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Segment Reporting | 9 Months Ended
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Sep. 30, 2025
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. • 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 the 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 September 30, 2025, 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. • Hearthstone—includes the Hearthstone Venture residential asset and investment management platform focused on acquiring, developing, and managing residential land and lot option programs across multiple U.S. markets. The Hearthstone segment derives revenues from management and performance fees earned for providing real estate investment management services to residential land development ventures or funds. Segment operating results and reconciliations to the Company’s consolidated balances for the three and nine months ended September 30, 2025 and 2024 are as follows (in thousands):
| Three Months Ended September 30, 2025
| Valencia |  | San Francisco |  | Great Park |  | Hearthstone |  | Total reportable segments |  | Removal of Great Park Venture(1) |  |  |  | Add investment in Great Park Venture |  |  |  |  |  | Corporate and unallocated(2) |  | Total Consolidated
Revenues | $ | 486 |  |  | $ | 176 |  |  | $ | 282,504 |  |  | $ | 3,394 |  |  | $ | 286,560 |  |  | $ | (273,072) |  |  |  |  | $ | — |  |  |  |  |  |  | $ | — |  |  | $ | 13,488 |
Less: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Cost of land sales | — |  |  | — |  |  | 64,883 |  |  | — |  |  | 64,883 |  |  | (64,883) |  |  |  |  | — |  |  |  |  |  |  | — |  |  | — |
Management services | — |  |  | — |  |  | 2,714 |  |  | 2,741 |  |  | 5,455 |  |  | — |  |  |  |  | — |  |  |  |  |  |  | — |  |  | 5,455 |
Selling, general, and administrative | 2,230 |  |  | 1,156 |  |  | 2,532 |  |  | — |  |  | 5,918 |  |  | (2,532) |  |  |  |  | — |  |  |  |  |  |  | 10,908 |  |  | 14,294 |
Management fees-related party | — |  |  | — |  |  | 6,138 |  |  | — |  |  | 6,138 |  |  | (6,138) |  |  |  |  | — |  |  |  |  |  |  | — |  |  | — |
Other segment items(3) | 1,623 |  |  | (3) |  |  | (2,115) |  |  | (181) |  |  | (676) |  |  | 2,115 |  |  |  |  | (69,548) |  |  |  |  |  |  | 6,134 |  |  | (61,975) |
Segment profit (loss) / Net income (loss) | (3,367) |  |  | (977) |  |  | 208,352 |  |  | 834 |  |  | 204,842 |  |  | (201,634) |  |  |  |  | 69,548 |  |  |  |  |  |  | (17,042) |  |  | 55,714 |
Other segment disclosures: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Depreciation and amortization | 13 |  |  | — |  |  | 813 |  |  | 326 |  |  | 1,152 |  |  | — |  |  |  |  | — |  |  |  |  |  |  | 56 |  |  | 1,208 |
Interest income | — |  |  | 3 |  |  | 2,115 |  |  | 7 |  |  | 2,125 |  |  | (2,115) |  |  |  |  | — |  |  |  |  |  |  | 4,474 |  |  | 4,484 |
Expenditures for long-lived assets, net(4) | 33,174 |  |  | 14,582 |  |  | 26,970 |  |  | — |  |  | 74,726 |  |  | (26,970) |  |  |  |  | — |  |  |  |  |  |  | — |  |  | 47,756 |
(1) Represents the removal of the Great Park Venture operating results, which are included in the Great Park segment operating results at 100% of its historical basis, but are not included in the Company’s consolidated results 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 5), 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 $9.2 million, loss on debt extinguishment and equity in earnings from the Gateway Commercial Venture. (3) Other segment items for each reportable segment include: • Valencia—operating properties expenses, pension costs and equity in earnings from unconsolidated entities. • San Francisco—interest income. • Great Park—interest income. • Hearthstone—interest income and equity in earnings from Hearthstone Funds. (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 three months ended September 30, 2025, San Francisco’s net expenditures include $0.5 million and Great Park Venture’s net expenditures include $8.7 million in inventory cost reimbursements and recoveries received.
