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LENNAR CORP /NEW/ - Quarter Report: 2013 May (Form 10-Q)




UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
 
FORM 10-Q
 
QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF
THE SECURITIES EXCHANGE ACT OF 1934
For the quarterly period ended May 31, 2013
Commission File Number: 1-11749
 
Lennar Corporation
(Exact name of registrant as specified in its charter)
 
Delaware
 
95-4337490
(State or other jurisdiction of
incorporation or organization)
(I.R.S. Employer
Identification No.)
700 Northwest 107th Avenue, Miami, Florida 33172
(Address of principal executive offices) (Zip Code)
(305) 559-4000
(Registrant’s telephone number, including area code)
 
Indicate by check mark whether the registrant (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days.    YES  ý    NO  ¨
Indicate by check mark whether the registrant has submitted electronically and posted on its corporate Web site, if any, every Interactive Data File required to be submitted and posted pursuant to Rule 405 of Regulation S-T (§232.405 of this chapter) during the preceding 12 months (or for such shorter period that the registrant was required to submit and post such files).    YES  ý    NO  ¨
Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, or a smaller reporting company. See the definitions of “large accelerated filer,” “accelerated filer,” and “smaller reporting company” in Rule 12b-2 of the Exchange Act.
Large accelerated filer
ý
 
Accelerated filer
¨
Non-accelerated filer
¨
 
Smaller reporting company
¨
Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act).    YES  ¨    NO  ý
Common stock outstanding as of June 30, 2013:
Class A 161,708,831
Class B   31,303,195






Part I. Financial Information
Item 1. Financial Statements

Lennar Corporation and Subsidiaries
Condensed Consolidated Balance Sheets
(Dollars in thousands, except shares and per share amounts)
(unaudited)
 
May 31,
 
November 30,
 
2013 (1)
 
2012 (1)
ASSETS
 
 
 
Lennar Homebuilding:
 
 
 
Cash and cash equivalents
$
727,505

 
1,146,867

Restricted cash
8,602

 
8,096

Receivables, net
60,178

 
53,745

Inventories:
 
 
 
Finished homes and construction in progress
2,131,982

 
1,625,048

Land and land under development
3,392,505

 
3,119,804

Consolidated inventory not owned
306,138

 
326,861

Total inventories
5,830,625

 
5,071,713

Investments in unconsolidated entities
729,876

 
565,360

Other assets
1,023,268

 
956,070

 
8,380,054

 
7,801,851

Rialto Investments:
 
 
 
Cash and cash equivalents
91,631

 
105,310

Defeasance cash to retire notes payable
37,903

 
223,813

Loans receivable, net
370,694

 
436,535

Real estate owned, held-for-sale
204,385

 
134,161

Real estate owned, held-and-used, net
478,314

 
601,022

Investments in unconsolidated entities
115,313

 
108,140

Other assets
39,037

 
38,379

 
1,337,277

 
1,647,360

Lennar Financial Services
776,826

 
912,995

Total assets
$
10,494,157

 
10,362,206

(1)
Under certain provisions of Accounting Standards Codification (“ASC”) Topic 810, Consolidations, (“ASC 810”) the Company is required to separately disclose on its condensed consolidated balance sheets the assets owned by consolidated variable interest entities (“VIEs”) and liabilities of consolidated VIEs as to which neither Lennar Corporation, or any of its subsidiaries, has any obligations.
As of May 31, 2013, total assets include $1,540.7 million related to consolidated VIEs of which $10.1 million is included in Lennar Homebuilding cash and cash equivalents, $5.7 million in Lennar Homebuilding receivables, net, $15.3 million in Lennar Homebuilding finished homes and construction in progress, $126.3 million in Lennar Homebuilding land and land under development, $68.1 million in Lennar Homebuilding consolidated inventory not owned, $168.5 million in Lennar Homebuilding investments in unconsolidated entities, $216.9 million in Lennar Homebuilding other assets, $89.8 million in Rialto Investments cash and cash equivalents, $37.9 million in Rialto Investments defeasance cash to retire notes payable, $291.8 million in Rialto Investments loans receivable, net, $121.7 million in Rialto Investments real estate owned, held-for-sale, $382.6 million in Rialto Investments real estate owned, held-and-used, net $0.7 million in Rialto Investments in unconsolidated entities and $5.3 million in Rialto Investments other assets.
As of November 30, 2012, total assets include $2,128.6 million related to consolidated VIEs of which $13.2 million is included in Lennar Homebuilding cash and cash equivalents, $6.0 million in Lennar Homebuilding receivables, net, $57.4 million in Lennar Homebuilding finished homes and construction in progress, $482.6 million in Lennar Homebuilding land and land under development, $65.2 million in Lennar Homebuilding consolidated inventory not owned, $43.7 million in Lennar Homebuilding investments in unconsolidated entities, $224.1 million in Lennar Homebuilding other assets, $104.8 million in Rialto Investments cash and cash equivalents, $223.8 million in Rialto Investments defeasance cash to retire notes payable, $350.2 million in Rialto Investments loans receivable, net, $94.2 million in Rialto Investments real estate owned, held-for-sale, $454.9 million in Rialto Investments real estate owned, held-and-used, net, $0.7 million in Rialto Investments in unconsolidated entities and $7.8 million in Rialto Investments other assets.

See accompanying notes to condensed consolidated financial statements.
2

Lennar Corporation and Subsidiaries
Condensed Consolidated Balance Sheets – (Continued)
(Dollars in thousands, except shares and per share amounts)
(unaudited)

 
May 31,
 
November 30,
 
2013 (2)
 
2012 (2)
LIABILITIES AND EQUITY
 
 
 
Lennar Homebuilding:
 
 
 
Accounts payable
$
228,491

 
220,690

Liabilities related to consolidated inventory not owned
250,607

 
268,159

Senior notes and other debts payable
4,538,344

 
4,005,051

Other liabilities
655,544

 
635,524

 
5,672,986

 
5,129,424

Rialto Investments:
 
 
 
Notes payable and other liabilities
276,723

 
600,602

Lennar Financial Services
499,609

 
630,972

Total liabilities
6,449,318

 
6,360,998

Stockholders’ equity:
 
 
 
Preferred stock

 

Class A common stock of $0.10 par value; Authorized: May 31, 2013 and November 30, 2012
     - 300,000,000 shares; Issued: May 31, 2013 - 173,415,395 shares and November 30, 2012
     -172,397,149 shares
17,342

 
17,240

Class B common stock of $0.10 par value; Authorized: May 31, 2013 and November 30, 2012
     - 90,000,000 shares; Issued: May 31, 2013 - 32,982,815 shares and November 30, 2012
     - 32,982,815 shares
3,298

 
3,298

Additional paid-in capital
2,396,074

 
2,421,941

Retained earnings
1,784,669

 
1,605,131

Treasury stock, at cost; May 31, 2013 - 11,705,489 Class A common stock and 1,679,620
     Class B common stock; November 30, 2012 - 12,152,816 Class A common stock and
     1,679,620 Class B common stock
(615,781
)
 
(632,846
)
Total stockholders’ equity
3,585,602

 
3,414,764

Noncontrolling interests
459,237

 
586,444

Total equity
4,044,839

 
4,001,208

Total liabilities and equity
$
10,494,157

 
10,362,206

(2)
As of May 31, 2013, total liabilities include $405.2 million related to consolidated VIEs as to which there was no recourse against the Company, of which $4.3 million is included in Lennar Homebuilding accounts payable, $38.2 million in Lennar Homebuilding liabilities related to consolidated inventory not owned, $172.8 million in Lennar Homebuilding senior notes and other debts payable, $12.5 million in Lennar Homebuilding other liabilities and $177.4 million in Rialto Investments notes payable and other liabilities.
As of November 30, 2012, total liabilities include $737.2 million related to consolidated VIEs as to which there was no recourse against the Company, of which $10.6 million is included in Lennar Homebuilding accounts payable, $35.9 million in Lennar Homebuilding liabilities related to consolidated inventory not owned, $181.6 million in Lennar Homebuilding senior notes and other debts payable, $15.7 million in Lennar Homebuilding other liabilities and $493.4 million in Rialto Investments notes payable and other liabilities.


See accompanying notes to condensed consolidated financial statements.
3

Lennar Corporation and Subsidiaries
Condensed Consolidated Statements of Operations
(Dollars in thousands, except per share amounts)
(unaudited)


 
Three Months Ended
 
Six Months Ended
 
May 31,
 
May 31,
 
2013
 
2012
 
2013
 
2012
Revenues:
 
 
 
 
 
 
 
Lennar Homebuilding
$
1,281,344

 
808,088

 
2,149,788

 
1,432,521

Lennar Financial Services
119,096

 
88,595

 
214,976

 
156,810

Rialto Investments
25,684

 
33,472

 
51,306

 
65,680

Total revenues
1,426,124

 
930,155

 
2,416,070

 
1,655,011

Costs and expenses:
 
 
 
 
 
 
 
Lennar Homebuilding
1,108,570

 
731,842

 
1,887,244

 
1,316,587

Lennar Financial Services
89,924

 
70,615

 
169,702

 
130,580

Rialto Investments
28,305

 
30,198

 
60,076

 
63,568

Corporate general and administrative
33,853

 
29,168

 
65,123

 
56,010

Total costs and expenses
1,260,652

 
861,823

 
2,182,145

 
1,566,745

Lennar Homebuilding equity in earnings (loss) unconsolidated entities
13,461

 
(9,381
)
 
12,594

 
(8,298
)
Lennar Homebuilding other income (expense), net
(2,686
)
 
12,758

 
1,580

 
16,825

Other interest expense
(25,109
)
 
(23,803
)
 
(51,140
)
 
(48,652
)
Rialto Investments equity in earnings from unconsolidated entities
4,505

 
5,569

 
10,678

 
24,027

Rialto Investments other income (expense), net
6,646

 
(1,372
)
 
7,973

 
(13,612
)
Earnings before income taxes
162,289

 
52,103

 
215,610

 
58,556

(Provision) benefit for income taxes
(19,491
)
 
402,321

 
(15,854
)
 
403,845

Net earnings (including net earnings (loss) attributable to noncontrolling interests)
$
142,798

 
454,424

 
199,756

 
462,401

Less: Net earnings (loss) attributable to noncontrolling interests (1)
5,362

 
1,721

 
4,828

 
(5,270
)
Net earnings attributable to Lennar
$
137,436

 
452,703

 
194,928

 
467,671

Basic earnings per share
$
0.71

 
2.39

 
1.01

 
2.47

Diluted earnings per share
$
0.61

 
2.06

 
0.88

 
2.16

Cash dividends per each Class A and Class B common share
$
0.04

 
0.04

 
0.08

 
0.08

Comprehensive earnings attributable to Lennar
$
137,436

 
452,703

 
194,928

 
467,671

Comprehensive earnings (loss) attributable to noncontrolling interests
$
5,362

 
1,721

 
4,828

 
(5,270
)

(1)
Net earnings (loss) attributable to noncontrolling interests for the three and six months ended May 31, 2013 includes $5.7 million and $5.4 million respectively, of net earnings attributable to noncontrolling interests related to the FDIC’s interest in the portfolio of real estate loans that the Company acquired in partnership with the FDIC. Net earnings (loss) attributable to noncontrolling interests for the three and six months ended May 31, 2012 includes $3.2 million and ($1.2) million, respectively, of net earnings (loss) attributable to noncontrolling interests related to the FDIC’s interest in the portfolio of real estate loans that the Company acquired in partnership with the FDIC.

