Financial Data and Key Metrics Changes - In Q2 2025, home closing revenue was $1.6 billion, a 5% decrease year-over-year despite a 1% increase in closing volume, primarily due to increased financing incentives [22][30] - Adjusted home closing gross margin was 21.4%, down from 25.9% in Q2 2024, reflecting higher lock costs and increased use of financing incentives [22][27] - Diluted EPS decreased by 35% year-over-year to $2.04 from $3.15 in Q2 2024 [27][28] Business Line Data and Key Metrics Changes - The company secured orders for 3,914 homes in Q2 2025, with a strong average absorption pace of 4.3 net sales per month [5][13] - Home deliveries totaled 4,170 homes, with backlog conversion exceeding 200% [5][19] - The cancellation rate remained at 10%, lower than historical averages, attributed to a 60-day closing commitment [13][27] Market Data and Key Metrics Changes - The Central Region had the highest average absorption pace of 5.2, followed by the East at 4.1, and the West at 3.9 [17] - Demand was strong in markets like Arizona, Dallas, Houston, and Southern California, while Florida and Colorado faced challenges due to increased existing inventory [17][18] - The average selling price (ASP) on orders decreased by 5% year-over-year to $387,000 due to greater utilization of rate buy-down financing incentives [14][22] Company Strategy and Development Direction - The company focuses on move-in ready inventory and financing incentives to enhance competitiveness in a challenging market [5][8] - An agile business model allows the company to optimize operations and land strategy on a market-by-market basis [11][12] - The company aims for double-digit year-over-year growth in community count, with plans for further expansion in the second half of the year [14][15] Management's Comments on Operating Environment and Future Outlook - Management acknowledged that home buying demand has softened due to increased mortgage rates and consumer hesitancy [6][27] - Despite current challenges, management remains optimistic about long-term industry outlook due to favorable demographic trends [7][8] - The company is adjusting its capital allocation strategy to balance land spending and shareholder returns [30][32] Other Important Information - The company reduced land acquisition and development spending by 12% year-over-year to $509 million in Q2 2025 [30] - Share buybacks totaled $45 million in Q2 2025, with a commitment to continue repurchasing shares opportunistically [32][33] - The company maintained a healthy balance sheet with cash of $930 million and no drawn credit facility [29][30] Q&A Session Summary Question: Absorption rates on new communities - Management reported that absorption rates have trended well, with new communities meeting expectations [41] Question: Community count growth expectations - Management expects double-digit growth in community count, with a balanced flow between Q3 and Q4 [43][44] Question: Volume outlook for the remainder of the year - Management indicated that Q3 is expected to be one of the lowest volume quarters due to closed spring demand, but they have the inventory to achieve projected numbers [51] Question: Cash capital allocation and buyback acceleration - Management confirmed plans to accelerate share buybacks due to reduced land spending, balancing cash utilization for new specs [54][56] Question: Gross margin expectations - Management noted that the decline in gross margin is primarily due to lost leverage in Q3, with expectations for recovery in Q4 depending on market conditions [76][81]

Financial Data and Key Metrics Changes - Meritage Homes reported home closing revenues of $1.3 billion, an 8% year-over-year decrease due to declines in both home closing volume and a lower average selling price (ASP) of $393,000 [31][40] - The company achieved a diluted EPS of $1.69, down 33% from $2.53 in the prior year [40] - Home closing gross margin was 22%, down 380 basis points from 25.8% in the first quarter of 2024 [33][40] Business Line Data and Key Metrics Changes - The company sold almost 3,900 homes in Q1 2025, with 3,416 deliveries generating home closing revenues of $1.3 billion [9][31] - The average absorption pace decreased from 4.9% per month in the prior year to 4.4% in Q1 2025, partially offset by a 7% increase in average community count [16] - The cancellation rate remained low at 9%, attributed to the 60-day closing ready commitment [16] Market Data and Key Metrics Changes - The central region, now including Nashville, had the highest average absorption pace of 5.3% net sales per quarter [22] - The west region experienced an average absorption pace of 4.1%, with Colorado and Utah being more challenging markets [23] - The east region had an average absorption pace of 4, down from 4.6% last year, impacted by divisions in Huntsville and the Gulf Coast [24] Company Strategy and Development Direction - The company focuses on a 60-day closing ready commitment and move-in inventory to provide certainty to customers in a volatile market [11][52] - Meritage Homes anticipates a double-digit year-over-year increase in community count by the end of 2025, aiming for 20,000 units by 2027 [20] - The strategy includes balancing sales pace and price while optimizing returns and land positions [14][15] Management's Comments on Operating Environment and Future Outlook - Management acknowledged increased uncertainty in the macroeconomic environment, leading to some softening in the housing market [11] - Despite challenges, favorable demographic trends and limited supply of affordable homes are expected to capture a large portion of total homebuyer demand [11] - The company maintains its full-year 2025 guidance of home closings between 16,250 to 16,750 units, with home closing revenue of $6.6 billion to $6.9 billion [50] Other Important Information - The company ended Q1 2025 with $1 billion in cash, reflecting a new $500 million debt issuance priced at 5.65% [43] - Meritage Homes completed a two-for-one stock split on January 2, 2025, and increased its quarterly cash dividend by 15% year-over-year [44] - The company controlled approximately 84,200 lots as of March 31, 2025, equating to a 5.4-year supply based on the last 12-month closings [49] Q&A Session Summary Question: Guidance on pricing power and expectations - Management indicated that the ending backlog is at $405,000, suggesting a function of mix rather than pricing power [56] Question: Expectations for incentive levels moving forward - Management expressed confidence in Q2, noting that new communities opening in strong markets would drive demand [61] Question: Timing of new community openings - Management stated that most growth will come in the second half of the year, with new communities opening with move-in-ready inventory [70] Question: Bulk sales to investors - Management noted that traditionally around 5% of sales are to investor communities, with no recent increase in that amount [73] Question: Ability to maintain targeted sales pace - Management expressed confidence in maintaining guidance based on Q1 performance and positive trends in April [80] Question: M&A backdrop and deal flow - Management noted high deal flow and opportunities for acquisitions, particularly in strong markets like Nashville [86] Question: Competitive advantage of the 60-day moving guarantee - Management highlighted the strong realtor partnerships and the appeal of move-in-ready homes as competitive advantages [95] Question: Direct cost savings and tariff impacts - Management indicated that while labor is performing well, the impact of potential tariffs remains uncertain [104]