| Three Months Ended September 30, 2024
| Valencia |  | San Francisco |  | Great Park |  |  |  | Total reportable segments |  | Removal of Great Park Venture(1) |  |  |  | Add investment in Great Park Venture |  |  |  |  |  | Corporate and unallocated(2) |  | Total Consolidated
Revenues | $ | 812 |  |  | $ | 171 |  |  | $ | 77,427 |  |  |  |  | $ | 78,410 |  |  | $ | (61,512) |  |  |  |  | $ | — |  |  |  |  |  |  | $ | 115 |  |  | $ | 17,013 |
Less: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Cost of land sales | — |  |  | — |  |  | 8,088 |  |  |  |  | 8,088 |  |  | (8,088) |  |  |  |  | — |  |  |  |  |  |  | — |  |  | — |
Management services | — |  |  | — |  |  | 4,256 |  |  |  |  | 4,256 |  |  | — |  |  |  |  | — |  |  |  |  |  |  | — |  |  | 4,256 |
Selling, general, and administrative | 2,407 |  |  | 1,232 |  |  | 3,144 |  |  |  |  | 6,783 |  |  | (3,144) |  |  |  |  | — |  |  |  |  |  |  | 8,272 |  |  | 11,911 |
Management fees-related party | — |  |  | — |  |  | 18,790 |  |  |  |  | 18,790 |  |  | (18,790) |  |  |  |  | — |  |  |  |  |  |  | — |  |  | — |
Other segment items(3) | 996 |  |  | (19) |  |  | (1,912) |  |  |  |  | (935) |  |  | 1,912 |  |  |  |  | (12,088) |  |  |  |  |  |  | (378) |  |  | (11,489) |
Segment profit (loss) / Net income (loss) | (2,591) |  |  | (1,042) |  |  | 45,061 |  |  |  |  | 41,428 |  |  | (33,402) |  |  |  |  | 12,088 |  |  |  |  |  |  | (7,779) |  |  | 12,335 |
Other segment disclosures: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Depreciation and amortization | 25 |  |  | — |  |  | 2,193 |  |  |  |  | 2,218 |  |  | — |  |  |  |  | — |  |  |  |  |  |  | 63 |  |  | 2,281 |
Interest income | — |  |  | 19 |  |  | 1,912 |  |  |  |  | 1,931 |  |  | (1,912) |  |  |  |  | — |  |  |  |  |  |  | 2,576 |  |  | 2,595 |
Expenditures for long-lived assets, net(4) | 31,150 |  |  | 16,843 |  |  | 20,677 |  |  |  |  | 68,670 |  |  | (20,677) |  |  |  |  | — |  |  |  |  |  |  | — |  |  | 47,993 |
(1) Represents the removal of the Great Park Venture operating results, which are included in the Great Park segment operating results at 100% of its historical basis, but are not included in the Company’s consolidated results 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 5), 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 provision of $1.9 million and equity in loss from the Gateway Commercial Venture. (3) Other segment items for each reportable segment include: • Valencia—operating properties expenses, pension costs and equity in earnings from unconsolidated entities. • 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 three months ended September 30, 2024, Valencia’s net expenditures include $0.2 million, San Francisco’s net expenditures include $0.5 million and Great Park Venture’s net expenditures include $14.6 million in inventory cost reimbursements and recoveries received.
