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Note 4 - Reduction of Inventory to Fair Value

6 Months Ended

Apr. 30, 2023

Inventory Impairments and Land Option Cost Write-offs [Text Block]

4.	Reduction of Inventory to Fair Value

During the six months ended April 30, 2023 and 2022, respectively, we had a total of 359 and 392 communities that were either under development, held for future development or open for sale, which we evaluated for indicators of impairment. We did not identify impairment indicators for any community during the three and six months ended April 30, 2023 and 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 $0.1 million and $0.6 million for the three months ended April 30, 2023 and 2022, respectively, and $0.6 million and $0.7 million for the six months ended April 30, 2023 and 2022, respectively. The number of lots walked away from during the three months ended April 30, 2023 and 2022 were 215 and 713, respectively, and 2,397 and 1,133 during the six months ended April 30, 2023 and 2022, respectively. The walk-aways occurred across each of our segments in the first half of both fiscal 2023 and 2022.

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 April 30, 2023 and October 31, 2022 included inventory of $56.9 million and $48.5 million, respectively, recorded to “Consolidated inventory not owned,” with a corresponding amount of $57.3 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 land bankers and they provide us with 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 April 30, 2023 and October 31, 2022 included inventory of $243.9 million and $260.1 million, respectively, recorded to “Consolidated inventory not owned,” with a corresponding amount of $143.0 million and $151.3 million, respectively, recorded to “Liabilities from inventory not owned” for the amount of net cash received from the transactions.