See accompanying notes to condensed consolidated financial statements.
4

Lennar Corporation and Subsidiaries
Condensed Consolidated Statements of Cash Flows
(Dollars in thousands)
(unaudited)


 
Six Months Ended
 
May 31,
 
2013
 
2012
Cash flows from operating activities:
 
 
 
Net earnings (including net earnings (loss) attributable to noncontrolling interests)
$
199,756

 
462,401

Adjustments to reconcile net earnings (including net earnings (loss) attributable to noncontrolling
interests) to net cash used in operating activities:
 
 
 
Depreciation and amortization
13,739

 
12,491

Amortization of discount/premium on debt, net
11,268

 
10,750

Lennar Homebuilding equity in (earnings) loss from unconsolidated entities
(12,594
)
 
8,298

Distributions of earnings from Lennar Homebuilding unconsolidated entities
220

 
954

Rialto Investments equity in earnings from unconsolidated entities
(10,678
)
 
(24,027
)
Distributions of earnings from Rialto Investments unconsolidated entities
197

 
4,110

Share based compensation expense
13,194

 
15,932

Tax benefit from share-based awards
8,435

 

Excess tax benefits from share-based awards
(8,240
)
 

Deferred income tax (benefit) expense
6,174

 
(403,012
)
Gains on retirement of Lennar Homebuilding other debts payable
(1,000
)
 
(988
)
Unrealized and realized gains on Rialto Investments real estate owned
(25,483
)
 
(12,101
)
Impairments of Rialto Investments loans receivable and REO
15,197

 
7,166

Valuation adjustments and write-offs of option deposits and pre-acquisition costs
5,118

 
6,566

Changes in assets and liabilities:
 
 
 
(Increase) decrease in restricted cash
(798
)
 
985

Decrease in receivables
22,346

 
74,900

Increase in inventories, excluding valuation adjustments and write-offs of option deposits and pre-acquisition costs
(952,662
)
 
(329,933
)
Increase in other assets
(31,872
)
 
(16,445
)
Decrease in Lennar Financial Services loans-held-for-sale
120,922

 
34,549

Increase (decrease) in accounts payable and other liabilities
16,852

 
(66,403
)
Net cash used in operating activities
(609,909
)
 
(213,807
)
Cash flows from investing activities:
 
 
 
Net (additions) disposals of operating properties and equipment
(2,979
)
 
390

Investments in and contributions to Lennar Homebuilding unconsolidated entities
(33,068
)
 
(44,843
)
Distributions of capital from Lennar Homebuilding unconsolidated entities
122,889

 
21,180

Investments in and contributions to Rialto Investments unconsolidated entities
(33,636
)
 
(19,884
)
Distributions of capital from Rialto Investments unconsolidated entities
37,106

 
14,009

Decrease in Rialto Investments defeasance cash to retire notes payable
185,910

 
80,721

Receipts of principal payments on Rialto Investments loans receivable
34,288

 
41,788

Proceeds from sales of Rialto Investments real estate owned
104,482

 
91,473

Improvements to Rialto Investments real estate owned
(5,396
)
 
(6,779
)
Purchase of loans receivable
(5,450
)
 

Purchases of Lennar Homebuilding investments available-for-sale
(15,417
)
 
(7,224
)
Proceeds from sales of Lennar Homebuilding investments available-for-sale

 
6,436

(Increase) decrease in Lennar Financial Services loans held-for-investment, net
(248
)
 
1,660

Purchases of Lennar Financial Services investment securities
(13,460
)
 
(1,804
)
Proceeds from maturities of Lennar Financial Services investment securities
26,991

 
1,073

Net cash provided by investing activities
$
402,012

 
178,196


See accompanying notes to condensed consolidated financial statements.
5

Lennar Corporation and Subsidiaries
Condensed Consolidated Statements of Cash Flows
(Dollars in thousands)
(unaudited)


 
Six Months Ended
 
May 31,
 
2013
 
2012
Cash flows from financing activities:
 
 
 
Net repayments under Lennar Financial Services debt
$
(123,253
)
 
(146,661
)
Proceeds from senior notes
500,000

 
50,000

Redemption of senior notes
(63,001
)
 

Debt issuance costs of senior notes and convertible senior notes
(5,117
)
 
(1,035
)
Principal repayments on Rialto Investments notes payable
(314,597
)
 
(170,589
)
Proceeds from other borrowings
65,500

 
30,546

Principal payments on other borrowings
(105,630
)
 
(42,067
)
Exercise of land option contracts from an unconsolidated land investment venture
(19,857
)
 
(16,490
)
Receipts related to noncontrolling interests
575

 
888

Payments related to noncontrolling interests
(168,176
)
 
(145
)
Excess tax benefits from share-based awards
8,240

 

Common stock:
 
 
 
Issuances
29,620

 
12,074

Repurchases
(83
)
 

Dividends
(15,390
)
 
(15,132
)
Net cash used in financing activities
(211,169
)
 
(298,611
)
Net decrease in cash and cash equivalents
(419,066
)
 
(334,222
)
Cash and cash equivalents at beginning of period
1,310,743

 
1,163,604

Cash and cash equivalents at end of period
$
891,677

 
829,382

Summary of cash and cash equivalents:
 
 
 
Lennar Homebuilding
$
727,505

 
667,111

Lennar Financial Services
72,541

 
69,312

Rialto Investments
91,631

 
92,959

 
$
891,677

 
829,382

Supplemental disclosures of non-cash investing and financing activities:
 
 
 
Lennar Homebuilding:
 
 
 
Non-cash contributions to unconsolidated entities
$
241,921

 
7,612

Inventory acquired in satisfaction of other assets including investments available-for-sale
$

 
90,385

Non-cash purchases of investments available-for-sale
$

 
12,520

Purchases of inventories and other assets financed by sellers
$
73,355

 
61,872

Non-cash reduction of equity due to purchase of noncontrolling interest
99,066

 

Non-cash purchase of noncontrolling interests
63,500

 

Rialto Investments:
 
 
 
Real estate owned acquired in satisfaction/partial satisfaction of loans receivable
$
27,784

 
107,370


See accompanying notes to condensed consolidated financial statements.
6



Lennar Corporation and Subsidiaries
Notes to Condensed Consolidated Financial Statements
(unaudited)
(1)
Basis of Presentation
Basis of Consolidation
The accompanying condensed consolidated financial statements include the accounts of Lennar Corporation and all subsidiaries, partnerships and other entities in which Lennar Corporation has a controlling interest and VIEs (see Note 15) in which Lennar Corporation is deemed to be the primary beneficiary (the “Company”). The Company’s investments in both unconsolidated entities in which a significant, but less than controlling, interest is held and in VIEs in which the Company is not deemed to be the primary beneficiary, are accounted for by the equity method. All intercompany transactions and balances have been eliminated in consolidation. The condensed consolidated financial statements have been prepared in accordance with accounting principles generally accepted in the United States of America (“GAAP”) for interim financial information, the instructions to Form 10-Q and Article 10 of Regulation S-X. Accordingly, they do not include all of the information and footnotes required by GAAP for complete financial statements. These condensed consolidated financial statements should be read in conjunction with the consolidated financial statements in the Company’s Annual Report on Form 10-K and related amendments for the year ended November 30, 2012. In the opinion of management, all adjustments (consisting of normal recurring adjustments) necessary for the fair presentation of the accompanying condensed consolidated financial statements have been made.
The Company has historically experienced, and expects to continue to experience, variability in quarterly results. The condensed consolidated statements of operations for the three and six months ended May 31, 2013 are not necessarily indicative of the results to be expected for the full year.
Rialto Management Fees Revenue
The Rialto Investments segment provides services to a variety of legal entities and investment vehicles such as funds, joint ventures, co-invests, and other private equity structures to manage their respective investments. As a result, Rialto earns and receives management fees, underwriting fees and due diligence fees. These fees related to the Rialto Investments segment are included in Rialto Investments revenue and are recorded over the period in which the services are performed, fees are determinable and collectability is reasonably assured. Rialto receives investment management fees from investment vehicles based on 1) a percentage of committed capital during the commitment period and after the commitment period ends and 2) a percentage of drawn commitments less the portion of such drawn commitments utilized to acquire investments that have been sold (in whole or in part) or liquidated (except to the extent such drawn commitments are subsequently reinvested in other investments) or completely written off. Fees earned for underwriting and due diligence services are based on actual costs incurred. The Company believes the way it records Rialto Investments' management fees revenue is a significant accounting policy because it represents a significant portion of the Rialto Investments segment's revenues and is expected to continue to grow in the future as the segment manages more assets.
Reclassifications/Revisions
Subsequent to the issuance of the November 30, 2012 consolidated financial statements, the Company determined it needed to revise its disclosures and presentations with respect to the supplemental financial information included in Note 17. These revisions do not affect the Company's consolidated financial statements and relate solely to transactions between Lennar Corporation and its subsidiaries and only impact the Supplemental Consolidating Financial Statements that are presented as supplemental information. Subsequent to the filing of this Form 10-Q, the Company will be filing a Form 10-K/A for its year ended November 30, 2012 and Form 10-Q/A for its first quarter ended February 28, 2013 to revise Note 17 of those respective filings. The amended Form 10-K/A and Form 10-Q/A will not affect the Company's consolidated financial statements.
Use of Estimates
The preparation of financial statements in conformity with GAAP requires management to make estimates and assumptions that affect the amounts reported in the condensed consolidated financial statements and accompanying notes. Actual results could differ from those estimates.

