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Fair Value Measurements | 9 Months Ended
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Jun. 30, 2018
Fair Value Disclosures [Abstract] |
FAIR VALUE MEASUREMENTS | FAIR VALUE MEASUREMENTS Fair value measurements are used for the Company’s mortgage loans held for sale, debt securities collateralized by residential real estate, IRLCs and other derivative instruments on a recurring basis and are used for inventories, other mortgage loans and real estate owned on a nonrecurring basis, when events and circumstances indicate that the carrying value may not be recoverable. The fair value hierarchy and its application to the Company’s assets and liabilities is as follows:
• | Level 1 – Valuation is based on quoted prices in active markets for identical assets and liabilities. The Company does not currently have any assets or liabilities measured at fair value using Level 1 inputs.
• | Level 2 – Valuation is determined from quoted prices for similar assets or liabilities in active markets, quoted prices for identical or similar instruments in markets that are not active, or by model-based techniques in which all significant inputs are observable in the market. The Company’s assets and liabilities measured at fair value using Level 2 inputs on a recurring basis are as follows:
▪ | mortgage loans held for sale;
▪ | IRLCs; and
▪ | loan sale commitments and hedging instruments.
The Company’s assets measured at fair value using Level 2 inputs on a nonrecurring basis are a limited number of mortgage loans held for sale with some degree of impairment affecting their marketability and are reported at the lower of carrying value or fair value. When available, fair value is determined by reference to quoted prices in the secondary markets for such assets.
• | Level 3 – Valuation is typically derived from model-based techniques in which at least one significant input is unobservable and based on the Company’s own estimates about the assumptions that market participants would use to value the asset or liability.
The Company’s assets measured at fair value using Level 3 inputs on a recurring basis are as follows:
▪ | debt securities collateralized by residential real estate; and
▪ | a limited number of mortgage loans held for sale with some degree of impairment affecting their marketability and for which reference to quoted prices in the secondary markets is not available.
The Company’s assets measured at fair value using Level 3 inputs that are typically reported at the lower of carrying value or fair value on a nonrecurring basis are as follows:
▪ | inventory held and used;
▪ | inventory available for sale;
▪ | certain mortgage loans held for sale;
▪ | certain other mortgage loans; and
▪ | real estate owned.
The following tables summarize the Company’s assets and liabilities measured at fair value on a recurring basis at June 30, 2018 and September 30, 2017, and the changes in the fair value of the Level 3 assets during the nine months ended June 30, 2018 and 2017.
|  |  | Fair Value at June 30, 2018
| Balance Sheet Location |  | Level 1 |  | Level 2 |  | Level 3 |  | Total
|  |  | (In millions)
Debt securities collateralized by residential real estate | Other assets |  | $ | — |  |  | $ | — |  |  | $ | 8.8 |  |  | $ | 8.8 |
Mortgage loans held for sale (a) | Mortgage loans held for sale |  | — |  |  | 670.3 |  |  | 6.6 |  |  | 676.9 |
Derivatives not designated as hedging instruments (b): |  |  |  |  |  |  |  |  |
Interest rate lock commitments | Other assets |  | — |  |  | 17.1 |  |  | — |  |  | 17.1 |
Forward sales of MBS | Other liabilities |  | — |  |  | (3.2 | ) |  | — |  |  | (3.2 | )
Best-efforts and mandatory commitments | Other liabilities |  | — |  |  | (0.3 | ) |  | — |  |  | (0.3 | )
|  |  | Fair Value at September 30, 2017
| Balance Sheet Location |  | Level 1 |  | Level 2 |  | Level 3 |  | Total
|  |  | (In millions)
Debt securities collateralized by residential real estate | Other assets |  | $ | — |  |  | $ | — |  |  | $ | 8.8 |  |  | $ | 8.8 |
