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Operating And Reporting Segments | 12 Months Ended
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Nov. 30, 2024
Segment Reporting [Abstract] |
Operating And Reporting Segments | Operating and Reporting Segments Each reportable segment follows the accounting policies described in Note 1 - "Summary of Significant Accounting Policies" to the consolidated financial statements. Operational results of each segment are not necessarily indicative of the results that would have occurred had the segment been an independent, stand-alone entity during the periods presented. The Company's homebuilding operations construct and sell homes primarily for first-time, move-up and active adult homebuyers primarily under the Lennar brand name. In addition, the Company's homebuilding operations purchase, develop and sell land to third parties. The Company's chief operating decision makers manage and assess the Company's performance at a regional level. Therefore, the Company performed an assessment of its operating segments in accordance with ASC 280, Segment Reporting, and determined that the following are its operating and reportable segments: Homebuilding segments: (1) East (2) Central (3) Texas (4) West (5) Financial Services (6) Multifamily (7) Lennar Other The assets and liabilities related to the Company’s segments were as follows:
(In thousands) | At November 30, 2024
Assets: | Homebuilding |  | Financial Services |  | Multifamily |  | Lennar Other |  | Total
Cash and cash equivalents | $ | 4,662,643 |  |  | 175,382 |  |  | 30,948 |  |  | 40,691 |  |  | 4,909,664 |
Restricted cash | 11,799 |  |  | 68,747 |  |  | — |  |  | — |  |  | 80,546 |
Receivables, net (1) | 1,053,211 |  |  | 545,752 |  |  | 53,595 |  |  | — |  |  | 1,652,558 |
Inventory owned and consolidated inventory not owned | 19,719,551 |  |  | — |  |  | 592,879 |  |  | — |  |  | 20,312,430 |
Deposits and pre-acquisition costs on real estate | 3,625,372 |  |  | — |  |  | 32,643 |  |  | — |  |  | 3,658,015 |
Investments in unconsolidated entities | 1,344,836 |  |  | — |  |  | 503,303 |  |  | 379,435 |  |  | 2,227,574 |
Loans held-for-sale (2) | — |  |  | 2,250,718 |  |  | — |  |  | — |  |  | 2,250,718 |
Investments in equity securities (3) | — |  |  | — |  |  | — |  |  | 347,810 |  |  | 347,810 |
Investments available-for-sale (4) | — |  |  | — |  |  | — |  |  | 40,578 |  |  | 40,578 |
Loans held-for-investment, net | — |  |  | 60,969 |  |  | — |  |  | — |  |  | 60,969 |
Investments held-to-maturity | — |  |  | 135,646 |  |  | — |  |  | — |  |  | 135,646 |
Goodwill | 3,442,359 |  |  | 189,699 |  |  | — |  |  | — |  |  | 3,632,058 |
Other assets | 1,734,698 |  |  | 89,637 |  |  | 93,450 |  |  | 86,430 |  |  | 2,004,215 |
Total assets | $ | 35,594,469 |  |  | 3,516,550 |  |  | 1,306,818 |  |  | 894,944 |  |  | 41,312,781 |
Liabilities: |  |  |  |  |  |  |  |  |
Notes and other debts payable, net | $ | 2,258,283 |  |  | 1,930,956 |  |  | — |  |  | — |  |  | 4,189,239 |
Liabilities related to consolidated inventory not owned | 3,563,934 |  |  | — |  |  | — |  |  | — |  |  | 3,563,934 |
Accounts payable and other liabilities | 5,040,992 |  |  | 209,752 |  |  | 181,883 |  |  | 105,756 |  |  | 5,538,383 |
Total liabilities | $ | 10,863,209 |  |  | 2,140,708 |  |  | 181,883 |  |  | 105,756 |  |  | 13,291,556 |
(In thousands) | At November 30, 2023
Assets: | Homebuilding |  | Financial Services |  | Multifamily |  | Lennar Other |  | Total
Cash and cash equivalents | $ | 6,273,724 |  |  | 159,491 |  |  | 39,334 |  |  | 1,948 |  |  | 6,474,497 |
Restricted cash | 13,481 |  |  | 82,960 |  |  | — |  |  | — |  |  | 96,441 |
Receivables, net (1) | 887,992 |  |  | 716,071 |  |  | 92,142 |  |  | — |  |  | 1,696,205 |
Inventory owned and consolidated inventory not owned | 18,352,735 |  |  | — |  |  | 544,935 |  |  | — |  |  | 18,897,670 |
Deposits and pre-acquisition costs on real estate | 2,002,154 |  |  | — |  |  | 32,063 |  |  | — |  |  | 2,034,217 |
