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SEGMENT REPORTING
 12 Months Ended
Dec. 31, 2024
Segment Reporting [Abstract]  
SEGMENT REPORTING SEGMENT REPORTING
The Company’s reportable segments consist of:
• Valencia—includes the community of Valencia being developed in northern Los Angeles County, California. The Valencia segment derives revenues from the sale of residential and commercial land sites to homebuilders, commercial developers and commercial buyers. The Company’s investment in the Valencia Landbank Venture is also reported in the Valencia segment.
• San Francisco—includes the Candlestick and The San Francisco Shipyard communities located on bayfront property in the City of San Francisco, California. The San Francisco segment derives revenues from the sale of residential and commercial land sites to homebuilders, commercial developers and commercial buyers.
• Great Park—includes Great Park Neighborhoods being developed adjacent to and around the Orange County Great Park, a metropolitan park under construction in Orange County, California. This segment also includes management services provided by the Management Company to the Great Park Venture, the owner of the Great Park Neighborhoods. As of December 31, 2024, the Company had a 37.5% Percentage Interest in the Great Park Venture and accounted for the investment under the equity method. The reported segment information for the Great Park segment includes the results of 100% of the Great Park Venture at the historical basis of the venture, which did not apply push down accounting at acquisition date. The Great Park segment derives revenues at the Great Park Neighborhoods from sales of residential and commercial land sites to homebuilders, commercial developers and commercial buyers and management services provided by the Company to the Great Park Venture.
The Company’s chief operating decision maker (“CODM”) is the Company’s President and Chief Executive Officer. The CODM seeks to allocate resources to the Company’s segments with the objective of maximizing value by managing capital and
overhead spend with revenue opportunities. Segment profit is a measure that the CODM uses in the process of monitoring the performance of each segment and making operating decisions to best achieve those objectives.
Segment operating results and reconciliations to the Company’s consolidated balances for the years ended December 31, 2024, 2023 and 2022 are as follows:
For the year ended December 31, 2024
(in thousands)
ValenciaSan FranciscoGreat ParkTotal reportable segments
Removal of Great Park Venture(1)
Add investment in Great Park Venture
Corporate and unallocated(2)
Total Consolidated
Revenues$140,844 $678 $708,761 $850,283 $(612,806)$— $449 $237,926 
Less:
Cost of land sales90,109 — 144,876 234,985 (144,876)— — 90,109 
Management services— — 23,852 23,852 — — — 23,852 
Selling, general, and administrative10,356 4,883 11,033 26,272 (11,033)— 35,994 51,233 
Management fees-related party— — 113,934 113,934 (113,934)— — — 
Other segment items(3)
4,700 (69)(6,221)(1,590)6,221 (119,787)10,254 (104,902)
Segment profit (loss) / Net income (loss)35,679 (4,136)421,287 452,830 (349,184)119,787 (45,799)177,634 
Other segment disclosures:
Depreciation and amortization38 — 16,233 16,271 — — 298 16,569 
Interest income— 69 6,221 6,290 (6,221)— 10,789 10,858 
Segment assets914,583 1,424,819 670,906 3,010,308 (562,598)151,647 477,060 3,076,417 
Inventory assets876,172 1,421,908 274,738 2,572,818 (274,738)— — 2,298,080 
Expenditures for long-lived assets(4)
111,493 64,003 26,346 201,842 (26,346)— — 175,496 
(1) Represents the removal of the Great Park Venture operating results and balances which are included in the Great Park segment operating results and balances at 100% of its historical basis, but are not included in the Company’s consolidated results and balances as the Company accounts for its investment in the venture using the equity method of accounting.
After the sale of the Gateway Commercial Venture’s commercial operating assets in December 2024 (See Note 4), the Company’s commercial segment is no longer operating. The Company has reported the equity in earnings from the Company’s investment in the Gateway Commercial Venture within the corporate and unallocated column in the table above.
(2) Corporate and unallocated activity is primarily comprised of corporate general and administrative expenses, interest income, income tax provision of $27.5 million, Senior Notes exchange costs and equity in earnings from the Gateway Commercial Venture. Corporate and unallocated assets consist of cash and cash equivalents, investment in the Gateway Commercial Venture, leasehold improvements, ROU assets, prepaid expenses and deferred financing costs.
