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Variable Interest Entities and Consolidated Real Estate Not Owned | 6 Months Ended
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Jun. 30, 2013
Variable Interest Entities and Consolidated Real Estate Not Owned [Abstract] |
VARIABLE INTEREST ENTITIES AND CONSOLIDATED REAL ESTATE NOT OWNED | NOTE 3 — VARIABLE INTEREST ENTITIES AND CONSOLIDATED REAL ESTATE NOT OWNED We enter into purchase and option agreements for land or lots as part of our normal course of business. These purchase and option agreements enable us to acquire properties at one or multiple future dates at pre-determined prices. We believe these acquisition structures reduce our financial risk associated with land acquisitions and holdings and allow us to better maximize our liquidity. Based on the provisions of the relevant accounting guidance, we have concluded that when we enter into purchase or option agreements to acquire land or lots from an entity, a variable interest entity, or “VIE”, may be created. We evaluate all purchase and option agreements for land to determine whether they are a VIE. ASC 810, Consolidations, requires that for each VIE, we assess whether we are the primary beneficiary and, if we are, we consolidate the VIE in our financial statements and reflect such assets and liabilities as “Real estate not owned.” The liabilities related to consolidated VIEs are excluded from our debt covenant calculations. In order to determine if we are the primary beneficiary, we must first assess whether we have the ability to control the activities of the VIE that most significantly impact its economic performance. Such activities include, but are not limited to, the ability to determine the budget and scope of land development work, if any; the ability to control financing decisions for the VIE; the ability to acquire additional land into the VIE or dispose of land in the VIE not under contract with Meritage; and the ability to change or amend the existing option contract with the VIE. If we are not determined to control such activities, we are not considered the primary beneficiary of the VIE. If we do have the ability to control such activities, we will continue our analysis by determining if we are also expected to absorb a potentially significant amount of the VIE’s losses or, if no party absorbs the majority of such losses, if we will benefit from a potentially significant amount of the VIE’s expected gains. In substantially all cases, creditors of the entities with which we have option agreements have no recourse against us and the maximum exposure to loss in our option agreements is limited to non-refundable option deposits and any capitalized pre-acquisition costs. Often, we are at risk for items over budget related to land development on property we have under option if we are the land developer. In these cases, we have contracted to complete development at a fixed cost on behalf of the land owner and any budget shortfalls are borne by us and any budget savings inure to us. Some of our option deposits may be refundable to us if certain contractual conditions are not performed by the party selling the lots. The table below presents a summary of our lots under option or contract at June 30, 2013 (dollars in thousands):
| Number of Lots |  | Purchase Price |  | Option/Earnest Money Deposits Cash |
Purchase and option contracts recorded on balance sheet as Real estate not owned | — |  |  | $ | — |  |  | $ | — |  |
Purchase and option contracts not recorded on balance sheet — non-refundable deposits, committed (1) | 4,842 |  |  | 210,769 |  |  | 18,131 |  |
Purchase and option contracts not recorded on balance sheet — refundable deposits, committed | 610 |  |  | 30,785 |  |  | 555 |  |
Total committed (on and off balance sheet) | 5,452 |  |  | 241,554 |  |  | 18,686 |  |
Total purchase and option contracts not recorded on balance sheet — refundable deposits, uncommitted (2) | 4,722 |  |  | 158,589 |  |  | 3,026 |  |
Total lots under contract or option | 10,174 |  |  | $ | 400,143 |  |  | $ | 21,712 |  |
Total option contracts not recorded on balance sheet | 10,174 |  |  | $ | 400,143 |  |  | $ | 21,712 |  | (3)
(1) | Deposits are generally non-refundable except if certain contractual conditions fail or certain contractual obligations are not performed by the selling party.
(2) | Deposits are refundable at our sole discretion. We have not completed our acquisition evaluation process and we have not internally committed to purchase these lots.
(3) | Amount is reflected in our consolidated balance sheet in the line item “Deposits on real estate under option or contract” as of June 30, 2013.
Generally, our option contracts to purchase lots remain effective so long as we purchase a pre-established minimum number of lots each month or quarter, as determined by the respective agreement. The pre-established number is typically structured to approximate our expected rate of home construction starts. Purchase contracts generally involved bulk purchase terms where we purchase all or a large portion of the lots at one time and are typically short-term in nature.

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- Definition The entire disclosure of the Company's activities related to land option purchase agreements that meet the requirements of a variable interest entity. When the Company is considered the primary beneficiary to the agreement the land purchase option is consolidated in accordance with ASC 810. In addition certain other Real Estate Not Owned activities are also consolidated by the Company. + References No definition available. + Details
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