Investments in unconsolidated entities | 1,143,909 |  |  | — |  |  | 599,852 |  |  | 276,244 |  |  | 2,020,005 |
Loans held-for-sale (2) | — |  |  | 2,086,809 |  |  | — |  |  | — |  |  | 2,086,809 |
Investments in equity securities (3) | — |  |  | — |  |  | — |  |  | 297,243 |  |  | 297,243 |
Investments available-for-sale (4) | — |  |  | — |  |  | — |  |  | 37,953 |  |  | 37,953 |
Loans held-for-investment, net | — |  |  | 55,463 |  |  | — |  |  | — |  |  | 55,463 |
Investments held-to-maturity | — |  |  | 140,676 |  |  | — |  |  | — |  |  | 140,676 |
Goodwill | 3,442,359 |  |  | 189,699 |  |  | — |  |  | — |  |  | 3,632,058 |
Other assets | 1,512,038 |  |  | 135,377 |  |  | 73,187 |  |  | 44,464 |  |  | 1,765,066 |
Total assets | $ | 33,628,392 |  |  | 3,566,546 |  |  | 1,381,513 |  |  | 657,852 |  |  | 39,234,303 |
Liabilities: |  |  |  |  |  |  |  |  |
Notes and other debts payable, net | $ | 2,816,482 |  |  | 2,163,805 |  |  | 3,741 |  |  | — |  |  | 4,984,028 |
Liabilities related to consolidated inventory not owned | 2,540,894 |  |  | — |  |  | — |  |  | — |  |  | 2,540,894 |
Accounts payable and other liabilities | 4,370,618 |  |  | 283,234 |  |  | 274,436 |  |  | 79,127 |  |  | 5,007,415 |
Total liabilities | $ | 9,727,994 |  |  | 2,447,039 |  |  | 278,177 |  |  | 79,127 |  |  | 12,532,337 |
(1)Receivables, net for Financial Services primarily related to loans sold to investors for which the Company had not yet been paid as of November 30, 2024 and 2023, respectively. (2)Loans held-for-sale related to unsold residential and commercial loans carried at fair value. (3)Investments in equity securities include investments of $143.0 million and $121.0 million without readily available fair values as of November 30, 2024 and 2023, respectively. (4)Investments available-for-sale are carried at fair value with changes in fair value recorded as a component of accumulated other comprehensive income (loss) on the consolidated balance sheet. Financial information relating to the Company’s segments was as follows:
|  | Years Ended November 30,
(In thousands) |  | 2024 |  | 2023 |  | 2022
Revenues: |  |  |  |  |  |
Homebuilding |  | $ | 33,906,426 |  |  | 32,660,987 |  |  | 31,951,335 |
Financial Services |  | 1,109,263 |  |  | 976,859 |  |  | 809,680 |
Multifamily (1) |  | 411,537 |  |  | 573,485 |  |  | 865,603 |
Lennar Other |  | 14,226 |  |  | 22,035 |  |  | 44,392 |
|  | $ | 35,441,452 |  |  | 34,233,366 |  |  | 33,671,010 |
Earnings (loss) before income taxes: |  |  |  |  |  |
Homebuilding |  | $ | 5,342,252 |  |  | 5,527,707 |  |  | 6,777,317 |
Financial Services (2) |  | 577,184 |  |  | 509,461 |  |  | 383,302 |
Multifamily |  | 42,635 |  |  | (50,651) |  |  | 69,493 |
Lennar Other (3) |  | (47,967) |  |  | (209,788) |  |  | (734,649) |
Corporate and Unallocated (4) |  | (729,196) |  |  | (574,425) |  |  | (480,897) |
|  | $ | 5,184,908 |  |  | 5,202,304 |  |  | 6,014,566 |
(1)Revenues for Multifamily for the year ended November 30, 2022 included $237.5 million of land sales to unconsolidated entities. (2)Financial Services operating earnings for the year ended November 30, 2022, included a $35.5 million one-time charge due to an increase in a litigation accrual related to a court judgement. (3)Operating loss for Lennar Other for the year ended November 30, 2024 included $25.2 million of mark-to-market unrealized gains on the Company's publicly traded technology investments and a $46.5 million one-time gain on the sale of a technology investment. Operating loss for Lennar Other for the year ended November 30, 2023 included $50.2 million of mark-to-market unrealized losses on the Company's publicly traded technology investments and a $65.0 million write-off of one of the Company's non-public technology investments. Operating loss for Lennar Other for the year ended November 30, 2022 included $655.1 million of mark-to-market unrealized losses on the Company's publicly traded technology investments. (4)Corporate and unallocated expenses primarily represent costs