7



(2)
Operating and Reporting Segments
The Company’s operating segments are aggregated into reportable segments, based primarily upon similar economic characteristics, geography and product type. The Company’s reportable segments consist of:
(1) Homebuilding East
(2) Homebuilding Central
(3) Homebuilding West
(4) Homebuilding Southeast Florida
(5) Homebuilding Houston
(6) Lennar Financial Services
(7) Rialto Investments
Information about homebuilding activities in states which are not economically similar to other states in the same geographic area is grouped under “Homebuilding Other,” which is not considered a reportable segment.
Evaluation of segment performance is based primarily on operating earnings (loss) before income taxes. Operations of the Company’s homebuilding segments primarily include the construction and sale of single-family attached and detached homes, as well as the purchase, development and sale of residential land directly and through the Company’s unconsolidated entities. Operating earnings (loss) for the homebuilding segments consist of revenues generated from the sales of homes and land, equity in earnings (loss) from unconsolidated entities and other income (expense), net, less the cost of homes sold and land sold, selling, general and administrative expenses and other interest expense of the segment.
The Company’s reportable homebuilding segments and all other homebuilding operations not required to be reported separately have operations located in:
East: Florida(1), Georgia, Maryland, New Jersey, North Carolina, South Carolina and Virginia
Central: Arizona, Colorado and Texas(2) 
West: California and Nevada
Southeast Florida: Southeast Florida
Houston: Houston, Texas
Other: Illinois, Minnesota, Oregon, Tennessee and Washington
(1)Florida in the East reportable segment excludes Southeast Florida, which is its own reportable segment.
(2)Texas in the Central reportable segment excludes Houston, Texas, which is its own reportable segment.
Operations of the Lennar Financial Services segment include mortgage financing, title insurance and closing services for both buyers of the Company’s homes and others. The Lennar Financial Services segment sells substantially all of the loan it originates within a short period in the secondary mortgage market, the majority of which are sold on a servicing released, non-recourse basis. After the loans are sold, the Company retains potential liability for possible claims by purchasers that it breached certain limited industry-standard representations and warranties in the loan sale agreements. Lennar Financial Services’ operating earnings consist of revenues generated primarily from mortgage financing, title insurance and closing services, less the cost of such services and certain selling, general and administrative expenses incurred by the segment. The Lennar Financial Services segment operates generally in the same states as the Company’s homebuilding operations, as well as in other states.
Operations of the Rialto Investments (“Rialto”) segment include sourcing, underwriting, pricing, managing and ultimately monetizing real estate and real estate related assets, as well as providing similar services to others in markets across the country. Rialto’s operating earnings consists of revenues generated primarily from accretable interest income associated with portfolios of real estate loans acquired in partnership with the FDIC and other portfolios of real estate loans and assets acquired, asset management, due diligence and underwriting fees derived from the segment's Real Estate Investment Fund, LP (the “Fund I”), fees for sub-advisory services, other income (expense), net, consisting primarily of net gains upon foreclosure of real estate owned (“REO”) and net gains on sale of REO, and equity in earnings from unconsolidated entities, less the costs incurred by the segment for managing portfolios, REO expenses and other general administrative expenses.
Each reportable segment follows the same accounting policies described in Note 1 – “Summary of Significant Accounting Policies” to the consolidated financial statements in the Company’s 2012 Annual Report on Form 10-K and the Rialto management fees revenue significant accounting policy described in Note 1 of this Form 10-Q. Operational results of each segment are not necessarily indicative of the results that would have occurred had the segment been an independent, stand-alone entity during the periods presented.

8



Financial information relating to the Company’s operations was as follows:
(In thousands)
May 31,
2013
 
November 30,
2012
Assets:
 
 
 
Homebuilding East
$
1,752,334

 
1,565,439

Homebuilding Central
884,423

 
729,300

Homebuilding West
2,680,725

 
2,396,515

Homebuilding Southeast Florida
701,511

 
603,360

Homebuilding Houston
343,518

 
273,605

Homebuilding Other (1)
843,928

 
724,461

Rialto Investments (2)
1,337,277

 
1,647,360

Lennar Financial Services
776,826

 
912,995

Corporate and unallocated
1,173,615

 
1,509,171

Total assets
$
10,494,157

 
10,362,206

(1)
Includes assets related to the Company's multifamily business of $91.6 million and $29.1 million, respectively, as of May 31, 2013 and November 30, 2012.
(2)
Consists primarily of assets of consolidated VIEs (see Note 8).
 
Three Months Ended
 
Six Months Ended
 
May 31,
 
May 31,
(In thousands)
2013
 
2012
 
2013
 
2012
Revenues:
 
 
 
 
 
 
 
Homebuilding East
$
433,329

 
310,149

 
722,221

 
554,982

Homebuilding Central
181,774

 
114,564

 
330,806

 
200,277

Homebuilding West
269,565

 
157,710

 
443,640

 
280,795

Homebuilding Southeast Florida
123,883

 
70,878

 
195,734

 
120,667

Homebuilding Houston
145,394

 
102,455

 
253,912

 
187,289

Homebuilding Other
127,399

 
52,332

 
203,475

 
88,511

Lennar Financial Services
119,096

 
88,595

 
214,976

 
156,810

Rialto Investments
25,684

 
33,472

 
51,306

 
65,680

Total revenues (1)
$
1,426,124

 
930,155

 
2,416,070

 
1,655,011

Operating earnings (loss):
 
 
 
 
 
 
 
Homebuilding East
$
52,810

 
26,291

 
75,685

 
40,238

Homebuilding Central
12,836

 
4,318

 
26,793

 
5,382

Homebuilding West
45,698

 
(9,405
)
 
58,301

 
(16,978
)
Homebuilding Southeast Florida (2)
28,764

 
24,176

 
38,172

 
30,810

Homebuilding Houston
15,026

 
10,262

 
24,532

 
14,778

Homebuilding Other
3,306

 
178

 
2,095

 
1,579

Lennar Financial Services
29,172

 
17,980

 
45,274

 
26,230

Rialto Investments
8,530

 
7,471

 
9,881

 
12,527

Total operating earnings
196,142

 
81,271

 
280,733

 
114,566

Corporate general and administrative expenses
33,853

 
29,168

 
65,123

 
56,010

Earnings before income taxes
$
162,289

 
52,103

 
215,610

 
58,556

(1)
Total revenues are net of sales incentives of $89.9 million ($20,200 per home delivered) and $163.9 million ($21,500 per home delivered), respectively for the three and six months ended May 31, 2013, compared to $95.3 million ($29,800 per home delivered) and $179.7 million ($31,700 per home delivered) for the three and six months ended May 31, 2012.
(2)
For both the three and six months ended May 31, 2012, operating earnings include a $15.0 million gain on the sale of an operating property.

9






Valuation adjustments and write-offs relating to the Company’s homebuilding operations were as follows:
 
Three Months Ended
 
Six Months Ended
 
May 31,
 
May 31,
(In thousands)
2013
 
2012
 
2013
 
2012
Valuation adjustments to finished homes, CIP and land on which the Company intends to build homes:
 
 
 
 
 
 
 
East
$
30

 
568

 
79

 
785

Central
5

 
55

 
42

 
208

West
156

 
1,441

 
254

 
1,971

Southeast Florida
2,738

 
308

 
3,788

 
636

Houston

 
28

 

 
89

Other
5

 
4

 
26

 
740

Total
2,934

 
2,404

 
4,189

 
4,429

Valuation adjustments to land the Company intends to sell or has sold to third parties:
 
 
 
 
 
 
 
East
160

 
15

 
243

 
15

Central

 

 
2

 

West

 
1

 
158

 
1

Southeast Florida

 
332

 

 
332

Total
160

 
348

 
403

 
348

Write-offs of option deposits and pre-acquisition costs:
 
 
 
 
 
 
 
East
242

 
322

 
413

 
329

Central
1

 
5

 
27

 
54

West
32

 

 
50

 
232

Other

 
154

 

 
156

Total
275

 
481

 
490

 
771

Company’s share of valuation adjustments related to assets of unconsolidated entities:
 
 
 
 
 
 
 
West

 
5,437

 

 
5,437

Total

 
5,437

 

 
5,437

Valuation adjustments to investments of unconsolidated entities:
 
 
 
 
 
 
 
East
36

 
7

 
36

 
18

Total
36

 
7

 
36

 
18

Write-offs of other receivables and other assets:
 
 
 
 
 
 
 
East

 
1,000

 

 
1,000

Total

 
1,000

 

 
1,000

Total valuation adjustments and write-offs of option deposits and pre-acquisition costs, other receivables and other assets
$
3,405

 
9,677

 
5,118

 
12,003

During the three and six months ended May 31, 2013, the Company recorded lower valuation adjustments than during the three and six months ended May 31, 2012. Changes in market conditions and other specific developments may cause the Company to re-evaluate its strategy regarding certain assets that could result in further valuation adjustments and/or additional write-offs of option deposits and pre-acquisition costs due to abandonment of those options contracts.