Mortgage loans held for sale (a) | Mortgage loans held for sale |  | — |  |  | 580.2 |  |  | 5.6 |  |  | 585.8 |
Derivatives not designated as hedging instruments (b): |  |  |  |  |  |  |  |  |
Interest rate lock commitments | Other assets |  | — |  |  | 9.4 |  |  | — |  |  | 9.4 |
Forward sales of MBS | Other assets |  | — |  |  | 1.1 |  |  | — |  |  | 1.1 |
Best-efforts and mandatory commitments | Other assets |  | — |  |  | 0.6 |  |  | — |  |  | 0.6 |
| Level 3 Assets at Fair Value for the Nine Months Ended June 30, 2018
| Balance at September 30, 2017 |  | Net realized and unrealized gains (losses) |  | Purchases |  | Sales and Settlements |  | Principal Reductions |  | Net transfers to (out of) Level 3 |  | Balance at June 30, 2018
| (In millions)
Debt securities collateralized by residential real estate | $ | 8.8 |  |  | $ | — |  |  | $ | — |  |  | $ | — |  |  | $ | — |  |  | $ | — |  |  | $ | 8.8 |
Mortgage loans held for sale (a) | 5.6 |  |  | 0.7 |  |  | — |  |  | (6.8 | ) |  | — |  |  | 7.1 |  |  | 6.6 |
| Level 3 Assets at Fair Value for the Nine Months Ended June 30, 2017
| Balance at September 30, 2016 |  | Net realized and unrealized gains (losses) |  | Purchases |  | Sales and Settlements |  | Principal Reductions |  | Net transfers to (out of) Level 3 |  | Balance at June 30, 2017
| (In millions)
Debt securities collateralized by residential real estate | $ | — |  |  | $ | — |  |  | $ | 8.8 |  |  | $ | — |  |  | $ | — |  |  | $ | — |  |  | $ | 8.8 |
Mortgage loans held for sale (a) | 6.8 |  |  | 0.8 |  |  | — |  |  | (8.9 | ) |  | — |  |  | 6.6 |  |  | 5.3 |
___________________
(a) | The Company typically elects the fair value option upon origination for mortgage loans held for sale. Interest income earned on mortgage loans held for sale is based on contractual interest rates and included in other income. Mortgage loans held for sale valued using Level 3 inputs at June 30, 2018 and September 30, 2017 include $6.6 million and $5.6 million, respectively, of loans for which the Company elected the fair value option upon origination and did not sell into the secondary market. Mortgage loans held for sale totaling $7.1 million and $6.6 million were transferred to Level 3 during the nine months ended June 30, 2018 and 2017, respectively, due to significant unobservable inputs used in determining the fair value of these loans. The fair value of these mortgage loans held for sale is generally calculated considering pricing in the secondary market and adjusted for the value of the underlying collateral, including interest rate risk, liquidity risk and prepayment risk. The Company plans to sell these loans as market conditions permit.
(b) | Fair value measurements of these derivatives represent changes in fair value, as calculated by reference to quoted prices for similar assets, and are reflected in the balance sheet as other assets or accrued expenses and other liabilities. Changes in the fair value of these derivatives are included in revenues in the consolidated statements of operations.
The following table summarizes the Company’s assets measured at fair value on a nonrecurring basis at June 30, 2018 and September 30, 2017:
|  |  | Fair Value at June 30, 2018 |  | Fair Value at September 30, 2017
| Balance Sheet Location |  | Level 2 |  | Level 3 |  | Level 2 |  | Level 3
|  |  | (In millions)
Inventory held and used (a) (b) | Inventories |  | $ | — |  |  | $ | 10.1 |  |  | $ | — |  |  | $ | 33.4 |
Inventory available for sale (a) (c) | Inventories |  | — |  |  | — |  |  | — |  |  | 1.2 |
Mortgage loans held for sale (a) (d) | Mortgage loans held for sale |  | — |  |  | 2.6 |  |  | — |  |  | 0.6 |
Other mortgage loans (a) (e) | Other assets |  | — |  |  | 0.8 |  |  | — |  |  | 1.4 |
___________________
(a) | The fair values included in the table above represent only those assets whose carrying values were adjusted to fair value as a result of impairment in the respective period and were held at the end of the period.
