Toll Brothers(TOL) - 2025 Q1 - Earnings Call Transcript

Financial Data and Key Metrics Changes - The company reported first quarter deliveries of 1,991 homes at an average price of $925,000, generating home sales revenue of$ 1.84 billion [6][27] - Adjusted gross margin was 26.9%, exceeding guidance by 65 basis points, while SG&A expense as a percentage of home sales revenue was 13.1%, 40 basis points above guidance [6][34] - Net income was $177.7 million or$ 1.75 per share diluted, below expectations primarily due to impairments and delays in joint venture land sales [26][27] Business Line Data and Key Metrics Changes - The company signed 2,307 net contracts for $2.3 billion in the first quarter, up 13% in units and 12% in dollars compared to the previous year [7][30] - The average sales price of orders remained flat compared to the fourth quarter of 2024, with a healthy deposit conversion ratio of 82% [8][10] - Spec homes represented approximately 55% of sales and 52% of deliveries, with about 3,200 spec homes in inventory at quarter end [15][18] Market Data and Key Metrics Changes - Demand was strongest in the North and Mid-Atlantic regions, with solid performance in markets like Houston, Dallas, and California [9][10] - The company noted mixed results in the spring selling season, with affordability constraints and growing inventories affecting sales, particularly at the lower end [10][12] - Approximately 26% of buyers paid all cash, with loan-to-value ratios for mortgage buyers at about 68% [14][37] Company Strategy and Development Direction - The company is maintaining its full-year guidance for deliveries, average price, adjusted gross margin, SG&A margin, and community count growth [11][39] - The long-term outlook for the new home market remains positive, particularly for the luxury niche, which constitutes over 70% of the business [12][13] - The company is actively managing spec starts based on local market conditions, expecting to reduce overall spec starts in the near term [16][19] Management's Comments on Operating Environment and Future Outlook - Management expressed cautious optimism about sales activity, noting that while demand remains healthy, mixed results have been observed in certain markets [10][12] - The company plans to adjust land spend conservatively if the mixed market conditions persist, while still being selective in land acquisitions [63][64] - Management highlighted the importance of balancing pace and price to generate higher returns, indicating a willingness to adjust strategies based on market conditions [135][136] Other Important Information - The company ended the first quarter with over$ 2.3 billion in liquidity, including approximately $575 million in cash [36][37] - The company has extended the maturities of its credit facilities to February 2030 and upsized its revolver to$ 2.35 billion [25][37] - The company is targeting community count growth of 8% to 10% in fiscal 2025, aiming for 440 to 450 communities by year-end [19][43] Q&A Session Summary Question: Inventory levels and construction stages - Management noted that higher inventory levels were due to more specs under construction and at further stages of completion, aimed at meeting delivery guidance [51][53] Question: Spring selling season and production pipeline - If the spring selling season remains mixed, the company plans to reduce land spend and be more conservative in certain markets [62][64] Question: Gross margin outlook and pricing incentives - The company expects second quarter gross margin to be 27.25%, driven by a favorable mix of higher-margin products [68][70] Question: Demand trends in specific markets - Management indicated that while some markets are experiencing pressure, others are performing well, and recent activity has shown signs of improvement [78][79] Question: Land cost inflation and deal flow - The company is experiencing low to mid-single digit land cost inflation and is finding unique opportunities in the land market, particularly in suburban areas [117][120]