(3) Other segment items for each reportable segment include:
• Valencia—operating properties expenses, pension costs and equity in earnings from the Valencia Landbank Venture.
• San Francisco—interest income.
• Great Park—interest income.
(4) Expenditures for long-lived assets are net of inventory cost reimbursements and other inventory cost recoveries and include noncash project accruals and capitalized interest. For the year ended December 31, 2024, Valencia’s net expenditures include $10.1 million, San Francisco’s net expenditures include $1.1 million and Great Park Venture’s net expenditures include $167.3 million in inventory cost reimbursements and recoveries received.
For the year ended December 31, 2023
(in thousands)
ValenciaSan FranciscoGreat ParkTotal reportable segments
Removal of Great Park Venture(1)
Add investment in Great Park Venture
Corporate and unallocated(2)
Total Consolidated
Revenues$163,457 $654 $602,015 $766,126 $(554,825)$— $431 $211,732 
Less:
Cost of land sales(3)
105,651 — 237,309 342,960 (237,309)— — 105,651 
Management services— — 22,170 22,170 — — — 22,170 
Selling, general, and administrative11,577 3,989 10,927 26,493 (10,927)— 35,929 51,495 
Management fees-related party— — 65,395 65,395 (65,395)— — — 
Other segment items(4)
4,593 (22)(9,416)(4,845)9,416 (78,947)(6,924)(81,300)
Segment profit (loss) / Net income (loss)41,636 (3,313)275,630 313,953 (250,610)78,947 (28,574)113,716 
Other segment disclosures:
Depreciation and amortization3 — 14,987 14,990 — — 986 15,976 
Interest income— 22 7,490 7,512 (7,490)— 7,208 7,230 
Segment assets895,983 1,360,036 710,665 2,966,684 (619,199)213,786 408,017 2,969,288 
Inventory assets855,574 1,357,905 391,352 2,604,831 (391,352)— — 2,213,479 
Expenditures for long-lived assets(5)
34,066 46,708 21,004 101,778 (21,004)— — 80,774 
(1) Represents the removal of the Great Park Venture operating results and balances which are included in the Great Park segment operating results and balances at 100% of its historical basis, but are not included in the Company’s consolidated results and balances as the Company accounts for its investment in the venture using the equity method of accounting.
After the sale of the Gateway Commercial Venture’s commercial operating assets in December 2024 (See Note 4), the Company’s commercial segment is no longer operating. The Company has recast the segment presentation for the comparative prior period to report the equity in loss from the Company’s investment in the Gateway Commercial Venture within the corporate and unallocated column in the table above.
(2) Corporate and unallocated activity is primarily comprised of corporate general and administrative expenses, interest income, income tax benefit of $4.4 million, Senior Notes exchange costs and equity in loss from the Gateway Commercial Venture. Corporate and unallocated assets consist of cash and cash equivalents, investment in the Gateway Commercial Venture, leasehold improvements, ROU assets, prepaid expenses and deferred financing costs.
(3) For the year ended December 31, 2023, included within cost of land sales at the Great Park segment is cost of home sales of $0.2 million.
(4) Other segment items for each reportable segment include:
• Valencia—operating properties expenses, pension costs, miscellaneous other income and equity in earnings from the Valencia Landbank Venture.
• San Francisco—interest income.
• Great Park—interest income and equity in earnings from the Great Park Landbank Venture.
(5) Expenditures for long-lived assets are net of inventory cost reimbursements and other inventory cost recoveries and include noncash project accruals and capitalized interest. For the year ended December 31, 2023, Valencia’s net expenditures include $64.1 million, San Francisco’s net expenditures include $1.1 million and Great Park Venture’s net expenditures include $89.6 million in inventory cost reimbursements and recoveries received.
