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Segment Information
 12 Months Ended
Dec. 31, 2015
Segment Reporting [Abstract]  
Segment information
Segment information

Our Homebuilding operations are engaged in the acquisition and development of land primarily for residential purposes within the U.S. and the construction of housing on such land. Home sale revenues for detached and attached homes were $5.0 billion and $841.5 million in 2015, $4.8 billion and $885.8 million in 2014, and $4.5 billion and $939.0 million in 2013, respectively. For reporting purposes, our Homebuilding operations are aggregated into six reportable segments. For 2015, we realigned our organizational structure and reportable segment presentation. Accordingly, the segment information provided in this note has been reclassified to conform to the current presentation for all periods presented.
Northeast:
  
Connecticut, Maryland, Massachusetts, New Jersey, New York, Pennsylvania, Rhode Island, Virginia
Southeast:
 
Georgia, North Carolina, South Carolina, Tennessee
Florida:
 
Florida
Midwest:
 
Illinois, Indiana, Kentucky, Michigan, Minnesota, Missouri, Ohio
Texas:
 
Texas
West:
 
Arizona, California, Nevada, New Mexico, Washington

We also have a reportable segment for our Financial Services operations, which consist principally of mortgage banking and title operations. The Financial Services segment operates generally in the same markets as the Homebuilding segments. Evaluation of segment performance is generally based on income before income taxes. Each reportable segment generally follows the same accounting policies described in Note 1.
 
 
Operating Data by Segment ($000’s omitted)
Years Ended December 31,
 
2015
 
2014
 
2013
Revenues:
 
 
 
 
 
Northeast
$
682,112

 
$
710,859

 
$
819,709

Southeast
1,058,089

 
949,635

 
842,921

Florida
1,019,733

 
917,956

 
802,665

Midwest
1,020,691

 
872,241

 
791,537

Texas
845,772

 
859,165

 
835,473

West
1,214,814

 
1,386,869

 
1,446,339

 
5,841,211

 
5,696,725

 
5,538,644

Financial Services
140,753

 
125,638

 
140,951

Consolidated revenues
$
5,981,964

 
$
5,822,363

 
$
5,679,595

 
 
 
 
 
 
Income before income taxes:
 
 
 
 
 
Northeast (a)
$
82,616

 
$
103,865

 
$
110,246

Southeast
172,330

 
156,513

 
121,055

Florida
196,525

 
190,441

 
139,673

Midwest
91,745

 
78,863

 
84,551

Texas
121,329

 
133,005

 
111,431

West
169,394

 
254,724

 
258,960

Other homebuilding (b)
(76,622
)
 
(282,234
)
 
(346,803
)
 
757,317

 
635,177

 
479,113

Financial Services (c)
58,706

 
54,581

 
48,709

Consolidated income before income taxes
$
816,023

 
$
689,758

 
$
527,822


(a)
Northeast includes a charge of $20.0 million in 2015 resulting from the Applecross matter (see Note 12).
(b)
Other homebuilding includes the amortization of intangible assets, amortization of capitalized interest, and other items not allocated to the operating segments, in addition to: losses on debt retirements of $8.6 million and $26.9 million in 2014 and 2013, respectively (see Note 6); adjustments to general liability insurance reserves relating to a reversal of $62.2 million in 2015 and a charge of $69.3 million in 2014 (see Note 12); costs associated with the relocation of our corporate headquarters totaling $4.4 million, $16.3 million, and $15.4 million in 2015, 2014, and 2013, respectively (see Note 2); and charges of $41.2 million in 2013 resulting from a contractual dispute related to a previously completed luxury community (see Note 12).
(c)
Financial Services included reductions in loan origination liabilities totaling $11.8 million and $18.6 million in 2015 and 2014, respectively.


 











 
Operating Data by Segment ($000's omitted)
Years Ended December 31,
 
2015
 
2014
 
2013
Land-related charges*:
 
 
 
 
 
Northeast
$
3,301

 
$
2,824

 
$
557

Southeast
3,022

 
1,826

 
998

Florida
4,555

 
487

 
1,076

Midwest
2,319

 
2,347

 
1,883

Texas
295

 
321

 
191

West
(2,615
)
 
1,696

 
2,023

Other homebuilding
590

 
1,667

 
2,944

 
$
11,467

 
$
11,168

 
$
9,672



*
Land-related charges include land impairments, net realizable value adjustments for land held for sale, and write-offs of deposits and pre-acquisition costs for land option contracts we elected not to pursue. Other homebuilding consists primarily of write-offs of capitalized interest related to such land-related charges. See Note 1 for additional discussion of these charges.
 
