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Investments in and Advances to Unconsolidated Entities | 3 Months Ended
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Jan. 31, 2015
Investments in and Advances to Affiliates, Schedule of Investments [Abstract] |
Investments in and Advances to Affiliates, Schedule of Investments [Text Block] | Investments in and Advances to Unconsolidated Entities We have investments in and advances to various unconsolidated entities. These entities include land development joint ventures, home building joint ventures, rental property joint ventures, Toll Brothers Realty Trust (“Trust”) and Toll Brothers Realty Trust II (“Trust II”), and a structured asset joint venture. At January 31, 2015, we had investments in and advances to these unconsolidated entities of $463.6 million and were committed to invest or advance up to an additional $83.9 million to these entities if they require additional funding. More specific information regarding our investments in, advances to, and future commitments to these entities is provided below. Land Development Joint Ventures We have investments in and advances to a number of joint ventures with unrelated parties to develop land (“Land Development Joint Ventures”). Some of these Land Development Joint Ventures develop land for the sole use of the venture participants, including us, and others develop land for sale to the joint venture participants and to unrelated builders. We recognize our share of earnings from the sale of home sites and other land by the Land Development Joint Ventures to other builders. With regard to home sites we purchase from the Land Development Joint Ventures, we adjust our cost basis in those home sites by our share of the earnings/losses of the joint venture on the home sites we purchase. At January 31, 2015, we had approximately $140.1 million invested in or advanced to the Land Development Joint Ventures and a funding commitment of $32.8 million to four of the Land Development Joint Ventures which would be funded if additional investment in the ventures is required. At January 31, 2015, three of these joint ventures had aggregate loan commitments of $175.0 million and outstanding borrowings against these commitments of $108.8 million. At January 31, 2015, we had a purchase commitment or understandings to acquire 557 home sites from two of these Land Development Joint Ventures for an aggregate purchase price of $180.6 million. In addition, we expect to purchase approximately 3,300 additional lots from several Land Development Joint Ventures in which we have interests. The purchase price of the lots will be determined at a future date. Set forth below is additional information regarding activity in certain Land Development Joint Ventures; such activity is included in the summary information provided above. In the third quarter of fiscal 2014, we received approximately 515 home sites from a Land Development Joint Venture in consideration of our previous investment in the joint venture. We received an additional 48 home sites in the first quarter of fiscal 2015. We have a commitment to this joint venture to fund approximately $17.1 million which represents our share of the major infrastructure improvements related to this community. Contributions to this joint venture related to the improvements will be included in “Inventory” in our Condensed Consolidated Balance Sheets when made. In the first quarter of fiscal 2014, we entered into a joint venture with an unrelated party to develop a parcel of land in Texas. The joint venture expects to develop a master planned community consisting of up to 7,000 home sites and retail and commercial property. We have a 50% interest in this joint venture. Prior to the formation of the joint venture, we entered into a land purchase agreement to acquire the land for approximately $79.3 million. We contributed our rights under the purchase agreement to the joint venture and were reimbursed by our joint venture partner for 50% of the costs we incurred prior to the formation of the joint venture. At January 31, 2015, we had an investment of $40.1 million in this joint venture. In May 2014, the joint venture obtained outside financing of $40.0 million to help fund the future development of the property. At