10



(3)
Lennar Homebuilding Investments in Unconsolidated Entities
Summarized condensed financial information on a combined 100% basis related to Lennar Homebuilding’s unconsolidated entities that are accounted for by the equity method was as follows:
Statements of Operations
 
Three Months Ended
 
Six Months Ended
 
May 31,
 
May 31,
(In thousands)
2013
 
2012
 
2013
 
2012
Revenues
$
179,790

 
70,869

 
261,014

 
153,513

Costs and expenses
127,985

 
94,288

 
209,622

 
177,710

Other income

 

 
13,361

 

Net earnings (loss) of unconsolidated entities
$
51,805

 
(23,419
)
 
64,753

 
(24,197
)
Lennar Homebuilding equity in earnings (loss) from unconsolidated entities (1)
$
13,461

 
(9,381
)
 
12,594

 
(8,298
)
(1)
For both the three and six months ended May 31, 2013, Lennar Homebuilding equity in earnings (loss) from unconsolidated entities includes $13.0 million of equity in earnings primarily as a result of sales of homesites to third parties by one unconsolidated entity. For both the three and six months ended May 31, 2012, Lennar Homebuilding equity in earnings (loss) includes $5.4 million of valuation adjustments related to strategic asset sales at Lennar Homebuilding's unconsolidated entities.
Balance Sheets
(In thousands)
May 31,
2013
 
November 30,
2012
Assets:
 
 
 
Cash and cash equivalents
$
145,729

 
157,340

Inventories
3,138,835

 
2,792,064

Other assets
220,166

 
250,940

 
$
3,504,730

 
3,200,344

Liabilities and equity:
 
 
 
Accounts payable and other liabilities
$
256,106

 
310,496

Debt
588,242

 
759,803

Equity
2,660,382

 
2,130,045

 
$
3,504,730

 
3,200,344

As of May 31, 2013 and November 30, 2012, the Company’s recorded investments in Lennar Homebuilding unconsolidated entities were $729.9 million and $565.4 million, respectively, while the underlying equity in Lennar Homebuilding unconsolidated entities partners’ net assets as of May 31, 2013 and November 30, 2012 was $1.0 billion, and $681.6 million, respectively, primarily as a result of the Company buying the interest in a partner's equity in a Lennar Homebuilding unconsolidated entity at a discount to book value and contributing non-monetary assets to an unconsolidated entity with a higher fair value than book value.
In fiscal 2007, the Company sold a portfolio of land to a strategic land investment venture with Morgan Stanley Real Estate Fund II, L.P., an affiliate of Morgan Stanley & Co., Inc., in which the Company has approximately a 20% ownership interest and 50% voting rights. Due to the nature of the Company’s continuing involvement, the transaction did not qualify as a sale by the Company under GAAP; thus, the inventory has remained on the Company’s condensed consolidated balance sheet in consolidated inventory not owned. As of both May 31, 2013 and November 30, 2012, the portfolio of land (including land development costs) of $246.9 million and $264.9 million, respectively, is also reflected as inventory in the summarized condensed financial information related to Lennar Homebuilding’s unconsolidated entities.
The Lennar Homebuilding unconsolidated entities in which the Company has investments usually finance their activities with a combination of partner equity and debt financing. In some instances, the Company and its partners have guaranteed debt of certain unconsolidated entities.

11



The summary of the Company’s net recourse exposure related to Lennar Homebuilding unconsolidated entities in which the Company has investments was as follows:
(In thousands)
May 31,
2013
 
November 30,
2012
Several recourse debt - repayment
$
37,526

 
48,020

Joint and several recourse debt - repayment
15,000

 
18,695

The Company’s maximum recourse exposure
52,526

 
66,715

Less: joint and several reimbursement agreements with the Company’s partners
(13,500
)
 
(16,826
)
The Company’s net recourse exposure
$
39,026

 
49,889

During the six months ended May 31, 2013, the Company’s maximum recourse exposure related to indebtedness of Lennar Homebuilding unconsolidated entities decreased by $14.2 million, as a result of $0.9 million paid by the Company primarily through capital contributions to unconsolidated entities and $13.3 million primarily related to the joint ventures selling assets and other transactions.
The recourse debt exposure in the previous table represents the Company’s maximum recourse exposure to loss from guarantees and does not take into account the underlying value of the collateral or the other assets of the borrowers that are available to repay the debt or to reimburse the Company for any payments on its guarantees. The Lennar Homebuilding unconsolidated entities that have recourse debt have a significant amount of assets and equity. The summarized balance sheets of Lennar Homebuilding’s unconsolidated entities with recourse debt were as follows:
(In thousands)
May 31,
2013
 
November 30,
2012
Assets
$
1,744,264

 
1,843,163

Liabilities
$
602,333

 
765,295

Equity
$
1,141,931

 
1,077,868

In addition, in most instances in which the Company has guaranteed debt of a Lennar Homebuilding unconsolidated entity, the Company’s partners have also guaranteed that debt and are required to contribute their share of the guarantee payments. Historically, the Company has had repayment guarantees and/or maintenance guarantees. In a repayment guarantee, the Company and its venture partners guarantee repayment of a portion or all of the debt in the event of default before the lender would have to exercise its rights against the collateral. In the event of default, if the Company’s venture partner does not have adequate financial resources to meet its obligations under the reimbursement agreement, the Company may be liable for more than its proportionate share, up to its maximum recourse exposure, which is the full amount covered by the joint and several guarantee. The maintenance guarantees only apply if the value of the collateral (generally land and improvements) is less than a specified percentage of the loan balance. If the Company is required to make a payment under a maintenance guarantee to bring the value of the collateral above the specified percentage of the loan balance, the payment would constitute a capital contribution or loan to the Lennar Homebuilding unconsolidated entity and increase the Company’s investment in the unconsolidated entity and its share of any funds the unconsolidated entity distributes. As of both May 31, 2013 and November 30, 2012, the Company does not have any maintenance guarantees related to its Lennar Homebuilding unconsolidated entities.
In connection with many of the loans to Lennar Homebuilding unconsolidated entities, the Company and its joint venture partners (or entities related to them) have been required to give guarantees of completion to the lenders. Those completion guarantees may require that the guarantors complete the construction of the improvements for which the financing was obtained. If the construction is to be done in phases, the guarantee generally is limited to completing only the phases as to which construction has already commenced and for which loan proceeds were used.
During the three months ended May 31, 2013 and 2012, there were $0.9 million and $0.5 million, respectively, of loan paydowns by Lennar relating to recourse debt. During both the three months ended May 31, 2013 and 2012, there were no payments under completion guarantees.
During the six months ended May 31, 2013 and 2012, there were $0.9 million and $3.9 million, respectively, of loan paydowns by Lennar relating to recourse debt. During both the six months ended May 31, 2013 and 2012, there were no payments under completion guarantees.
As of May 31, 2013, the fair values of the repayment guarantees and completion guarantees were not material. The Company believes that as of May 31, 2013, in the event it becomes legally obligated to perform under a guarantee of the obligation of a Lennar Homebuilding unconsolidated entity due to a triggering event under a guarantee, most of the time the

12



collateral should be sufficient to repay at least a significant portion of the obligation or the Company and its partners would contribute additional capital into the venture. In certain instances, the Company has placed performance letters of credit and surety bonds with municipalities for its joint ventures (see Note 11).
The total debt of the Lennar Homebuilding unconsolidated entities in which the Company has investments was as follows:
(In thousands)
May 31,
2013
 
November 30,
2012
The Company’s net recourse exposure
$
39,026

 
49,889

Reimbursement agreements from partners
13,500

 
16,826

The Company’s maximum recourse exposure
$
52,526

 
66,715

Non-recourse bank debt and other debt (partner’s share of several recourse)
$
87,009

 
114,900

Non-recourse land seller debt or other debt
18,457

 
26,340

Non-recourse debt with completion guarantees
347,500

 
458,418

Non-recourse debt without completion guarantees
82,750

 
93,430

Non-recourse debt to the Company
535,716

 
693,088

Total debt
$
588,242

 
759,803

The Company’s maximum recourse exposure as a % of total JV debt
9
%
 
9
%

(4)
Stockholders' Equity
The following table reflects the changes in equity attributable to both Lennar Corporation and the noncontrolling interests of its consolidated subsidiaries in which it has less than a 100% ownership interest for both the six months ended May 31, 2013 and May 31, 2012:
 
 
 
Stockholders’ Equity
 
 
(In thousands)
Total
Equity
 
Class A
Common Stock
 
Class B
Common Stock
 
Additional Paid-
in Capital
 
Treasury
Stock
 
Retained
Earnings
 
Noncontrolling
Interests
Balance at November 30, 2012
$
4,001,208

 
17,240

 
3,298

 
2,421,941

 
(632,846
)
 
1,605,131

 
586,444

Net earnings (including net loss
   attributable to noncontrolling
   interests)
199,756

 

 

 

 

 
194,928

 
4,828

Employee stock and directors
   plans
30,134

 
102

 

 
12,967

 
17,065

 

 

Tax benefit from employee stock
   plans and vesting of restricted
   stock
8,435

 

 

 
8,435

 

 

 

Amortization of restricted stock
13,161

 

 

 
13,161

 

 

 

Cash dividends
(15,390
)
 

 

 

 

 
(15,390
)
 

Equity adjustment related to purchase of noncontrolling interests
38,636

 

 

 
(60,430
)
 

 

 
99,066

Receipts related to
   noncontrolling interests
575

 

 

 

 

 

 
575

Payments related to
   noncontrolling interests
(168,176
)
 

 

 

 

 

 
(168,176
)
Non-cash purchase of noncontrolling interests
(63,500
)
 

 

 

 

 

 
(63,500
)
Balance at May 31, 2013
$
4,044,839

 
17,342

 
3,298

 
2,396,074

 
(615,781
)
 
1,784,669

 
459,237


13



 
 
 
Stockholders’ Equity
 
 
(In thousands)
Total
Equity
 
Class A
Common Stock
 
Class B
Common Stock
 
Additional Paid-
in Capital
 
Treasury
Stock
 
Retained
Earnings
 
Noncontrolling
Interests
Balance at November 30, 2011
$
3,303,525

 
16,910

 
3,298

 
2,341,079

 
(621,220
)
 
956,401

 
607,057

Net earnings (including net
   loss attributable to
   noncontrolling interests)
462,401

 

 

 

 

 
467,671

 
(5,270
)
Employee stock and directors
   plans
14,239

 
58

 

 
8,659

 
5,522

 

 

Amortization of restricted stock
14,132

 

 

 
14,132

 

 

 

Cash dividends
(15,132
)
 

 

 

 

 
(15,132
)
 

Receipts related to
   noncontrolling interests
888

 

 

 

 

 

 
888

Payments related to noncontrolling interests
(145
)
 

 

 

 

 

 
(145
)
Balance at May 31, 2012
$
3,779,908

 
16,968

 
3,298

 
2,363,870

 
(615,698
)
 