Operating Data by Segment ($000's omitted)
Years Ended December 31,
 
2015
 
2014
 
2013
Depreciation and amortization:
 
 
 
 
 
Northeast
$
1,682

 
$
1,852

 
$
1,987

Southeast
3,492

 
2,666

 
1,647

Florida
3,536

 
2,150

 
1,334

Midwest
5,019

 
3,153

 
1,644

Texas
2,928

 
1,698

 
1,784

West
5,995

 
5,263

 
3,590

Other homebuilding (a)
20,254

 
19,548

 
16,248

 
42,906

 
36,330

 
28,234

Financial Services
3,316

 
3,534

 
3,353

 
$
46,222

 
$
39,864

 
$
31,587

(a)
Other homebuilding includes amortization of intangible assets.
 
Operating Data by Segment ($000's omitted)
Years Ended December 31,
 
2015
 
2014
 
2013
Equity in (earnings) loss of unconsolidated entities:
 
 
 
 
 
Northeast
$
2

 
$
(4,733
)
 
$
(58
)
Southeast
—

 
—

 
—

Florida
2

 
(7
)
 
(4
)
Midwest
(337
)
 
(481
)
 
151

Texas
—

 
—

 
—

West
(5,107
)
 
(2,422
)
 
(1,437
)
Other homebuilding
(1,915
)
 
(583
)
 
355

 
(7,355
)
 
(8,226
)
 
(993
)
Financial Services
—

 
(182
)
 
(137
)
 
$
(7,355
)
 
$
(8,408
)
 
$
(1,130
)



 
Operating Data by Segment
 
($000's omitted)
 
December 31, 2015
 
Homes Under
Construction
 
Land Under
Development
 
Raw Land
 
Total
Inventory
 
Total
Assets
Northeast
$
163,173

 
$
292,631

 
$
121,522

 
$
577,326

 
$
688,610

Southeast
196,456

 
367,577

 
139,246

 
703,279

 
765,933

Florida
227,910

 
574,092

 
97,185

 
899,187

 
1,013,543

Midwest
197,738

 
414,386

 
68,918

 
681,042

 
734,834

Texas
191,424

 
317,702

 
107,737

 
616,863

 
691,342

West
413,208

 
1,094,112

 
222,920

 
1,730,240

 
1,924,958

Other homebuilding (a)
18,351

 
198,566

 
25,204

 
242,121

 
2,638,951

 
1,408,260

 
3,259,066

 
782,732

 
5,450,058

 
8,458,171

Financial Services
—

 
—

 
—

 
—

 
508,989

 
$
1,408,260

 
$
3,259,066

 
$
782,732

 
$
5,450,058

 
$
8,967,160

 
 
 
 
 
 
 
 
 
 
 
December 31, 2014
 
Homes Under
Construction
 
Land Under
Development
 
Raw Land
 
Total
Inventory
 
Total
Assets
Northeast
$
184,974

 
$
266,229

 
$
106,077

 
$
557,280

 
$
659,224

Southeast
147,506

 
304,762

 
117,981

 
570,249

 
605,067

Florida
150,743

 
350,016

 
112,225

 
612,984

 
717,531

Midwest
176,966

 
326,549

 
70,266

 
573,781

 
624,815

Texas
134,873

 
250,102

 
91,765

 
476,740

 
528,392

West
270,060

 
850,629

 
230,199

 
1,350,888

 
1,485,685

Other homebuilding (a)
19,015

 
196,762

 
34,401

 
250,178

 
3,527,731

 
1,084,137

 
2,545,049

 
762,914

 
4,392,100

 
8,148,445

Financial Services
—

 
—

 
—

 
—

 
420,965

 
$
1,084,137

 
$
2,545,049

 
$
762,914

 
$
4,392,100

 
$
8,569,410

 
 
 
 
 
 
 
 
 
 
 
December 31, 2013
 
Homes Under
Construction
 
Land Under
Development
 
Raw Land
 
Total
Inventory
 
Total
Assets
Northeast
$
212,611

 
$
325,241

 
$
106,681

 
$
644,533

 
$
731,259

Southeast
139,484

 
274,981

 
146,617

 
561,082

 
599,271

Florida
140,366

 
295,631

 
104,766

 
540,763

 
618,449

Midwest
109,251

 
184,172

 
23,092

 
316,515

 
346,851

Texas
130,398

 
223,979

 
57,480

 
411,857

 
466,198

West
277,636

 
678,231

 
257,512

 
1,213,379

 
1,309,850

Other homebuilding (a)
32,401

 
207,152

 
50,879

 
290,432

 
4,334,591

 
1,042,147

 
2,189,387

 
747,027

 
3,978,561

 
8,406,469

Financial Services
—

 
—

 
—

 
—

 
327,674

 
$
1,042,147

 
$
2,189,387

 
$
747,027

 
$
3,978,561

 
$
8,734,143

 
(a)
Other homebuilding primarily includes cash and equivalents, capitalized interest, intangibles, deferred tax assets, and other corporate items that are not allocated to the operating segments.