January 31, 2015, this joint venture had $13.4 million of borrowings under the loan facility. Home Building Joint Ventures At January 31, 2015, we had an aggregate of $207.2 million of investments in and advances to various joint ventures with unrelated parties to develop approximately 640 luxury for-sale homes (“Home Building Joint Ventures”). At January 31, 2015, we had $34.0 million of funding commitments to two of these joint ventures. Set forth below is additional information regarding activity in certain Home Building Joint Ventures; such activity is included in the summary information provided above. In the first quarter of fiscal 2015, we entered into a joint venture with an unrelated party to complete the development of a high-rise luxury condominium project in the urban New York market on property that we owned. We contributed $15.9 million as our initial contribution for a 25% interest in this joint venture. We sold the property to the joint venture for $78.5 million and we were reimbursed for development and construction costs incurred by us prior to the sale. The gain of $9.3 million that we achieved on the sale was deferred and will be recognized as units are sold to the ultimate home buyer. At January 31, 2015, we had an investment of $16.7 million in this joint venture. The joint venture obtained construction loan financing of $124.0 million to fund the land purchase and a portion of the cost of the development of the property. At January 31, 2015, the joint venture had $37.4 million borrowed under the construction loan. We invested in a joint venture in which we have a 50% interest to develop a high-rise luxury condominium project in conjunction with a luxury hotel in the urban New York market. At January 31, 2015, we had invested $24.5 million in this joint venture and expect to make additional investments of approximately $25.7 million for the development of this project. In November 2014, this joint venture, along with the hotel joint venture discussed in Rental Property Joint Ventures below, entered into a $160.0 million construction loan agreement to complete the construction of the condominiums and hotel. At January 31, 2015, this joint venture had $14.8 million of outstanding borrowings under the loan agreement. We invested in a joint venture in which we have a 50% interest to develop a high-rise luxury for-sale/rental project in the metro New York market. At January 31, 2015, we had an investment of $132.0 million in this joint venture. Under the terms of the agreement, upon completion of the construction of the building, we will acquire ownership of the top 18 floors of the building to sell, for our own account, luxury condominium units. Our partner will receive ownership of the lower floors containing residential rental units and retail space. We expect to receive title to our floors during the second quarter of fiscal 2015. At the time of transfer, our investment in this joint venture will be transferred to inventory. Rental Property Joint Ventures At January 31, 2015, we had an aggregate of $94.3 million of investments in and advances to several joint ventures with unrelated parties to develop luxury for-rent residential apartments, commercial space, and a hotel (“Rental Property Joint Ventures”). At January 31, 2015, we had $17.1 million of funding commitments to these joint ventures. At January 31, 2015, six of these joint ventures had aggregate loan commitments of $486.2 million and outstanding borrowings against these commitments of $172.1 million. Set forth below is additional information regarding activity in certain Rental Property Joint Ventures; such activity is included in the summary information provided above. We invested in a joint venture in which we have a 50% interest to develop a luxury hotel in conjunction with a high-rise luxury condominium project in the urban New York market. At January 31, 2015, we had invested $15.0 million in this joint venture and expect to make additional investments of approximately $15.6 million for the development of the hotel. In November 2014, this joint venture, along with the joint venture discussed in Home Building Joint Ventures above, entered into a $160.0 million construction loan agreement to complete the construction of the condominiums and hotel. At January 