1,408,940

 
602,530

The Company has a stock repurchase program which permits the purchase of up to 20 million shares of its outstanding common stock. During both the three and six months ended May 31, 2013 and May 31, 2012, there were no repurchases of common stock under the stock repurchase program. As of May 31, 2013, 6.2 million shares of common stock can be repurchased in the future under the program.
During the three months ended May 31, 2013, treasury stock increased by an immaterial amount of Class A common stock. During the three months ended May 31, 2012, treasury stock had no changes in Class A Common stock. During the six months ended May 31, 2013 and 2012, treasury stock decreased by approximately 0.5 million and 0.3 million, respectively, in Class A common stock due to activity related to the Company's equity compensation plan.
(5)
Income Taxes
A reduction of the carrying amounts of deferred tax assets by a valuation allowance is required, if based on the available evidence, it is more likely than not that such assets will not be realized. Accordingly, the need to establish valuation allowances for deferred tax assets is assessed each reporting period by the Company based on the more-likely-than-not realization threshold criterion. In the assessment of the need for a valuation allowance, appropriate consideration is given to all positive and negative evidence related to the realization of the deferred tax assets. This assessment considers, among other matters, the nature, frequency and severity of current and cumulative losses, actual earnings, forecasts of future profitability, the duration of statutory carryforward periods, the Company’s experience with loss carryforwards not expiring unused and tax planning alternatives.
During the year ended November 30, 2012, the Company concluded that it was more likely than not that the majority of its deferred tax assets would be utilized. This conclusion was based on a detailed evaluation of all relevant evidence, both positive and negative as detailed in the Company's Form 10-K for the year ended November 30, 2012. Accordingly, the Company reversed a majority of its valuation allowance against its deferred tax assets. As of November 30, 2012, the Company had a valuation allowance of $88.8 million, primarily related to state net operating loss ("NOL") carryforwards.
During the six months ended May 31, 2013, the Company concluded that it was more likely than not that a portion of its state deferred tax assets would be utilized. This conclusion was based on additional positive evidence including actual and forecasted profitability, as well as the Company generating cumulative pre-tax earnings over a rolling four year period including the six months ended May 31, 2013. Accordingly, during the three and six months ended May 31, 2013, the Company reversed $41.3 million and $66.4 million, respectively, of its valuation allowance against its state deferred tax assets. This reversal was partially offset by a tax provision of $60.8 million and $82.3 million, respectively, primarily related to pre-tax earnings during the three and six months ended May 31, 2013. Therefore, the Company had a $19.5 million and $15.9 million provision for income taxes for the three and six months ended May 31, 2013, respectively. As of May 31, 2013, the Company's remaining valuation allowance against its deferred tax assets was $22.5 million, which is primarily related to state net operating loss carryforwards that may expire due to short carryforward periods. During the three and six months ended May 31, 2012, the Company recorded a tax benefit of $402.3 million and $403.8 million, respectively, primarily related to the reversal of the Company's valuation allowance.
As of May 31, 2013, the Company's deferred tax assets, net, were $500.0 million, of which $507.0 million were deferred tax assets included in Lennar Homebuilding's other assets on the Company's condensed consolidated balance sheets and $7.0 million were deferred tax liabilities included in Lennar Financial Services segment's liabilities on the Company's condensed consolidated balance sheets.

14



At May 31, 2013 and November 30, 2012, the Company had federal tax effected NOL carryforwards totaling $220.5 million and $278.8 million, respectively, that may be carried forward up to 20 years to offset future taxable income and begin to expire in 2025. As of May 31, 2013, the Company needs to generate $965.6 million of pre-tax earnings in future periods to realize all of its federal NOL carryforwards and federal deductible temporary tax differences. At May 31, 2013 and November 30, 2012, the Company had state tax effected NOL carryforwards totaling $166.8 million and $173.6 million, respectively, that may be carried forward from 5 to 20 years, depending on the tax jurisdiction, with losses expiring between 2013 and 2032. As of May 31, 2013, state tax effected NOL carryforwards totaling $7.9 million may expire over the next twelve months, if sufficient taxable income is not generated to utilize the net operating losses. At May 31, 2013, and November 30, 2012, the Company had a valuation allowance of $18.3 million and $84.6 million, respectively, against its state NOL carryforwards because the Company believes it is more likely than not that a portion of its state NOL carryforwards will not be realized due to the limited carryforward periods in certain states.
At May 31, 2013 and November 30, 2012, the Company had $8.8 million and $12.3 million of gross unrecognized tax benefits. If the Company were to recognize its gross unrecognized tax benefits as of May 31, 2013, $5.7 million would affect the Company’s effective tax rate. The Company expects the total amount of unrecognized tax benefits to decrease by $1.6 million within twelve months as a result of anticipated settlements with various taxing authorities.
During the six months ended May 31, 2013, the Company’s gross unrecognized tax benefits decreased by $3.5 million primarily as a result of state tax payments resulting from a previously settled IRS examination. The decrease in gross unrecognized tax benefits had no effect on the Company’s effective tax rate, which was 7.52%. As a result of the partial reversal of the valuation allowance against the Company's state deferred tax assets, the effective tax rate is not reflective of the Company's historical tax rate.
At May 31, 2013, the Company had $18.4 million accrued for interest and penalties, of which $0.7 million was recorded during the six months ended May 31, 2013. During the three and six months ended May 31, 2013, the accrual for interest and penalties was reduced by zero and $2.8 million, respectively, primarily as a result of the payment of interest related to state tax payments resulting from a previously settled IRS examination. At November 30, 2012, the Company had $20.5 million accrued for interest and penalties.
The IRS is currently examining the Company’s federal income tax return for fiscal year 2011 and certain state taxing authorities are examining various fiscal years. The final outcome of these examinations is not yet determinable. The statute of limitations for the Company’s major tax jurisdictions remains open for examination for fiscal year 2005 and subsequent years. The Company participates in the Compliance Assurance Process, "CAP," an IRS examination program. This program operates as a contemporaneous exam throughout the year in order to keep exam cycles current and achieve a higher level of compliance.


15



(6)
Earnings Per Share
Basic earnings per share is computed by dividing net earnings attributable to common stockholders by the weighted average number of common shares outstanding for the period. Diluted earnings per share reflects the potential dilution that could occur if securities or other contracts to issue common stock were exercised or converted into common stock or resulted in the issuance of common stock that then shared in the earnings of the Company.
All outstanding nonvested shares that contain non-forfeitable rights to dividends or dividend equivalents that participate in undistributed earnings with common stock are considered participating securities and are included in computing earnings per share pursuant to the two-class method. The two class method is an earnings allocation formula that determines earnings per share for each class of common stock and participating securities according to dividends or dividend equivalents and participation rights in undistributed earnings. The Company’s restricted common stock (“nonvested shares”) are considered participating securities.
Basic and diluted earnings per share were calculated as follows:
 
Three Months Ended
 
Six Months Ended
 
May 31,
 
May 31,
(In thousands, except per share amounts)
2013
 
2012
 
2013
 
2012
Numerator:
 
 
 
 
 
 
 
Net earnings attributable to Lennar
$
137,436

 
452,703

 
194,928

 
467,671

Less: distributed earnings allocated to nonvested shares
102

 
112

 
204

 
227

Less: undistributed earnings allocated to nonvested shares
1,747

 
6,594

 
2,405

 
6,807

Numerator for basic earnings per share
135,587

 
445,997

 
192,319

 
460,637

Plus: interest on 2.00% convertible senior notes due 2020 and
    3.25% convertible senior notes due 2021
2,826

 
2,883

 
5,651

 
5,794

Plus: undistributed earnings allocated to convertible shares
1,747

 
6,594

 
2,405

 
6,807

Less: undistributed earnings reallocated to convertible shares
1,500

 
5,687

 
2,085

 
5,958

Numerator for diluted earnings per share
$
138,660

 
449,787

 
198,290

 
467,280

Denominator:
 
 
 
 
 
 
 
Denominator for basic earnings per share - weighted average
    common shares outstanding
190,010

 
186,432

 
189,779

 
186,214

Effect of dilutive securities:
 
 
 
 
 
 
 
Shared based payments
339

 
1,074

 
456

 
979

Convertible senior notes
36,306

 
30,505

 
36,101

 
28,719

Denominator for diluted earnings per share - weighted average
    common shares outstanding
226,655

 
218,011

 
226,336

 
215,912

Basic earnings per share
$
0.71

 
2.39

 
1.01

 
2.47

Diluted earnings per share
$
0.61

 
2.06

 
0.88

 
2.16

For the three and six months ended May 31, 2013, there were no options to purchase shares of Class A common stock that were outstanding and anti-dilutive. For the three and six months ended May 31, 2012, options to purchase 0.1 million and 0.4 million, respectively, shares of Class A common stock were outstanding and anti-dilutive.


16



(7)
Lennar Financial Services Segment
The assets and liabilities related to the Lennar Financial Services segment were as follows:
(In thousands)
May 31,
2013
 
November 30,
2012
Assets:
 
 
 
Cash and cash equivalents
$
72,541

 
58,566

Restricted cash
13,264

 
12,972

Receivables, net (1)
146,247

 
172,230

Loans held-for-sale (2)
380,577

 
502,318

Loans held-for-investment, net
24,671

 
23,982

Investments held-to-maturity
49,570

 
63,924

Goodwill
34,046

 
34,046

Other (3)
55,910

 
44,957

 
$
776,826

 
912,995

Liabilities:
 
 
 