of operations at the Company's corporate headquarters in Miami. These operations include the Company's executive offices, information technology, treasury, corporate accounting and tax, legal, internal audit and human resources. Also included are property expenses related to the leases of corporate offices, data processing, general corporate expenses and charitable foundation contributions to the Lennar Foundation. Homebuilding Segments Information about homebuilding activities in states which are not economically similar to other states in the same geographic area is grouped under "Homebuilding Other," which is not considered a reportable segment. Evaluation of segment performance is based primarily on operating earnings (loss) before income taxes. Operations of the Company’s Homebuilding segments primarily include the construction and sale of single-family attached and detached homes, as well as the purchase, development and sale of residential land directly and through the Company’s unconsolidated entities. Operating earnings (loss) for the Homebuilding segments consist of revenues generated from the sales of homes and land, other revenues from management fees and forfeited deposits, equity in earnings (losses) from unconsolidated entities and other income (expense), net, less the cost of homes sold and land sold, and selling, general and administrative expenses incurred by the segment. Homebuilding Other also includes management of a fund that acquires single-family homes and holds them as rental properties. The Company’s reportable Homebuilding segments and all other homebuilding operations not required to be reported separately, have homebuilding divisions located in: East: Alabama, Florida, New Jersey and Pennsylvania Central: Georgia, Illinois, Indiana, Maryland, Minnesota, North Carolina, South Carolina, Tennessee and Virginia Texas: Texas West: Arizona, California, Colorado, Idaho, Nevada, Oregon, Utah and Washington Other: Urban divisions and other homebuilding related investments primarily in California, including FivePoint Holdings, LLC ("FivePoint") The assets related to the Company's Homebuilding segments were as follows:
| At November 30,
(In thousands) | 2024 |  | 2023
East | $ | 7,168,086 |  |  | 6,563,568 |
Central | 5,366,936 |  |  | 4,511,496 |
Texas | 4,238,587 |  |  | 3,337,280 |
West | 12,148,434 |  |  | 11,298,812 |
Other | 1,729,407 |  |  | 1,511,541 |
Corporate and Unallocated | 4,943,019 |  |  | 6,405,695 |
Total Homebuilding | $ | 35,594,469 |  |  | 33,628,392 |
Financial information relating to the Company’s homebuilding segments was as follows:
| Years Ended November 30,
(In thousands) | 2024 |  | 2023 |  | 2022
Revenues: |  |  |  |  |
East | $ | 8,492,955 |  |  | 8,727,154 |  |  | 8,389,182 |
Central | 7,637,003 |  |  | 7,101,560 |  |  | 6,722,854 |
Texas | 4,787,125 |  |  | 4,707,285 |  |  | 4,227,771 |
West | 12,955,853 |  |  | 12,086,172 |  |  | 12,571,386 |
Other | 33,490 |  |  | 38,816 |  |  | 40,142 |
| $ | 33,906,426 |  |  | 32,660,987 |  |  | 31,951,335 |
Operating earnings (loss): |  |  |  |  |
East | $ | 1,599,024 |  |  | 1,991,950 |  |  | 2,062,654 |
Central | 1,083,734 |  |  | 1,104,930 |  |  | 1,066,833 |
Texas | 753,722 |  |  | 788,627 |  |  | 929,237 |
West | 1,857,870 |  |  | 1,712,966 |  |  | 2,773,597 |
Other | 47,902 |  |  | (70,766) |  |  | (55,004) |
| $ | 5,342,252 |  |  | 5,527,707 |  |  | 6,777,317 |
Interest expense: |  |  |  |  |
East | $ | 40,041 |  |  | 55,216 |  |  | 70,809 |
Central | 28,929 |  |  | 46,556 |  |  | 62,083 |
Texas | 13,967 |  |  | 29,754 |  |  | 29,442 |
West | 84,609 |  |  | 115,600 |  |  | 140,017 |
Other | 12,446 |  |  | 10,467 |  |  | 10,380 |
| $ | 179,992 |  |  | 257,593 |  |  | 312,731 |
Depreciation and amortization: |  |  |  |  |
East | $ | 32,098 |  |  | 33,279 |  |  | 23,084 |
Central | 27,761 |  |  | 27,087 |  |  | 17,023 |
Texas | 10,623 |  |  | 10,227 |  |  | 9,354 |
West | 58,368 |  |  | 62,374 |  |  | 54,055 |
Other | 346 |  |  | 286 |  |  | 774 |