(b) | In performing its impairment analysis of communities, discount rates ranging from 12% to 18% were used in the periods presented.
(c) | The fair value of inventory available for sale was determined based on recent offers received from outside third parties, comparable sales or actual contracts.
(d) | These mortgage loans have some degree of impairment affecting their marketability and are valued at the lower of carrying value or fair value. When available, quoted prices in the secondary market are used to determine fair value (Level 2); otherwise, a cash flow valuation model is used to determine fair value (Level 3).
(e) | The fair value of other mortgage loans was determined based on the value of the underlying collateral.
For the financial assets and liabilities that the Company does not reflect at fair value, the following tables present both their respective carrying value and fair value at June 30, 2018 and September 30, 2017:
| Carrying Value |  | Fair Value at June 30, 2018
|  | Level 1 |  | Level 2 |  | Level 3 |  | Total
| (In millions)
Cash and cash equivalents (a) | $ | 1,178.2 |  |  | $ | 1,178.2 |  |  | $ | — |  |  | $ | — |  |  | $ | 1,178.2 |
Restricted cash (a) | 58.7 |  |  | 58.7 |  |  | — |  |  | — |  |  | 58.7 |
Notes payable (b) (c) | 3,093.6 |  |  | — |  |  | 2,616.3 |  |  | 532.8 |  |  | 3,149.1 |
| Carrying Value |  | Fair Value at September 30, 2017
|  | Level 1 |  | Level 2 |  | Level 3 |  | Total
| (In millions)
Cash and cash equivalents (a) | $ | 1,007.8 |  |  | $ | 1,007.8 |  |  | $ | — |  |  | $ | — |  |  | $ | 1,007.8 |
Restricted cash (a) | 16.5 |  |  | 16.5 |  |  | — |  |  | — |  |  | 16.5 |
Notes payable (b) (c) | 2,871.6 |  |  | — |  |  | 2,584.1 |  |  | 431.1 |  |  | 3,015.2 |
___________________
(a) | The fair values of cash, cash equivalents and restricted cash approximate their carrying values due to their short-term nature and are classified as Level 1 within the fair value hierarchy.
(b) | The fair value of the senior notes is determined based on quoted prices, which is classified as Level 2 within the fair value hierarchy.
(c) | The fair values of other secured notes and borrowings on the revolving credit facility and the mortgage repurchase facility approximate carrying value due to their short-term nature or floating interest rate terms, as applicable, and are classified as Level 3 within the fair value hierarchy.

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- Definition The entire disclosure for the fair value of financial instruments (as defined), including financial assets and financial liabilities (collectively, as defined), and the measurements of those instruments as well as disclosures related to the fair value of non-financial assets and liabilities. Such disclosures about the financial instruments, assets, and liabilities would include: (1) the fair value of the required items together with their carrying amounts (as appropriate); (2) for items for which it is not practicable to estimate fair value, disclosure would include: (a) information pertinent to estimating fair value (including, carrying amount, effective interest rate, and maturity, and (b) the reasons why it is not practicable to estimate fair value; (3) significant concentrations of credit risk including: (a) information about the activity, region, or economic characteristics identifying a concentration, (b) the maximum amount of loss the entity is exposed to based on the gross fair value of the related item, (c) policy for requiring collateral or other security and information as to accessing such collateral or security, and (d) the nature and brief description of such collateral or security; (4) quantitative information about market risks and how such risks are managed; (5) for items measured on both a recurring and nonrecurring basis information regarding the inputs used to develop the fair value measurement; and (6) for items presented in the financial statement for which fair value measurement is elected: (a) information necessary to understand the reasons for the election, (b) discussion of the effect of fair value changes on earnings, (c) a description of [similar groups] items for which the election is made and the relation thereof to the balance sheet, the aggregate carrying value of items included in the balance sheet that are not eligible for the election; (7) all other required (as defined) and desired information. + References Reference 1: http://www.xbrl.org/2003/role/presentationRef -Publisher FASB -Name Accounting Standards Codification -Topic 820 -URI http://asc.fasb.org/topic&trid=2155941 + Details
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