Notes and other debts payable
$
334,741

 
457,994

Other (4)
164,868

 
172,978

 
$
499,609

 
630,972

(1)
Receivables, net primarily relate to loans sold to investors for which the Company had not yet been paid as of May 31, 2013 and November 30, 2012, respectively.
(2)
Loans held-for-sale relate to unsold loans carried at fair value.
(3)
Other assets include mortgage loan commitments carried at fair value of $5.8 million and $12.7 million as of May 31, 2013 and November 30, 2012, respectively. In addition, other assets also includes forward contracts carried at fair value of $15.4 million as of May 31, 2013.
(4)
Other liabilities include $75.9 million and $76.1 million as of May 31, 2013 and November 30, 2012, respectively, of certain of the Company’s self-insurance reserves related to general liability and workers’ compensation. Other liabilities also include forward contracts carried at fair value of $2.6 million as of November 30, 2012.
At May 31, 2013, the Lennar Financial Services segment had a 364-day warehouse repurchase facility with a maximum aggregate commitment of $100 million and an additional uncommitted amount of $100 million that matures in February 2014, a 364-day warehouse repurchase facility with a maximum aggregate commitment of $200 million that matures in July 2013, a 364-day warehouse repurchase facility with a maximum aggregate commitment of $150 million that matures in May 2014 (plus a $100 million accordion feature that is usable from 10 days prior to quarter-end through 20 days after quarter-end) and a 364-day warehouse facility with a maximum aggregate commitment of $60 million, that matures in November 2013. As of May 31, 2013, the maximum aggregate commitment and uncommitted amount under these facilities totaled $610 million and $100 million, respectively.
The Lennar Financial Services segment uses these facilities to finance its lending activities until the mortgage loans are sold to investors and expects the facilities to be renewed or replaced with other facilities when they mature. Borrowings under the facilities were $334.7 million and $458.0 million at May 31, 2013 and November 30, 2012, respectively, and were collateralized by mortgage loans and receivables on loans sold to investors but not yet paid for with outstanding principal balances of $405.9 million and $509.1 million at May 31, 2013 and November 30, 2012, respectively. If the facilities are not renewed, the borrowings under the lines of credit will be paid off by selling the mortgage loans held-for-sale to investors and by collecting on receivables on loans sold but not yet paid. Without the facilities, the Lennar Financial Services segment would have to use cash from operations and other funding sources to finance its lending activities.
The Lennar Financial Services segment sells substantially all of the loan it originates within a short period in the secondary mortgage market, the majority of which are sold on a servicing released, non-recourse basis. After the loans are sold, the Company retains potential liability for possible claims by purchasers that it breached certain limited industry-standard representations and warranties in the loan sale agreement. Since 2009, there has been an increased industry-wide effort by purchasers to defray their losses during unfavorable economic environments by purporting to have found inaccuracies related to sellers’ representations and warranties in particular loan sale agreements. The Company’s mortgage operations have established reserves for possible losses associated with mortgage loans previously originated and sold to investors. The Company establishes reserves for such possible losses based upon, among other things, an analysis of repurchase requests received, an estimate of potential repurchase claims not yet received and actual past repurchases and losses through the disposition of

17



affected loans, as well as previous settlements. While the Company believes that it has adequately reserved for known losses and projected repurchase requests, given the volatility in the mortgage industry and the uncertainty regarding the ultimate resolution of these claims, if either actual repurchases or the losses incurred resolving those repurchases exceed the Company’s expectations, additional recourse expense may be incurred. Loan origination liabilities are included in Lennar Financial Services’ liabilities in the condensed consolidated balance sheets. The activity in the Company’s loan origination liabilities was as follows:
 
Three Months Ended
 
Six Months Ended
 
May 31,
 
May 31,
(In thousands)
2013
 
2012
 
2013
 
2012
Loan origination liabilities, beginning of period
$
7,606

 
5,961

 
7,250

 
6,050

Provision for losses during the period
360

 
122

 
773

 
215

Adjustments to pre-existing provisions for losses from changes in estimates
428

 
245

 
524

 
253

Payments/settlements
(137
)
 
(130
)
 
(290
)
 
(320
)
Loan origination liabilities, end of period
$
8,257

 
6,198

 
8,257

 
6,198

For Lennar Financial Services loans held-for-investment, net, a loan is deemed impaired when, based on current information and events, it is probable that the Company will be unable to collect all amounts due according to the contractual terms of the loan agreement. Interest income is not accrued or recognized on impaired loans unless payment is received. Impaired loans are written-off if and when the loan is no longer secured by collateral. The total unpaid principal balance of the impaired loans as of May 31, 2013 and November 30, 2012 was $7.8 million and $7.3 million, respectively. At May 31, 2013, the recorded investment in the impaired loans with a valuation allowance was $3.7 million, net of an allowance of $4.1 million. At November 30, 2012, the recorded investment in the impaired loans with a valuation allowance was $2.9 million, net of an allowance of $4.4 million. The average recorded investment in impaired loans totaled $3.6 million and $3.3 million for the three and six months ended May 31, 2013. The average recorded investment in impaired loans totaled $3.3 million and $3.5 million for the three and six months ended May 31, 2012 .

(8)
Rialto Investments Segment
The assets and liabilities related to the Rialto segment were as follows:
(In thousands)
May 31,
2013
 
November 30,
2012
Assets:
 
 
 
Cash and cash equivalents
$
91,631

 
105,310

Defeasance cash to retire notes payable
37,903

 
223,813

Loans receivable, net
370,694

 
436,535

Real estate owned - held-for-sale
204,385

 
134,161

Real estate owned - held-and-used, net
478,314

 
601,022

Investments in unconsolidated entities
115,313

 
108,140

Investments held-to-maturity
15,522

 
15,012

Other
23,515

 
23,367

 
$
1,337,277

 
1,647,360

Liabilities:
 
 
 
Notes payable
$
259,883

 
574,480

Other
16,840

 
26,122

 
$
276,723

 
600,602


18



Rialto’s operating earnings were as follows:
 
Three Months Ended
 
Six Months Ended
 
May 31,
 
May 31,
(In thousands)
2013
 
2012
 
2013
 
2012
Revenues
$
25,684

 
33,472

 
51,306

 
65,680

Costs and expenses
28,305

 
30,198

 
60,076

 
63,568

Rialto Investments equity in earnings from unconsolidated entities
4,505

 
5,569

 
10,678

 
24,027

Rialto Investments other income (expense), net
6,646

 
(1,372
)
 
7,973

 
(13,612
)
Operating earnings (1)
$
8,530

 
7,471

 
9,881

 
12,527

(1)
Operating earnings for the three and six months ended May 31, 2013 include net earnings attributable to noncontrolling interests of $5.7 million and $5.4 million, respectively. Operating earnings (loss) for the three and six months ended May 31, 2012 include net earnings (loss) attributable to noncontrolling interests of $3.2 million, and ($1.2) million respectively.
The following is a detail of Rialto Investments other income (expense), net for the periods indicated:
 
Three Months Ended
 
Six Months Ended
 
May 31,
 
May 31,
(In thousands)
2013
 
2012
 
2013
 
2012
Realized gains on REO sales, net
$
18,535

 
8,397

 
27,206

 
8,439

Unrealized loss on transfer of loans receivable to REO, net
(6,980
)
 
(3,185
)
 
(6,310
)
 
(1,233
)
REO expenses
(10,348
)
 
(10,649
)
 
(22,904
)
 
(28,723
)
Rental income
5,439

 
4,065

 
9,981

 
7,905

Rialto Investments other income (expense), net
$
6,646

 
(1,372
)
 
7,973

 
(13,612
)
Loans Receivable
In February 2010, the Rialto segment acquired indirectly 40% managing member equity interests in two limited liability companies (“LLCs”), in partnership with the FDIC. The LLCs hold performing and non-performing loans formerly owned by 22 failed financial institutions and when the Rialto segment acquired its interests in the LLCs, the two portfolios consisted of approximately 5,500 distressed residential and commercial real estate loans (“FDIC Portfolios”). The FDIC retained 60% equity interests in the LLCs and provided $626.9 million of financing with 0% interest, which is non-recourse to the Company and the LLCs. As of May 31, 2013 and November 30, 2012, the notes payable balance was $156.0 million and $470.0 million, respectively; however, as of May 31, 2013 and November 30, 2012, $37.9 million and $223.8 million, respectively, of cash collections on loans in excess of expenses were deposited in a defeasance account, established for the repayment of the notes payable, under the agreement with the FDIC. The funds in the defeasance account are being and will be used to retire the notes payable upon their maturity. During the six months ended May 31, 2013, the LLCs retired $314.0 million principal amount of the notes payable under the agreement with the FDIC through the defeasance account.
The LLCs met the accounting definition of VIEs and since the Company was determined to be the primary beneficiary, the Company consolidated the LLCs. At May 31, 2013, these consolidated LLCs had total combined assets and liabilities of $929.7 million and $177.4 million, respectively. At November 30, 2012, these consolidated LLCs had total combined assets and liabilities of $1,236.4 million and $493.4 million, respectively.
In September 2010, the Rialto segment acquired approximately 400 distressed residential and commercial real estate loans (“Bank Portfolios”) and over 300 REO properties from three financial institutions. The Company paid $310 million for the distressed real estate and real estate related assets of which $124 million was financed through a 5-year senior unsecured note provided by one of the selling institutions of which $33.0 million of principal amount was retired in 2012.

19



The following table displays the loans receivable by aggregate collateral type:
(In thousands)
May 31,
2013
 
November 30,
2012
Land
$
190,190

 
216,095

Single family homes
77,001

 
93,207

Commercial properties
83,558

 
96,226

Multi-family homes
5,296

 
12,776

Other
14,649

 
18,231

Loans receivable, net
$
370,694

 
436,535


With regard to loans accounted for under ASC 310-30, Loans and Debt Securities Acquired with Deteriorated Credit Quality, (“ASC 310-30”), the Rialto segment estimated the cash flows, at acquisition, it expected to collect on the FDIC Portfolios and Bank Portfolios. In accordance with ASC 310-30, the difference between the contractually required payments and the cash flows expected to be collected at acquisition is referred to as the nonaccretable difference. This difference is neither accreted into income nor recorded on the Company’s condensed consolidated balance sheets. The excess of cash flows expected to be collected over the cost of the loans acquired is referred to as the accretable yield and is recognized in interest income over the remaining life of the loans using the effective yield method.
The Rialto segment periodically evaluates its estimate of cash flows expected to be collected on its FDIC Portfolios and Bank Portfolios. These evaluations require the continued use of key assumptions and estimates, similar to those used in the initial estimate of fair value of the loans to allocate purchase price. Subsequent changes in the estimated cash flows expected to be collected may result in changes in the accretable yield and nonaccretable difference or reclassifications from nonaccretable yield to accretable yield. Increases in the cash flows expected to be collected will generally result in an increase in interest income over the remaining life of the loan or pool of loans. Decreases in expected cash flows due to further credit deterioration will generally result in an impairment charge recognized as a provision for loan losses, resulting in an increase to the allowance for loan losses.
The outstanding balance and carrying value of loans accounted for under ASC 310-30 was as follows:
(In thousands)
May 31,
2013
 
November 30,
2012
Outstanding principal balance
$
696,314

 
812,187

Carrying value
$
337,332

 
396,200

The activity in the accretable yield for the FDIC Portfolios and Bank Portfolios during the six months ended May 31, 2013 and 2012 were as follows:
(In thousands)
May 31,
2013
 
May 31,
2012
Accretable yield, beginning of period
$
112,899

 
209,480

Additions
40,879

 
8,423

Deletions
(22,463
)
 
(23,256
)
Accretions
(26,596
)
 