| $ | 129,196 |  |  | 133,253 |  |  | 104,290 |
Net addition to operating properties and equipment: |  |  |  |  |
East | $ | 734 |  |  | 637 |  |  | 2,065 |
Central | 3,613 |  |  | 1,531 |  |  | 949 |
Texas | 2,049 |  |  | 679 |  |  | 136 |
West | 3,798 |  |  | 1,176 |  |  | 1,414 |
Other | 54,202 |  |  | 45,754 |  |  | 6,537 |
| $ | 64,396 |  |  | 49,777 |  |  | 11,101 |
Financial Services Operations of the Financial Services segment include mortgage financing, title and closing services primarily for buyers of the Company’s homes. They also include originating and selling into securitizations commercial mortgage loans through its LMF Commercial business. The Financial Services segment sells substantially all of the loans it originates within a short period of time in the secondary mortgage market, the majority of which are sold on a servicing-released, non-recourse basis. After the loans are sold, the Company retains potential liability for possible claims by purchasers that it breached certain limited industry standard representations and warranties in the loan sale agreements. Financial Services’ operating earnings consist of revenues generated primarily from mortgage financing, title and closing services, and sales of property and casualty insurance, less the cost of such services and certain selling, general and administrative expenses incurred by the segment. The Financial Services segment operates generally in the same states as the Company’s homebuilding operations. At November 30, 2024, the Financial Services segment had warehouse facilities which were all 364-day repurchase facilities and were used to fund residential mortgages or commercial mortgages for LMF Commercial as follows:
| Maximum Aggregate Commitment |  |  |  |
(In thousands) | Committed Amount |  | Uncommitted Amount |  | Total |  |
Residential facilities maturing: |  |  |  |  |  |  |
April 2025 | $ | 250,000 |  |  | 250,000 |  |  | 500,000 |  |  |
June 2025 | 1,400,000 |  |  | — |  |  | 1,400,000 |  |  |
August 2025 | 325,000 |  |  | 325,000 |  |  | 650,000 |  |  |
October 2025 | 100,000 |  |  | 100,000 |  |  | 200,000 |  |  |
December 2026 | 375,000 |  |  | — |  |  | 375,000 |  |  |
Total residential facilities | $ | 2,450,000 |  |  | 675,000 |  |  | 3,125,000 |  |  |
LMF commercial facilities maturing: |  |  |  |  |  |  |
December 2024 (1) | 200,000 |  |  | — |  |  | 200,000 |  |  |
January 2025 | 100,000 |  |  | — |  |  | 100,000 |  |  |
Total LMF commercial facilities | $ | 300,000 |  |  | — |  |  | 300,000 |  |  |
Total |  |  |  |  | $ | 3,425,000 |  |  |
(1)Subsequent to November 30, 2024, the maturity date was extended to December 2025. The Financial Services segment uses the residential mortgage loan warehouse facilities to finance its residential lending activities until the mortgage loans are sold to investors and the proceeds are collected. The facilities are non-recourse to the Company and are expected to be renewed or replaced with other facilities when they mature. The LMF Commercial facilities finance LMF Commercial loan originations and securitization activities and were secured by up to 80% interests in the originated commercial loans financed. Borrowings and collateral under the facilities were as follows:
| At November 30,
(In thousands) | 2024 |  | 2023
Borrowings under residential facilities | $ | 1,776,045 |  |  | 2,020,187
Collateral under residential facilities | 1,837,833 |  |  | 2,097,020
Borrowings under LMF Commercial facilities | 28,747 |  |  | 12,525