| Nine Months Ended September 30, 2025
| Valencia |  | San Francisco |  | Great Park |  | Hearthstone |  | Total reportable segments |  | Removal of Great Park Venture(1) |  |  |  | Add investment in Great Park Venture |  |  |  |  |  | Corporate and unallocated(2) |  | Total Consolidated
Revenues | $ | 1,260 |  |  | $ | 522 |  |  | $ | 659,659 |  |  | $ | 3,394 |  |  | $ | 664,835 |  |  | $ | (630,717) |  |  |  |  | $ | — |  |  |  |  |  |  | $ | — |  |  | $ | 34,118 |
Less: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Cost of land sales | — |  |  | — |  |  | 151,121 |  |  | — |  |  | 151,121 |  |  | (151,121) |  |  |  |  | — |  |  |  |  |  |  | — |  |  | — |
Management services | — |  |  | — |  |  | 8,105 |  |  | 2,741 |  |  | 10,846 |  |  | — |  |  |  |  | — |  |  |  |  |  |  | — |  |  | 10,846 |
Selling, general, and administrative | 8,629 |  |  | 3,534 |  |  | 7,073 |  |  | — |  |  | 19,236 |  |  | (7,073) |  |  |  |  | — |  |  |  |  |  |  | 32,482 |  |  | 44,645 |
Management fees-related party | — |  |  | — |  |  | 21,749 |  |  | — |  |  | 21,749 |  |  | (21,749) |  |  |  |  | — |  |  |  |  |  |  | — |  |  | — |
Other segment items(3) | 3,662 |  |  | (20) |  |  | (5,517) |  |  | (181) |  |  | (2,056) |  |  | 5,517 |  |  |  |  | (157,094) |  |  |  |  |  |  | 7,384 |  |  | (146,249) |
Segment profit (loss) / Net income (loss) | (11,031) |  |  | (2,992) |  |  | 477,128 |  |  | 834 |  |  | 463,939 |  |  | (456,291) |  |  |  |  | 157,094 |  |  |  |  |  |  | (39,866) |  |  | 124,876 |
Other segment disclosures: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Depreciation and amortization | 38 |  |  | — |  |  | 2,520 |  |  | 326 |  |  | 2,884 |  |  | — |  |  |  |  | — |  |  |  |  |  |  | 180 |  |  | 3,064 |
Interest income | — |  |  | 20 |  |  | 5,517 |  |  | 7 |  |  | 5,544 |  |  | (5,517) |  |  |  |  | — |  |  |  |  |  |  | 13,474 |  |  | 13,501 |
Expenditures for long-lived assets(4) | 103,566 |  |  | 46,805 |  |  | 62,933 |  |  | — |  |  | 213,304 |  |  | (62,933) |  |  |  |  | — |  |  |  |  |  |  | — |  |  | 150,371 |
(1) Represents the removal of the Great Park Venture operating results, which are included in the Great Park segment operating results at 100% of its historical basis, but are not included in the Company’s consolidated results 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 5), 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 $20.1 million, loss on debt extinguishment and equity in earnings from the Gateway Commercial Venture. (3) Other segment items for each reportable segment include: • Valencia—operating properties expenses, pension costs, miscellaneous other income and equity in earnings from unconsolidated entities. • San Francisco—interest income. • Great Park—interest income. • Hearthstone—interest income and equity in earnings from Hearthstone Funds. (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 nine months ended September 30, 2025, Valencia’s net expenditures include $1.8 million, San Francisco’s net expenditures include $1.1 million and Great Park Venture’s net expenditures include $37.7 million in inventory cost reimbursements and recoveries received.