(40,890
)
Accretable yield, end of period
$
104,719

 
153,757

Additions primarily represent reclasses from nonaccretable yield to accretable yield on the portfolios. Deletions represent loan impairments and disposal of loans, which includes foreclosure of underlying collateral and result in the removal of the loans from the accretable yield portfolios.
When forecasted principal and interest cannot be reasonably estimated at the loan acquisition date, management classifies the loan as nonaccrual and accounts for these assets in accordance with ASC 310-10, Receivables (“ASC 310-10”). When a loan is classified as nonaccrual, any subsequent cash receipt is accounted for using the cost recovery method. In accordance with ASC 310-10, a loan is considered impaired when based on current information and events it is probable that all amounts due according to the contractual terms of the loan agreement will not be collected. Although these loans met the definition of ASC 310-10, these loans were not considered impaired relative to the Company’s recorded investment at the time of acquisition since they were acquired at a substantial discount to their unpaid principal balance. A provision for loan losses is recognized when the recorded investment in the loan is in excess of its fair value. The fair value of the loan is determined by using either

20



the present value of expected future cash flows discounted at the loan’s effective interest rate or the fair value of the collateral less estimated costs to sell.
The following tables represent nonaccrual loans in the FDIC Portfolios and Bank Portfolios accounted for under ASC 310-10 aggregated by collateral type:
May 31, 2013
 
 
 
Recorded Investment
 
 
(In thousands)
Unpaid
Principal Balance
 
With
Allowance
 
Without
Allowance
 
Total  Recorded
Investment
Land
$
7,805

 
221

 
3,158

 
3,379

Single family homes
17,309

 
4,715

 
4,143

 
8,858

Commercial properties
32,638

 
554

 
20,571

 
21,125

Loans receivable
$
57,752

 
5,490

 
27,872

 
33,362

November 30, 2012
 
 
 
Recorded Investment
 
 
(In thousands)
Unpaid
Principal  Balance
 
With
Allowance
 
Without
Allowance
 
Total  Recorded
Investment
Land
$
23,163

 
4,983

 
2,844

 
7,827

Single family homes
18,966

 
8,311

 
2,244

 
10,555

Commercial properties
35,996

 
1,006

 
20,947

 
21,953

Loans receivable
$
78,125

 
14,300

 
26,035

 
40,335

The average recorded investment in impaired loans totaled approximately $37 million and $67 million for the six months ended May 31, 2013 and 2012, respectively.
The loans receivable portfolios consist of loans acquired at a discount. Based on the nature of these loans, the portfolios are managed by assessing the risks related to the likelihood of collection of payments from borrowers and guarantors, as well as monitoring the value of the underlying collateral. The following are the risk categories for the loans receivable portfolios:
Accrual — Loans in which forecasted cash flows under the loan agreement, as it might be modified from time to time, can be reasonably estimated at the date of acquisition. The risk associated with loans in this category relates to the possible default by the borrower with respect to principal and interest payments and the possible decline in value of the underlying collateral and thus, both could cause a decline in the forecasted cash flows used to determine accretable yield income and the recognition of an impairment through an allowance for loan losses. As of May 31, 2013, the Company had an allowance on these loans of $18.7 million. During the three and six months ended May 31, 2013, the Company recorded $3.5 million and $9.5 million, respectively, of provision for loan losses offset by charge-offs of $1.6 million and $3.0 million, respectively, upon resolution of the loans. As of November 30, 2012, the Company had an allowance on these loans of $12.2 million. During the both three and six months ended May 31, 2012, the Company did not record any provision for loan losses or charge-offs on these loans.
Nonaccrual — Loans in which forecasted principal and interest could not be reasonably estimated at the date of acquisition. Although the Company believes the recorded investment balance will ultimately be realized, the risk of nonaccrual loans relates to a decline in the value of the collateral securing the outstanding obligation and the recognition of an impairment through an allowance for loan losses if the recorded investment in the loan exceeds the fair value of the collateral less estimated cost to sell. As of May 31, 2013 and November 30, 2012, the Company had an allowance on these loans of $1.8 million and $3.7 million, respectively. During the three months ended May 31, 2013 and 2012, the Company recorded $0.1 million and $1.4 million, respectively, of provision for loan losses offset by charge-offs of zero and $1.3 million, respectively, upon foreclosure of the loans. During the six months ended May 31, 2013 and 2012, the Company recorded $1.1 million and $2.3 million, respectively, of provision for loan losses offset by charge-offs of $3.0 million and $2.9 million, respectively, upon foreclosure of the loans.

21



Accrual and nonaccrual loans receivable by risk categories were as follows:
May 31, 2013
(In thousands)
Accrual
 
Nonaccrual
 
Total
Land
$
186,811

 
3,379

 
190,190

Single family homes
68,143

 
8,858

 
77,001

Commercial properties
62,433

 
21,125

 
83,558

Multi-family homes
5,296

 

 
5,296

Other
14,649

 

 
14,649

Loans receivable
$
337,332

 
33,362

 
370,694

November 30, 2012
(In thousands)
Accrual
 
Nonaccrual
 
Total
Land
$
208,268

 
7,827

 
216,095

Single family homes
82,652

 
10,555

 
93,207

Commercial properties
74,273

 
21,953

 
96,226

Multi-family homes
12,776

 

 
12,776

Other
18,231

 

 
18,231

Loans receivable
$
396,200

 
40,335

 
436,535

In order to assess the risk associated with each risk category, the Rialto segment evaluates the forecasted cash flows and the value of the underlying collateral securing loans receivable on a quarterly basis or when an event occurs that suggest a decline in the collateral’s fair value.
Real Estate Owned
The acquisition of properties acquired through, or in lieu of, loan foreclosure are reported within the condensed consolidated balance sheets as REO held-and-used, net and REO held-for-sale. When a property is determined to be held-and-used, net, the asset is recorded at fair value and depreciated over its useful life using the straight line method. When certain criteria set forth in ASC 360, Property, Plant and Equipment, are met, the property is classified as held-for-sale. When a real estate asset is classified as held-for-sale, the property is recorded at the lower of its cost basis or fair value less estimated costs to sell. The fair value of REO held-for-sale are determined in part by placing reliance on third party appraisals of the properties and/or internally prepared analyses of recent offers or prices on comparable properties in the proximate vicinity.
Upon the acquisition of REO through loan foreclosure, gains and losses are recorded in Rialto Investments other income (expense), net. The amount by which the recorded investment in the loan is less than the REO’s fair value (net of estimated cost to sell if held-for-sale), is recorded as an unrealized gain upon foreclosure. The amount by which the recorded investment in the loan is greater than the REO’s fair value (net of estimated cost to sell if held-for-sale) is generally recorded as a provision for loan losses.
At times, the Company may foreclose on a loan from an accrual loan pool in which the removal of the loan does not cause an overall decrease in the expected cash flows of the loan pool, and as such, no provision for loan losses is required to be recorded. However, the amount by which the recorded investment in the loan is greater than the REO’s fair value (net of estimated cost to sell if held-for-sale) is recorded as an unrealized loss upon foreclosure.

22



The following tables present the activity in REO
 
Three Months Ended
 
Six Months Ended
 
May 31,
 
May 31,
(In thousands)
2013
 
2012
 
2013
 
2012
REO - held-for-sale, beginning of period
$
178,678

 
101,579

 
134,161

 
143,677

Additions
739

 
221

 
1,333

 
1,355

Improvements
1,501

 
2,036

 
2,517

 
5,999

Sales
(51,496
)
 
(45,210
)
 
(77,276
)
 
(82,054
)
Impairments
(3,485
)
 
(382
)
 
(4,184
)
 
(1,622
)
Transfers to Lennar Homebuilding

 
(3,904
)
 

 
(3,904
)
Transfers from held-and-used, net (1)
78,448

 
58,775

 
147,834

 
49,664

REO - held-for-sale, end of period
$
204,385

 
113,115

 
204,385

 
113,115

 
Three Months Ended
 
Six Months Ended
 
May 31,
 
May 31,
(In thousands)
2013
 
2012
 
2013
 
2012
REO - held-and-used, net, beginning of period
$
547,273

 
630,570

 
601,022

 
582,111

Additions
8,536

 
63,434

 
24,728

 
109,675

Improvements
2,179

 
780

 
2,879

 
780

Sales

 

 

 
(981
)
Impairments
(307
)
 
(676
)
 
(403
)
 
(3,273
)
Depreciation
(919
)
 
(932
)
 
(2,078
)
 
(4,247
)
Transfers to held-for-sale (1)
(78,448
)
 
(58,775
)
 
(147,834
)
 
(49,664
)
REO - held-and-used, net, end of period
$
478,314

 
634,401

 
478,314

 
634,401

(1)
During the three and six months ended May 31, 2013 and 2012, the Rialto segment transferred certain properties from REO held-and-used, net to REO held-for-sale as a result of changes in the disposition strategy of the real estate assets.
For the three and six months ended May 31, 2013, the Company recorded $18.5 million and $27.2 million, respectively, of net gains from sales of REO. For both the three and six months ended May 31, 2012, the Company recorded $8.4 million of net gains from sales of REO. For the three and six months ended May 31, 2013, the Company recorded net losses of $3.2 million and $1.7 million, respectively, from acquisitions of REO through foreclosure. For the three and six months ended May 31, 2012, the Company recorded net gains (losses) of ($2.1) million and $3.7 million, respectively, from acquisitions of REO through foreclosure. These net gains (losses) are recorded in Rialto Investments other income (expense), net.
Investments
In 2010, the Rialto segment invested in approximately $43 million of non-investment grade commercial mortgage-backed securities (“CMBS”) for $19.4 million, representing a 55% discount to par value. The CMBS have a stated and assumed final distribution date of November 2020 and a stated maturity date of October 2057. The Rialto segment reviews changes in estimated cash flows periodically, to determine if other-than-temporary impairment has occurred on its investment securities. Based on the Rialto segment’s assessment, no impairment charges were recorded during both the three and six months ended May 31, 2013 and 2012. The carrying value of the investment securities at May 31, 2013 and November 30, 2012, was $15.5 million and $15.0 million, respectively. The Rialto segment classified these securities as held-to-maturity based on its intent and ability to hold the securities until maturity.
In 2010, 2011 and 2012, the Rialto segment obtained investors in Fund I who made equity commitments of $700 million (including $75 million committed by the Company). All capital commitments have been called and funded, and Fund I is closed to additional commitments. Fund I was determined to have the attributes of an investment company in accordance with ASC 946, Financial Services – Investment Companies, the attributes of which are different from the attributes that would cause a company to be an investment company for purposes of the Investment Company Act of 1940. As a result, Fund I’s assets and liabilities are recorded at fair value with increases/decreases in fair value recorded in the statement of operations of Fund I, the Company’s share of which are recorded in the Rialto Investments equity in earnings from unconsolidated entities financial statement line item.