If the facilities are not renewed or replaced, the borrowings under the lines of credit will be repaid by selling the mortgage loans held-for-sale to investors and by collecting receivables on loans sold but not yet paid for. Without the facilities, the Financial Services segment would have to use cash from operations and other funding sources to finance its lending activities. Substantially all of the residential loans the Financial Services segment originates are sold within a short period in the secondary mortgage market on a servicing-released, non-recourse basis. After the loans are sold, the Company retains potential liability for possible claims by purchasers that it breached certain limited industry-standard representations and warranties in the loan sale agreements. Purchasers sometimes try to defray losses by purporting to have found inaccuracies related to sellers’ representations and warranties in particular loan sale agreements. Mortgage investors could seek to have the Company buy back mortgage loans or compensate them for losses incurred on mortgage loans that the Company has sold based on claims that the Company breached its limited representations or warranties. The Company’s mortgage operations have established accruals for possible losses associated with mortgage loans previously originated and sold to investors. The Company establishes accruals for such possible losses based upon, among other things, an analysis of repurchase requests received, an estimate of potential repurchase claims not yet received and actual past repurchases and losses through the disposition of affected loans as well as previous settlements. While the Company believes that it has adequately reserved for known losses and projected repurchase requests, given the volatility in the residential mortgage industry and the uncertainty regarding the ultimate resolution of these claims, if either actual repurchases or the losses incurred resolving those repurchases exceed the Company’s expectations, additional recourse expense may be incurred. The provision for loan losses was immaterial for both the years ended November 30, 2024 and 2023. Loan origination liabilities were $16.7 million and $17.6 million, as of November 30, 2024 and 2023, respectively, and included in Financial Services’ liabilities in the Company's consolidated balance sheets. LMF Commercial - loans held-for-sale LMF Commercial originated commercial loans as follows:
| Years Ended November 30,
(Dollars in thousands) | 2024 |  | 2023
Originations (1) | $ | 568,520 |  |  | 466,043 |
Sold | $ | 522,647 |  |  | 430,707 |
Securitizations | 13 |  |  | 10 |
(1)During both years ended November 30, 2024 and 2023, the commercial loans originated were recorded as loans held-for-sale, which are held at fair value. Investments held-to-maturity At November 30, 2024 and 2023, the Financial Services segment held commercial mortgage-backed securities ("CMBS"). These securities are classified as held-to-maturity based on the segment's intent and ability to hold the securities until maturity and changes in estimated cash flows are reviewed periodically to determine if an other-than-temporary impairment has occurred. Based on the segment’s assessment, no impairment charges were recorded during the years ended November 30, 2024 and 2023. The Company has financing agreements to finance CMBS that have been purchased as investments by the Financial Services segment. Details related to Financial Services' CMBS were as follows:
| At November 30,
(Dollars in thousands) | 2024 |  | 2023
Carrying value | $ | 135,646 |  | 140,676
Outstanding debt, net of debt issuance costs | $ | 126,164 |  | 131,093
Incurred interest rate | 3.4 | % |  | 3.4 | %
| At November 30, 2024
Discount rates at purchase | 6% | — | 84%
Coupon rates | 2.0% | — | 5.3%
Distribution dates | October 2027 | — | December 2028
Stated maturity dates | October 2050 | — | December 2051
Multifamily The Company is actively involved, primarily through unconsolidated funds and joint ventures, in the development, construction and property management of multifamily rental properties. The Multifamily segment focuses on developing a geographically diversified portfolio of institutional quality multifamily rental properties in select U.S. markets. The Multifamily Segment (i) manages, and owns interests in, funds that are engaged in the development of multifamily residential communities with the intention of holding the newly constructed and occupied properties as income and fee generating