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Note 4 - Reduction of Inventory to Fair Value | 3 Months Ended
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Jan. 31, 2023
Notes to Financial Statements |
Inventory Impairments and Land Option Cost Write-offs [Text Block] |
4. | Reduction of Inventory to Fair Value
During the three months ended January 31, 2023 and 2022, respectively, we had 361 and 382 communities under development and held for future development or sale, which we evaluated for indicators of impairment. We did not identify impairment indicators for any community during the three months ended January 31, 2023 or 2022. We write off certain costs when communities are redesigned, abandoned or we do not exercise our options. Total aggregate write-offs related to these items were $0.5 million and $0.1 million for the three months ended January 31, 2023 and 2022, respectively. The number of lots walked away from during the three months ended January 31, 2023 and 2022 were 2,182 and 420, respectively. The walk-aways occurred across each of our segments for both periods. We decide to mothball (or stop development on) certain communities when we determine that the current performance does not justify further investment at the time. During the first quarter of fiscal 2023, we did not mothball any communities, nor did we sell or re-activate any previously mothballed communities. As of both January 31, 2023 and October 31, 2022, the net aggregate book value of our two mothballed communities was $1.4 million, which was net of impairments in prior periods of $20.3 million. We sell and lease back certain of our model homes with the right to participate in the potential profit when each home is sold to a third party at the end of the respective lease. As a result of our continued involvement, these sale and leaseback transactions are considered a financing rather than a sale. Our Condensed Consolidated Balance Sheets at January 31, 2023 and October 31, 2022 included inventory of $47.4 million and $48.5 million, respectively, recorded to “Consolidated inventory not owned,” with a corresponding amount of $49.3 million and $51.2 million, respectively, recorded to “Liabilities from inventory not owned” for the amount of net cash received from the transactions. We have land banking arrangements, whereby we sell our land parcels to the land bankers and they provide us an option to purchase back finished lots on a predetermined schedule. Because of our options to repurchase these parcels, these transactions are considered a financing rather than a sale. Our Condensed Consolidated Balance Sheets at January 31, 2023 and October 31, 2022 included inventory of $267.6 million and $260.1 million, respectively, recorded to “Consolidated inventory not owned,” with a corresponding amount of $160.3 million and $151.3 million, respectively, recorded to “Liabilities from inventory not owned” for the amount of net cash received from the transactions.

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