31, 2015, this joint venture had $7.5 million of outstanding borrowings under the loan agreement. In the fourth quarter of fiscal 2014, we entered into a joint venture with an unrelated party to develop a 418-unit student housing project and retail space in College Park, Maryland, on land that we were under contract to purchase. We have a 25% interest in this joint venture. We made an initial investment of $11.9 million to the joint venture, which included $3.5 million of land deposits previously funded by us, and our partner made an initial capital contribution of $35.7 million. In addition, we received a reimbursement of $3.1 million for certain costs incurred by us prior to the closing of the joint venture. The joint venture obtained construction loan financing of $104.5 million to fund a portion of the cost of the development of the property. At January 31, 2015, we had an investment of $12.5 million in this joint venture. In the first quarter of 2014, two of our Rental Property Joint Ventures entered into $126.0 million of construction loan agreements to finance construction of multi-family residential apartments in suburban Philadelphia and northern New Jersey. At January 31, 2015, these joint ventures had $47.6 million borrowings under these facilities. Structured Asset Joint Venture Through our wholly-owned subsidiary, Gibraltar Capital and Asset Management LLC (“Gibraltar”), we are a 20% participant with two unrelated parties that purchased a 40% interest in an entity that owns and controls a portfolio of loans and real estate (“Structured Asset Joint Venture”). At January 31, 2015, we had an investment of $18.4 million in this Structured Asset Joint Venture. Toll Brothers Realty Trust and Trust II In fiscal 2005, we, together with an unrelated party, formed Trust II to invest in commercial real estate opportunities. Trust II is owned 50% by us and 50% by our partner. In December 2013, Trust II sold substantially all of its assets to an unrelated party. As a result of this sale, we realized income of approximately $23.5 million in the first quarter of fiscal 2014, representing our share of the gain on the sale. The gain on sale of assets is included in “Income from unconsolidated entities” for the three months ended January 31, 2014 in our Condensed Consolidated Statement of Operations and Comprehensive Income. In December 2013, we received a $20.0 million cash distribution from Trust II. In addition, in the first quarter of fiscal 2014, we recognized $2.9 million in previously deferred gains on our initial sales of the properties to Trust II. This gain is included in “Other income - net,” for the three months ended January 31, 2014, in our Condensed Consolidated Statements of Operations and Comprehensive Income. At January 31, 2015, we had an investment of $1.1 million in Trust II. In 1998, prior to the formation of Trust II, we formed the Trust to invest in commercial real estate opportunities. The Trust is effectively owned one-third by us; one-third by Robert I. Toll, Bruce E. Toll (and members of his family), Douglas C. Yearley, Jr. and former members of our senior management; and one-third by an unrelated party. As of January 31, 2015, we had an investment in the Trust of $2.6 million. We provide development, finance, and management services to the Trust and recognized fees under the terms of various agreements in the amounts of $0.6 million in each of the three-month periods ended January 31, 2015 and 2014. In three months ended January 31, 2015, we received a $2.0 million distribution which is included in “Income from unconsolidated entities” in our Consolidated Statements of Operations and Comprehensive Income. In the second quarter of fiscal 2014, the Trust refinanced the mortgage on one of its properties and distributed $36.0 million of the net proceeds from the refinancing to its partners. We received $12.0 million as our share of the proceeds and recognized this distribution as income in the second quarter of fiscal 2014. Guarantees The unconsolidated entities in which we have investments generally finance their activities with a combination of partner equity and debt financing. In some instances, we and our partners have guaranteed debt of certain unconsolidated entities which may include any, or all, of the following: (i) project completion including any cost overruns, in whole or in part; (ii) repayment guarantees, generally covering a percentage of the outstanding loan; (iii) indemnification of the lender as to environmental matters affecting the unconsolidated entity; (iv) a hazardous material indemnity that holds the lender harmless against any obligations for which the lender may incur liability resulting from the threat or presence of any hazardous or toxic substances at or near the property covered by a loan; and (v) indemnification of the lender from “bad boy acts” of the unconsolidated entity. In some instances, the guarantees provided in connection with loans to an unconsolidated entity are joint and several. In these situations, we generally have a reimbursement agreement with our partner that provides that neither party is responsible for more than its proportionate share or agreed-upon share of the guarantee; however, if a joint venture partner does not have adequate financial resources to meet its obligations under the reimbursement agreement, we may be liable for more than our proportionate share. We believe that, as of January 31, 2015, in the event we become legally obligated to perform under a guarantee of the obligation of an unconsolidated entity due to a triggering event, the collateral should be sufficient to repay a significant portion of the obligation. If it is not, we and our partners would need to contribute additional capital to the venture. At January 31, 2015, the unconsolidated entities that have guarantees related to debt had loan commitments aggregating $883.2 million and had borrowed an aggregate of $333.1 million. The terms of these guarantees generally range from 10 months to 44 months. We estimate that the maximum potential exposure under these guarantees, if the full amount of the loan commitments were borrowed, would be $883.2 million before any reimbursement from our partners. Based on the amounts borrowed at January 31, 2015, our maximum potential exposure under these guarantees is estimated to be approximately $333.1 million before any reimbursement from our partners. In addition, we have guaranteed approximately $11.0 million of ground lease payments and insurance deductibles for three joint ventures. As of January 31, 2015, the estimated aggregate fair value of the guarantees was approximately $4.4 million. We have not made payments under any of the guarantees, nor have we been called upon to do so. Variable Interest Entities At January 31, 2015, we determined that one of our joint ventures was a VIE under the guidance within ASC 810, “Consolidation.” At October 31, 2014, we had determined that three of our joint ventures were VIEs under this guidance. We have, however, concluded that we were not the primary beneficiary of the VIEs because the power to direct the activities of these VIEs that most significantly impact their performance was shared by us and the VIEs’ other members. Business plans, budgets, and other major decisions are required to be unanimously approved by all members. Management and other fees earned by us are nominal and believed to be at market rates, and there is no significant economic disproportionality between us and the other members. The information presented below regarding the investments, commitments, and guarantees in unconsolidated entities deemed to be VIEs is also included in the information provided above. At January 31, 2015 and October 31, 2014, our investments in unconsolidated joint ventures deemed to be VIEs, which are included in “Investments in and advances to unconsolidated entities” in the accompanying Condensed Consolidated Balance Sheets, totaled $8.0 million and $46.4 million, respectively. At January 31, 2015, the maximum exposure of loss to our investment in the unconsolidated joint venture that is a VIE is limited to our investment in the unconsolidated VIE, except with regard to $1.5 million of additional commitments to the VIE. At October 31, 2014, the maximum exposure of loss to our investment in unconsolidated joint ventures that are VIEs is limited to our investment in the unconsolidated VIEs, except with regard to $43.4 million of additional commitments to fund the joint ventures and a $9.1 million guaranty of ground lease payments. Joint Venture Condensed Financial Information The Condensed Balance Sheets, as of the dates indicated, and the Condensed Statements of Operations and Comprehensive Income for the periods indicated, for the unconsolidated entities in which we have an investment, aggregated by type of business, are included below (in thousands). The column titled “Rental Property Joint Ventures” includes the Rental Property Joint Ventures, the Trust, and Trust II, described above. Condensed Balance Sheets:
| January 31, 2015
| Land Development Joint Ventures |  | Home Building Joint Ventures |  | Rental Property Joint Ventures |  | Structured Asset Joint Venture |  | Total
Cash and cash equivalents | $ | 32,545 |  |  | $ | 16,618 |  |  | $ | 30,610 |  |  | $ | 15,994 |  |  | $ | 95,767 |
Inventory | 254,188 |  |  | 593,709 |  |  |  |  |  |  |  |  | 847,897 |
Non-performing loan portfolio |  |  |  |  |  |  | 48,130 |  |  | 48,130 |
Rental properties |  |  |  |  | 189,475 |  |  |  |  |  | 189,475 |
Rental properties under development |  |  |  |  | 327,663 |  |  |  |  | 327,663 |
Real estate owned (“REO”) |  |  |  |  |  |  | 174,046 |  |  | 174,046 |
Other assets (1) | 42,153 |  |  | 71,609 |  |  | 12,090 |  |  | 77,988 |  |  | 203,840 |
Total assets | $ | 328,886 |  |  | $ | 681,936 |  |  | $ | 559,838 |  |  | $ | 316,158 |  |  | $ | 1,886,818 |
Debt (1) | $ | 109,886 |  |  | $ | 60,024 |  |  | $ | 384,590 |  |  | $ | 77,950 |  |  | $ | 632,450 |
Other liabilities | 28,028 |  |  | 55,633 |  |  | 35,445 |  |  | 455 |  |  | 119,561 |
Members’ equity | 190,972 |  |  | 566,279 |  |  | 139,803 |  |  | 95,113 |  |  | 992,167 |
Noncontrolling interest |  |  |  |  |  |  |  | 142,640 |  |  | 142,640 |
Total liabilities and equity | $ | 328,886 |  |  | $ | 681,936 |  |  | $ | 559,838 |  |  | $ | 316,158 |  |  | $ | 1,886,818 |
Company’s net investment in unconsolidated entities (2) | $ | 140,083 |  |  | $ | 207,189 |  |  | $ | 97,954 |  |  | $ | 18,352 |  |  | $ | 463,578 |
| October 31, 2014
| Land Development Joint Ventures |  | Home Building Joint Ventures |  | Rental Property Joint Ventures |  | Structured Asset Joint Venture |  | Total
Cash and cash equivalents | $ | 31,968 |  |  | $ | 21,821 |  |  | $ | 33,040 |  |  | $ | 23,462 |  |  | $ | 110,291 |
Inventory | 258,092 |  |  | 465,144 |  |  |  |  |  |  |  |  | 723,236 |
Non-performing loan portfolio |  |  |  |  |  |  |  | 57,641 |  |  | 57,641 |
Rental properties |  |  |  |  | 140,238 |  |  |  |  |  | 140,238 |
Rental properties under development |  |  |  |  | 327,315 |  |  |  |  | 327,315 |
Real estate owned (“REO”) |  |  |  |  |  |  | 184,753 |  |  | 184,753 |
Other assets (1) | 30,166 |  |  | 75,164 |  |  | 14,333 |  |  | 77,986 |  |  | 197,649 |
Total assets | $ | 320,226 |  |  | $ | 562,129 |  |  | $ | 514,926 |  |  | $ | 343,842 |  |  | $ | 1,741,123 |
Debt (1) | $ | 102,042 |  |  | $ | 8,713 |  |  | $ | 333,128 |  |  | $ | 77,950 |  |  | $ | 521,833 |
Other liabilities | 23,854 |  |  | 56,665 |  |  | 43,088 |  |  | 177 |  |  | 123,784 |
Members’ equity | 194,330 |  |  | 496,751 |  |  | 138,710 |  |  | 106,298 |  |  | 936,089 |
Noncontrolling interest |  |  |  |  |  |  |  | 159,417 |  |  | 159,417 |
Total liabilities and equity | $ | 320,226 |  |  | $ | 562,129 |  |  | $ | 514,926 |  |  | $ | 343,842 |  |  | $ | 1,741,123 |
Company’s net investment in unconsolidated entities (2) | $ | 140,221 |  |  | $ | 189,509 |  |  | $ | 97,353 |  |  | $ | 19,995 |  |  | $ | 447,078 |
(1) | Included in other assets of the Structured Asset Joint Venture at January 31, 2015 and October 31, 2014 is $78.0 million of restricted cash held in a defeasance account which will be used to repay debt of the Structured Asset Joint Venture.
(2) | Differences between our net investment in unconsolidated entities and our underlying equity in the net assets of the entities are primarily a result of the acquisition price of an investment in a land development joint venture in fiscal 2012 that was in excess of our pro-rata share of the underlying equity; impairments related to our investment in unconsolidated entities; a loan made to one of the entities by us; interest capitalized on our investment; the estimated fair value of the guarantees provided to the joint ventures; and distributions from entities in excess of the carrying amount of our net investment.
