Toll Brothers(US:TOL)2025-05-21 13:30Financial Data and Key Metrics Changes - The company delivered 2,899 homes at an average price of approximately $934,000, generating record second quarter home sales revenue of $2,710,000,000, which is $236,000,000 better than the midpoint of guidance [4][16] - Adjusted gross margin was 27.5%, and SG&A margin was 9.5%, which were 25 and 80 basis points better than guidance respectively [4][18] - Earnings for the quarter were $352,400,000 or $3.5 per diluted share, marking a record for second quarter earnings per share [5] Business Line Data and Key Metrics Changes - The company signed 2,650 net agreements for $2,600,000,000, down approximately 13% in units and 11% in dollars compared to the previous year's second quarter [6][17] - The average price of contracts signed in the quarter was approximately $983,000, up 1.6% compared to last year [17] - The backlog at the end of the second quarter stood at $6,840,000,000 and 6,063 homes, down 7% in dollars and 15% in units compared to a year ago [17] Market Data and Key Metrics Changes - The average sales price in the quarter was approximately $983,000, compared to $1,000,000 in the first quarter and $967,000 in the second quarter of the previous fiscal year [7] - Incentives were approximately 7% of the average sales price, up from the recent average of 5% to 6% [7] - The company has been reducing spec starts to match local market conditions [8] Company Strategy and Development Direction - The company is focused on prioritizing price and margin over pace in the current market environment [6][21] - The strategy includes a balanced approach to managing spec homes while enhancing capital efficiency and returning capital to stockholders [8][14] - The long-term outlook for the new home market remains positive, particularly for the luxury niche, despite short-term challenges [10] Management's Comments on Operating Environment and Future Outlook - Management noted that consumer confidence has declined due to increased economic uncertainty, impacting demand [6][10] - The company is confident in its ability to navigate the current market conditions and maintain its guidance for fiscal 2025 [5][12] - Management highlighted the financial strength of its customer base, with a low cancellation rate and a high percentage of all-cash buyers [11] Other Important Information - The company controlled approximately 78,600 lots at the end of the second quarter, with 58% optioned [13] - Cash and cash equivalents stood at approximately $686,000,000, with a net debt to capital ratio of 19.8% [14][19] - The company plans to increase projected share repurchases in fiscal 2025 from $500,000,000 to $600,000,000 [15][20] Q&A Session Summary Question: Update on spec data and homes under construction - The company has just over 1,000 fully completed spec units and approximately 2,400 in progress, with permits available for another 1,000 or two [29][32] Question: Insights on gross margin outlook for the second half - The company expects the fourth quarter margin to be about the same as the third quarter at 27.25%, with some downward pressure from spec sell and settles [42][43] Question: Clarification on backlog and deliveries - The company has roughly 6,400 units left to deliver this year, with about 4,500 expected from backlog and 1,900 from spec inventory [46][48] Question: Commentary on demand trends and market conditions - Demand has been softer than expected, but the company is managing well in the current market, with a focus on affluent buyers [58][62] Question: Land spend dynamics and confidence in the land market - The land spend in the second quarter was $362,000,000, with a cautious approach expected moving forward due to market conditions [104][106] Question: Geographic market performance - Strong markets included New Jersey, Pennsylvania, New York, and parts of California, while softer markets included the Pacific Northwest and parts of Florida [110]