assets, and (ii) manages, and owns interests in, joint ventures that are engaged in the development of multifamily residential communities, in most instances with the intention of selling them when they are built and substantially occupied. The multifamily business is a vertically integrated platform with capabilities spanning development, construction, property management, asset management, and capital markets. Revenues are generated from the sales of land, from construction activities, and from management and promote fees generated from funds and joint ventures, less the cost of sales of land sold, expenses related to construction activities and general and administrative expenses. Operations of the Multifamily Segment also include equity in earnings (losses) from unconsolidated entities and other gains, which includes proceeds of sales of buildings and investments. Lennar Other Lennar Other primarily includes strategic investments in technology companies, primarily managed by the Company's LEN X subsidiary, and fund interests the Company retained when it sold the Rialto Capital Management ("Rialto") asset and investment management platform. Operations of the Lennar Other segment include operating earnings (loss) consisting of revenues generated primarily from the Company's share of carried interests in the Rialto fund investments, along with equity in earnings (losses) from the Rialto fund investments and technology investments, realized and unrealized gains (losses) from investments in equity securities and other income (expense), net from the remaining assets related to the Company's former Rialto segment. The Company has investments in Blend Labs, Inc. ("Blend Labs"), Hippo Holdings, Inc. ("Hippo"), Opendoor Technologies, Inc. ("Opendoor"), SmartRent, Inc. ("SmartRent"), Sonder Holdings, Inc. ("Sonder") and Sunnova Energy International, Inc. ("Sunnova"), which are held at market and the carrying value of which will therefore change depending on the value of the Company's shareholdings in those entities on the last day of each quarter. All the investments are accounted for as investments in equity securities which are held at fair value and the changes in fair values are recognized through earnings. The following is a detail of Lennar Other unrealized gains (losses) from mark-to-market adjustments on the Company's technology investments:
| Years Ended November 30,
(In thousands) | 2024 |  | 2023 |  |
Blend Labs (BLND) | $ | 9,474 |  |  | (130) |  |  |
Hippo (HIPO) | 73,243 |  |  | (19,210) |  |  |
Opendoor (OPEN) | (12,587) |  |  | 21,762 |  |  |
SmartRent (SMRT) | (11,609) |  |  | 5,914 |  |  |
Sonder (SOND) | 15 |  |  | (700) |  |  |
Sunnova (NOVA) | (33,356) |  |  | (57,798) |  |  |
Lennar Other unrealized gains (losses) from technology investments | $ | 25,180 |  |  | (50,162) |  |  |
Doma Holdings, Inc. ("Doma"), which went public during the year ended November 30, 2021, is an investment that was accounted for under the equity method due to the Company's significant ownership interest of 25% of Doma which allowed the Company to exercise significant influence. During the year ended November 30, 2024, the Company sold its investment in Doma and recorded a gain of $20.9 million in other income (expense), net, in the consolidated statement of operations and comprehensive income (loss). During the year ended November 30, 2024, there was a $46.5 million one-time realized gain in Lennar Other on the sale of a technology investment that was included in other income (expense), net and other gains (losses) on the Company’s consolidated statements of operations and comprehensive income. During the year ended November 30, 2023, the Company wrote off $65.0 million relating to one of the Company's non-public technology cost method investments which was recorded in Other income (expense), net and other gains (losses) in the Company’s consolidated statements of operations and comprehensive income (loss).

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