For the year ended December 31, 2022
(in thousands)
ValenciaSan FranciscoGreat ParkTotal reportable segments
Removal of Great Park Venture(1)
Add investment in Great Park Venture
Corporate and unallocated(2)
Total Consolidated
Revenues$10,571 $690 $354,892 $366,153 $(323,877)$— $418 $42,694 
Less:
Cost of land sales(3)
(996)— 185,384 184,388 (185,384)— — (996)
Management services— — 20,261 20,261 — — — 20,261 
Selling, general, and administrative13,602 4,087 18,127 35,816 (18,127)— 36,902 54,591 
Management fees-related party— — 53,298 53,298 (53,298)— — — 
Other segment items(4)
6,788 (1)(1,886)4,901 1,886 (20,444)17,269 3,612 
Segment profit (loss) / Net income (loss)(8,823)(3,396)79,708 67,489 (68,954)20,444 (53,753)(34,774)
Other segment disclosures:
Depreciation and amortization45 77 11,149 11,271 — — 1,031 12,302 
Interest income1 1 1,532 1,534 (1,532)— 824 826 
Segment assets972,028 1,314,308 916,909 3,203,245 (799,174)289,026 192,687 2,885,784 
Inventory assets927,929 1,311,196 605,893 2,845,018 (605,893)— — 2,239,125 
Expenditures for long-lived assets(5)
101,634 40,742 102,695 245,071 (102,695)— — 142,376 
(1) Represents the removal of the Great Park Venture operating results and balances which are included in the Great Park segment operating results and balances at 100% of its historical basis, but are not included in the Company’s consolidated results and balances as the Company accounts for its investment in the venture using the equity method of accounting.
After the sale of the Gateway Commercial Venture’s commercial operating assets in December 2024 (See Note 4), the Company’s commercial segment is no longer operating. The Company has recast the segment presentation for the comparative prior period to report the equity in loss from the Company’s investment in the Gateway Commercial Venture within the corporate and unallocated column in the table above.
(2) Corporate and unallocated activity is primarily comprised of corporate general and administrative expenses, interest income, income tax benefit of $1.5 million, restructuring expenses and equity in loss from the Gateway Commercial Venture. Corporate and unallocated assets consist of cash and cash equivalents, investment in the Gateway Commercial Venture, leasehold improvements, ROU assets, prepaid expenses and deferred financing costs.
(3) For the year ended December 31, 2022, included within cost of land sales at the Great Park segment is cost of home sales of $29.7 million.
(4) Other segment items for each reportable segment include:
• Valencia—operating properties expenses, interest income, pension costs and equity in earnings from the Valencia Landbank Venture.
• San Francisco—interest income.
• Great Park—interest income and equity in earnings from the Great Park Landbank Venture.
(5) Expenditures for long-lived assets are net of inventory cost reimbursements and other inventory cost recoveries and include noncash project accruals and capitalized interest. For the year ended December 31, 2022, Valencia’s net expenditures include $34.8 million, San Francisco’s net expenditures include $3.3 million and Great Park Venture’s net expenditures include $43.7 million in inventory cost reimbursements and recoveries received.
A third-party home builder represented one of the Company’s major customers during the year ended December 31, 2024, accounting for approximately $31.2 million, or 13%, of total consolidated revenues. Revenues generated from this customer were from the sale of homesites and variable land sale consideration from profit participation and marketing fees in Valencia. An unaffiliated land banking entity that acquired homesites in Valencia in 2024 represented another one of the Company’s major customers during the year ended December 31, 2024 and accounted for approximately $76.9 million, or 32% of total consolidated revenues. Lennar retained the option to acquire these homesites in the future from the unaffiliated land banking entity and has historically exercised its options to acquire such homesites. Two third-party home builders represented major customers of the Company during the year ended December 31, 2023, accounting for approximately $39.4 million, or 19%, and $21.7 million, or 10%, of total consolidated revenues, respectively. Revenues generated from these customers were from the sale of homesites and variable land sale consideration from profit participation and marketing fees in Valencia. An unaffiliated land banking entity that acquired homesites in Valencia in 2023 represented one of the Company’s major customers during the year ended December 31, 2023 and accounted for approximately $101.8 million, or 48%, of total consolidated revenues. Lennar retained the option to acquire these homesites in the future from the unaffiliated land banking entity and has historically exercised its options to acquire such homesites. Lennar represented one of the Company’s major customers during the year ended December 31, 2022, accounting for approximately $7.5 million, or 18%, of total consolidated revenues. Revenues generated from Lennar primarily consisted of variable land sale consideration from profit participation in Valencia. The Great Park Venture represented another of the Company’s major customers for the years ended December 31, 2024, 2023 and 2022, and accounted for approximately $96.0 million, or 40%, $47.2 million, or 22%, and $31.0 million, or 73%, of total consolidated revenues, respectively. These revenues represented management services revenues and were reported in the Great Park segment.