Condensed Statements of Operations and Comprehensive Income:
| For the three months ended January 31, 2015
| Land Development Joint Ventures |  | Home Building Joint Ventures |  | Rental Property Joint Ventures |  | Structured Asset Joint Venture |  | Total
Revenues | $ | 18,276 |  |  | $ | 19,294 |  |  | $ | 7,611 |  |  | $ | 889 |  |  | $ | 46,070 |
Cost of revenues | 9,630 |  |  | 16,913 |  |  | 3,269 |  |  | 6,074 |  |  | 35,886 |
Other expenses | 135 |  |  | 1,575 |  |  | 4,388 |  |  | 326 |  |  | 6,424 |
Total expenses | 9,765 |  |  | 18,488 |  |  | 7,657 |  |  | 6,400 |  |  | 42,310 |
Gain on disposition of loans and REO |  |  |  |  |  |  |  |  |  | 7,631 |  |  | 7,631 |
Income (loss) from operations | 8,511 |  |  | 806 |  |  | (46 | ) |  | 2,120 |  |  | 11,391 |
Other income |  |  |  | 72 |  |  |  |  |  | 586 |  |  | 658 |
Net income (loss) | 8,511 |  |  | 878 |  |  | (46 | ) |  | 2,706 |  |  | 12,049 |
Less: income attributable to noncontrolling interest |  |  |  |  |  |  |  |  | (1,623 | ) |  | (1,623 | )
Net income (loss) attributable to controlling interest | 8,511 |  |  | 878 |  |  | (46 | ) |  | 1,083 |  |  | 10,426 |
Other comprehensive loss |  |  |  |  | (22 | ) |  |  |  | (22 | )
Total comprehensive income (loss) | $ | 8,511 |  |  | $ | 878 |  |  | $ | (68 | ) |  | $ | 1,083 |  |  | $ | 10,404 |
Company’s equity in earnings of unconsolidated entities (3) | $ | 2,442 |  |  | $ | 542 |  |  | $ | 1,700 |  |  | $ | 217 |  |  | $ | 4,901 |
| For the three months ended January 31, 2014
| Land Development Joint Ventures |  | Home Building Joint Ventures |  | Rental Property Joint Ventures |  | Structured Asset Joint Venture |  | Total
Revenues | $ | 1,544 |  |  | $ | 11,581 |  |  | $ | 9,449 |  |  | $ | 283 |  |  | $ | 22,857 |
Cost of revenues | 681 |  |  | 10,374 |  |  | 3,971 |  |  | 2,350 |  |  | 17,376 |
Other expenses | 255 |  |  | 999 |  |  | 12,055 |  |  | 459 |  |  | 13,768 |
Total expenses | 936 |  |  | 11,373 |  |  | 16,026 |  |  | 2,809 |  |  | 31,144 |
Gain on disposition of loans and REO |  |  |  |  |  |  |  |  |  | 3,908 |  |  | 3,908 |
Income (loss) from operations | 608 |  |  | 208 |  |  | (6,577 | ) |  | 1,382 |  |  | (4,379 | )
Other income | 1 |  |  | 39 |  |  | 42,858 |  |  | 123 |  |  | 43,021 |
Net income | 609 |  |  | 247 |  |  | 36,281 |  |  | 1,505 |  |  | 38,642 |
Less: income attributable to noncontrolling interest |  |  |  |  |  |  | (903 | ) |  | (903 | )
Net income attributable to controlling interest | 609 |  |  | 247 |  |  | 36,281 |  |  | 602 |  |  | 37,739 |
Other comprehensive income |  |  |  |  | 786 |  |  |  |  | 786 |
Total comprehensive income | $ | 609 |  |  | $ | 247 |  |  | $ | 37,067 |  |  | $ | 602 |  |  | $ | 38,525 |
Company’s equity in earnings (losses) of unconsolidated entities (3) | $ | (32 | ) |  | $ | 182 |  |  | $ | 23,750 |  |  | $ | (985 | ) |  | $ | 22,915 |
(3) | Differences between our equity in earnings (losses) of unconsolidated entities and the underlying net income (loss) of the entities is primarily a result of a basis difference of an acquired joint venture interest, distributions from entities in excess of the carrying amount of our net investment, and our share of the entities’ profits related to home sites purchased by us which reduces our cost basis of the home sites acquired.

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- Definition The entire disclosure for the information summarizing investments in and advances to majority-owned subsidiaries, other controlled companies, and other affiliates. It reflects specified information about ownership, financial results from, and financial position in such entities. + References Reference 1: http://www.xbrl.org/2003/role/presentationRef -Publisher FASB -Name Accounting Standards Codification -Topic 946 -SubTopic 320 -Section S99 -Paragraph 6 -Subparagraph (SX 210.12-14) -URI http://asc.fasb.org/extlink&oid=34726532&loc=d3e611322-123010 Reference 2: http://www.xbrl.org/2003/role/presentationRef -Publisher SEC -Name Regulation S-X (SX) -Number 210 -Section 14 -Article 12 + Details
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