as development sales. I’m aggravating to accept added near-term acreage cyberbanking as admission as a allocation of your sales, you apperceive afresh over the abutting few abode how that should attending and could you maybe aloof airing us through why you rotated added against acreage or lot cyberbanking near-term?

Daniel C. Bartok — Chief Executive Officer

Yeah. Cardinal one, I don’t anticipate that two-thirds, one-third is a abiding goal, I anticipate that’s absolutely our expectations maybe over the abutting year, maybe two years. I beggarly it absolutely has to do with our accessible basic as we abide to abound our acreage development opportunities and we acutely had some chastening of banknote coming, we did a band arising this year and an disinterestedness arising this year and we appetence to get that money to assignment as best as we can. And afresh we’re actual allotment focused. So accepting those investments in lot banking, it gives us some solid acknowledgment on those dollars. And at the aforementioned time is acceptance us to apprentice some new markets and body relationships with the assorted bounded capacity of Horton.

So we anticipate it’s a abundant use of our banknote and it will mix from quarter-to-quarter based on aback those lots are in appeal by the homebuilder. So we anticipate afresh we aloof anticipate of it’s a abundant use of our money, but absolutely don’t see it as a long-term, all right. Now that’s aloof absolutely because appropriate now we accept banknote during this accelerated advance period.

Jessica Hansen — Vice President, Broker Relations

And in specific to Q4 absolutely was aloof as Dan adumbrated timing based on aback the Horton capacity basic those lots and so some of those got pulled into Q4 and it was a added mix than we would accept originally advancing for the fourth quarter.

Truman Patterson — Wells Fargo — Analyst

Okay. Okay and afresh aloof one final follow-up. Dan, you mentioned the disinterestedness issuance, you guys accept a ample bulk of basic to deploy, alone 9% that the absolute capital. Could you aloof airing us through how continued you anticipate it will booty you to absolutely arrange that basic into added of development lots and aloof run through the cadence?

Daniel C. Bartok — Chief Executive Officer

Yeah, if you anticipate back, I anticipate we’re allegorical to spending $1 billion amid acreage accretion and lot development, acutely some of that is advancing from account about-face and others of it is advance capital. So I don’t apperceive that I accept an exact timeframe in my head, but I would apprehend that over the abutting one to two abode that accessible banknote is actuality is deployed. And then, obviously, we don’t accept to adjudge how things are attractive in the basic markets against alpha to advance our debt facility.

Truman Patterson — Wells Fargo — Analyst

Okay, acknowledge you.

Operator

[Operator Instructions] Our abutting catechism comes from the band of Ryan Gilbert of BTIG. Please advance with your question.

Ryan Gilbert — BTIG — Analyst

Hi, acknowledgment guys, acceptable afternoon. So aboriginal question, we’ve heard from a cardinal of homebuilders this quarter, who I assumption one bidding absorption in ramping acreage absorb and association calculation in the additional bisected of 2019 and into 2020 and additionally accretion their access akin mix. And I assumption on the one hand, this is acceptable for Forestar because you own a lot of lots as these builders would charge to accessible access akin communities. On the added hand, it could accomplish the I assumption the ecology added difficult to antecedent new lots. So I assumption one, are you seeing added absorption from homebuilders, I assumption aloof about for entry-level lots of types of communities that you’re developing. And two is that impacting your adeptness to antecedent new lots at all?

Daniel C. Bartok — Chief Executive Officer

Yeah, I don’t apperceive that I’m seeing added absorption from homebuilders. It’s appealing abundant from day one, it’s been a connected absorption in how we can advice bear aftermost added homebuilders and my buzz is consistently been ringing. Now that we’re architecture out our teams in bounded markets, I anticipate our capabilities to bear those lots and added builders is expanding. And in some markets you apperceive that those discussions are appealing progressed and some of the Forestar antecedent transactions. So I feel absolutely acceptable about how that’s arena out. As far as the availability to acquisition transactions, I’m not absolutely seeing it be that difficult, some markets are tighter than others, so that’s one of the beauties of actuality accepting the brand that we do in altered markets. And appropriate now what some markets are bearing a lot of opportunities and others adeptness be a little tighter. So I anticipate it absolutely plays to the geographic assortment that we plan for. So overall, I feel absolutely acceptable about it.

Ryan Gilbert — BTIG — Analyst

Okay. Do you anticipate it would be fair to say afresh that on antithesis there hasn’t been too abundant of a change in the aggressive landscape, aloof one as you’re outsourcing new lots?

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Daniel C. Bartok — Chief Executive Officer

Yeah, I would say in balance, I accept not apparent abundant of a aggressive change appropriate now. So I anticipate we aloof abide to ambit for plan and in the rear appearance mirror, if we see, we’ve done appealing acceptable at that and I apprehend to abide hitting our plan.

Ryan Gilbert — BTIG — Analyst

Got it. And afresh aloof the acreage coffer overall, abundant advance on a year-over-year base in the fourth analysis and it looks like we’re — we affectionate of bedfast out about 38,000 lots, which is added than abundant to accommodated the 2020 and 2021 targets that you put out there. I assumption is aerial ’30s, low 40,000, controlled lot acreage coffer affectionate of in the — is that how we should anticipate about the acreage coffer for 2020 or do you anticipate you charge to move college to armamentarium for the…

Daniel C. Bartok — Chief Executive Officer

Yeah, I would abide to adviser against that three to four years of endemic account based on our approaching deliveries. And it adeptness be — we accept maybe I won’t say attenuate appropriate now, but we had some absolutely able sales in the aftermost quarter, but I anticipate that’s absolutely area I would from a clay standpoint acerb to that three to four years of approaching deliveries.

Jessica Hansen — Vice President, Broker Relations

So we would apprehend our absolute endemic and controlled position to abide to admission over time.

Ryan Gilbert — BTIG — Analyst

Great, acknowledge you.

Operator

We accept accomplished the end of the question-and-answer session. I will now about-face the alarm aback over to Dan for any closing remarks.

Daniel C. Bartok — Chief Executive Officer

Thank you, Daryl and acknowledge you to anybody on the Forestar aggregation for your focus and adamantine work. I anticipate it was a amazing analysis and a amazing year. We attending advanced to alive calm to abide growing and convalescent our operations over the advancing years. We acknowledge everyone’s time on the alarm today and attending advanced to speaking with you afresh in January to allotment our aboriginal analysis results. Acknowledge you.

Operator

[Operator Closing Remarks]

Duration: 26 minutes

Jessica Hansen — Vice President, Broker Relations

Daniel C. Bartok — Chief Executive Officer

Spencer Kaufman — Coffer of America — Analyst

Truman Patterson — Wells Fargo — Analyst

Ryan Gilbert — BTIG — Analyst

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