| Nine Months Ended September 30, 2024
| Valencia |  | San Francisco |  | Great Park |  |  |  | Total reportable segments |  | Removal of Great Park Venture(1) |  |  |  | Add investment in Great Park Venture |  |  |  |  |  | Corporate and unallocated(2) |  | Total Consolidated
Revenues | $ | 2,598 |  |  | $ | 507 |  |  | $ | 368,272 |  |  |  |  | $ | 371,377 |  |  | $ | (293,593) |  |  |  |  | $ | — |  |  |  |  |  |  | $ | 356 |  |  | $ | 78,140 |
Less: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Cost of land sales | — |  |  | — |  |  | 67,062 |  |  |  |  | 67,062 |  |  | (67,062) |  |  |  |  | — |  |  |  |  |  |  | — |  |  | — |
Management services | — |  |  | — |  |  | 19,467 |  |  |  |  | 19,467 |  |  | — |  |  |  |  | — |  |  |  |  |  |  | — |  |  | 19,467 |
Selling, general, and administrative | 8,116 |  |  | 3,661 |  |  | 8,708 |  |  |  |  | 20,485 |  |  | (8,708) |  |  |  |  | — |  |  |  |  |  |  | 25,236 |  |  | 37,013 |
Management fees-related party | — |  |  | — |  |  | 91,422 |  |  |  |  | 91,422 |  |  | (91,422) |  |  |  |  | — |  |  |  |  |  |  | — |  |  | — |
Other segment items(3) | 3,558 |  |  | (51) |  |  | (5,062) |  |  |  |  | (1,555) |  |  | 5,062 |  |  |  |  | (45,218) |  |  |  |  |  |  | 6,726 |  |  | (34,985) |
Segment profit (loss) / Net income (loss) | (9,076) |  |  | (3,103) |  |  | 186,675 |  |  |  |  | 174,496 |  |  | (131,463) |  |  |  |  | 45,218 |  |  |  |  |  |  | (31,606) |  |  | 56,645 |
Other segment disclosures: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Depreciation and amortization | 25 |  |  | — |  |  | 13,735 |  |  |  |  | 13,760 |  |  | — |  |  |  |  | — |  |  |  |  |  |  | 234 |  |  | 13,994 |
Interest income | — |  |  | 51 |  |  | 5,062 |  |  |  |  | 5,113 |  |  | (5,062) |  |  |  |  | — |  |  |  |  |  |  | 8,524 |  |  | 8,575 |
Expenditures for long-lived assets(4) | 80,859 |  |  | 46,374 |  |  | (7,524) |  |  |  |  | 119,709 |  |  | 7,524 |  |  |  |  | — |  |  |  |  |  |  | — |  |  | 127,233 |
(1) Represents the removal of the Great Park Venture operating results, which are included in the Great Park segment operating results at 100% of its historical basis, but are not included in the Company’s consolidated results 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 5), 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 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 $8.7 million, Senior Notes exchange costs and equity in loss from the Gateway Commercial Venture. (3) Other segment items for each reportable segment include: • Valencia—operating properties expenses, pension costs and equity in earnings from unconsolidated entities. • 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 nine months ended September 30, 2024, Valencia’s net expenditures include $0.4 million, San Francisco’s net expenditures include $1.1 million and Great Park Venture’s net expenditures include $156.8 million in inventory cost reimbursements and recoveries received. Segment assets and reconciliations to the Company’s consolidated balances at September 30, 2025 and December 31, 2024 are as follows (in thousands):
| September 30, 2025 |  | December 31, 2024
| Segment assets |  | Inventory assets |  | Segment assets |  | Inventory assets
Valencia | $ | 1,015,341 |  |  | $ | 979,641 |  |  | $ | 914,583 |  |  | $ | 876,172 |
San Francisco | 1,470,101 |  |  | 1,468,712 |  |  | 1,424,819 |  |  | 1,421,908 |
Great Park | 474,297 |  |  | 187,606 |  |  | 670,906 |  |  | 274,738 |
Hearthstone | 120,423 |  |  | — |  |  | — |  |  | — |
Total reportable segments | 3,080,162 |  |  | 2,635,959 |  |  | 3,010,308 |  |  | 2,572,818 |
Removal of Great Park Venture(1) | (401,984) |  |  | (187,606) |  |  | (562,598) |  |  | (274,738) |
Add investment in Great Park Venture | 114,749 |  |  | — |  |  | 151,647 |  |  | — |
Corporate and unallocated(2) | 392,355 |  |  | — |  |  | 477,060 |  |  | — |
Total Consolidated | $ | 3,185,282 |  |  | $ | 2,448,353 |  |  | $ | 3,076,417 |  |  | $ | 2,298,080 |
(1) Represents the removal of the Great Park Venture balances, which are included in the Great Park segment balances at 100% of its historical basis, but are not included in the Company’s 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 5), the Company’s commercial segment is no longer operating. The Company has recast the segment presentation for the comparative prior period to report the Company’s investment in the Gateway Commercial Venture within the corporate and unallocated column in the table above. (2) 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.

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- Definition The entire disclosure for reporting segments including data and tables. 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