23



During the three and six months ended May 31, 2013, the Company received distributions of $29.4 million and $37.1 million, respectively, as a return of capital from Fund I. During the three and six months ended May 31, 2012, the Company contributed $10.7 million and $18.0 million to Fund I. Of these amounts contributed, $13.9 million was distributed back to the Company during the three months ended May 31, 2012 as a return of capital contributions due to a securitization within Fund I. As of May 31, 2013 and November 30, 2012, the carrying value of the Company’s investment in Fund I was $72.9 million and $98.9 million, respectively. For the three and six months ended May 31, 2013, the Company’s share of earnings from Fund I was $4.8 million and $11.1 million, respectively. For the three and six months ended May 31, 2012, the Company’s share of earnings from Fund I was $3.0 million and $10.6 million, respectively.
Additionally, another subsidiary in the Rialto segment has approximately a 5% investment in a service and infrastructure provider to the residential home loan market (the “Servicer Provider”), which provides services to the consolidated LLCs, among others. As of May 31, 2013 and November 30, 2012, the carrying value of the Company’s investment in the Servicer Provider was $8.5 million and $8.4 million, respectively.
In December 2012, the Rialto segment completed the first closing of the Real Estate Fund II, LP ("Fund II") with initial equity commitments of approximately $260 million, including $100 million committed by the Company. No cash was funded at the time of the closing. Fund II's objective during its three-year investment period is to invest in distressed real estate assets and other related investments that fit Fund II's investment parameters. As of May 31, 2013, the equity commitment of Fund II were $520 million. During the three months ended May 31, 2013, $175 million of the $520 million in equity commitments was called, of which, the Company contributed its portion of $33.6 million.
Summarized condensed financial information on a combined 100% basis related to Rialto’s investments in unconsolidated entities that are accounted for by the equity method was as follows:
Balance Sheets
(In thousands)
May 31,
2013
 
November 30,
2012
Assets:
 
 
 
Cash and cash equivalents
$
158,341

 
299,172

Loans receivable
425,562

 
361,286

Real estate owned
217,280

 
161,964

Investment securities
282,596

 
182,399

Investments in real estate partnerships
107,272

 
72,903

Other assets
188,618

 
199,839

 
$
1,379,669

 
1,277,563

Liabilities and equity:
 
 
 
Accounts payable and other liabilities
$
162,470

 
155,928

Notes payable
294,191

 
120,431

Partner loans
163,940

 
163,516

Equity
759,068

 
837,688

 
$
1,379,669

 
1,277,563

Statements of Operations
 
Three Months Ended
 
Six Months Ended
 
May 31,
 
May 31,
(In thousands)
2013
 
2012
 
2013
 
2012
Revenues
$
65,956

 
119,123

 
119,299

 
241,528

Costs and expenses
65,595

 
51,996

 
124,709

 
103,181

Other income, net (1)
38,786

 
37,335

 
94,787

 
303,775

Net earnings of unconsolidated entities
$
39,147

 
104,462

 
89,377

 
442,122

Rialto Investments equity in earnings from unconsolidated entities
$
4,505

 
5,569

 
10,678

 
24,027

(1)
Other income, net, for the three and six months ended May 31, 2012 includes the AB PPIP Fund's mark-to-market unrealized gains and unrealized losses, all of which the Company’s portion was a small percentage.

24



(9)
Lennar Homebuilding Cash and Cash Equivalents
Cash and cash equivalents as of May 31, 2013 and November 30, 2012 included $157.4 million and $193.0 million, respectively, of cash held in escrow for approximately three days.

(10)
Lennar Homebuilding Restricted Cash
Restricted cash consists of customer deposits on home sales held in restricted accounts until title transfers to the homebuyer, as required by the state and local governments in which the homes were sold.

(11)
Lennar Homebuilding Senior Notes and Other Debts Payable
(Dollars in thousands)
May 31,
2013
 
November 30,
2012
5.50% senior notes due 2014
$
249,464

 
249,294

5.60% senior notes due 2015
500,651

 
500,769

6.50% senior notes due 2016
249,868

 
249,851

12.25% senior notes due 2017
394,871

 
394,457

4.75% senior notes due 2017
400,000

 
400,000

6.95% senior notes due 2018
248,017

 
247,873

4.125% senior notes due 2018
274,995

 

2.00% convertible senior notes due 2020
276,500

 
276,500

2.75% convertible senior notes due 2020
408,875

 
401,787

3.25% convertible senior notes due 2021
400,000

 
400,000

4.750% senior notes due 2022
570,790

 
350,000

5.95% senior notes due 2013

 
62,932

Mortgages notes on land and other debt
564,313

 
471,588

 
$
4,538,344

 
4,005,051

At May 31, 2013, the Company had a $150 million Letter of Credit and Reimbursement Agreement ("LC Agreement") with certain financial institutions, which may be increased to $200 million, but for which there were no commitments for the additional $50 million. In addition, at May 31, 2013, the Company also had a $50 million Letter of Credit and Reimbursement Agreement with certain financial institutions which may be increased to $100 million but for which there were no commitments, and a $200 million Letter of Credit Facility with a financial institution. Additionally, in May 2012, the Company entered into a 3-year unsecured revolving credit facility (the "Credit Facility") with certain financial institutions that expires in May 2015. As of May 31, 2013, the maximum aggregate commitment under the Credit Facility was $525 million, of which $500 million was committed and $25 million was available through an accordion feature, subject to additional commitments. As of May 31, 2013, the Company had no outstanding borrowings under the Credit Facility. The Company believes it was in compliance with its debt covenants at May 31, 2013.
In June 2013, the Company increased the maximum aggregate commitment amount under the Credit Facility to $950 million, of which $917 million was committed and $33 million was available through an accordion feature, subject to additional commitments, and extended the Credit Facility's maturity date to June 2017. The proceeds available under the Credit Facility may be used for working capital and general corporate purposes. The credit agreement also provides that up to $500 million in commitments may be used for letters of credit. Additionally, the Company terminated its LC Agreement and its $50 million Letter of Credit and Reimbursement Agreement.
The Company’s performance letters of credit outstanding were $134.0 million and $107.5 million, respectively, at May 31, 2013 and November 30, 2012. The Company’s financial letters of credit outstanding were $201.5 million and $204.7 million, respectively, at May 31, 2013 and November 30, 2012. Performance letters of credit are generally posted with regulatory bodies to guarantee the Company’s performance of certain development and construction activities, and financial letters of credit are generally posted in lieu of cash deposits on option contracts, for insurance risks, credit enhancements and as other collateral. Additionally, at May 31, 2013, the Company had outstanding performance and surety bonds related to site improvements at various projects (including certain projects in the Company’s joint ventures) of $638.7 million. Although significant development and construction activities have been completed related to these site improvements, these bonds are generally not released until all development and construction activities are completed. As of May 31, 2013, there were

25



approximately $400.0 million, or 63%, of anticipated future costs to complete related to these site improvements. The Company does not presently anticipate any draws upon these bonds or letters of credit, but if any such draws occur, the Company does not believe they would have a material effect on its financial position, results of operations or cash flows.
In February 2013, the Company issued $275 million aggregate principal amount of 4.125% senior notes due 2018 (the "4.125% Senior Notes") at a price of 99.998% in a private placement and an additional $175 million aggregate principal amount of its 4.750% senior notes due 2022 ("4.750% Senior Notes") at a price of 98.073% in a private placement. Proceeds from the offerings, after payment of expenses, were $271.9 million and $172.2 million, respectively. In April 2013, the Company issued an additional $50 million aggregate principal amount of its 4.750% Senior Notes at a price of 98.250% in a private placement. Proceeds from the offering, after payment of expenses, were $49.7 million. The Company will use the net proceeds from the sale of the 4.125% Senior Notes and the 4.750% Senior Notes for working capital and general corporate purposes, which may include repayment or repurchase of its other outstanding senior notes. Interest on the 4.125% Senior Notes is due semi-annually beginning September 15, 2013. The 4.125% Senior Notes are unsecured and unsubordinated, but are guaranteed by substantially all of the Company's 100% owned homebuilding subsidiaries. Interest on the 4.750% Senior Notes is due semi-annually beginning May 15, 2013. The 4.750% Senior Notes are unsecured and unsubordinated, but are guaranteed by substantially all of the Company's 100% owned homebuilding subsidiaries. At May 31, 2013, the carrying amount of the 4.125% Senior Notes was $275.0 million. At May 31, 2013 and November 30, 2012, the carrying amount of the 4.750% Senior Notes was $570.8 million and $350.0 million, respectively.
During the three months ended May 31, 2013, the Company retired $63.0 million of its 5.95% Senior Notes due 2013 for 100% of the outstanding principal amount plus accrued and unpaid interest as of the maturity date.
In November 2011, the Company issued $350 million aggregate principal amount of 3.25% convertible senior notes due 2021 (the “3.25% Convertible Senior Notes”). During the three months ended February 29, 2012, the initial purchasers of the 3.25% Convertible Senior Notes purchased an additional $50 million aggregate principal amount to cover over-allotments. At both May 31, 2013 and November 30, 2012, the carrying and principal amount of the 3.25% Convertible Senior Notes was $400.0 million. The 3.25% Convertible Senior Notes are convertible into shares of Class A common stock at any time prior to maturity or redemption at the initial conversion rate of 42.5555 shares of Class A common stock per $1,000 principal amount of the 3.25% Convertible Senior Notes or 17,022,200 Class A common shares if all the 3.25% Convertible Senior Notes are converted, which is equivalent to an initial conversion price of approximately $23.50 per share of Class A common stock, subject to anti-dilution adjustments. The shares are included in the calculation of diluted earnings per share. Holders of the 3.25% Convertible Senior Notes have the right to require the Company to repurchase them for cash equal to 100% of their principal amount, plus accrued but unpaid interest on November 15, 2016. The Company has the right to redeem the 3.25% Convertible Senior Notes at any time on or after November 20, 2016 for 100% of their principal amount, plus accrued but unpaid interest. The 3.25% Convertible Senior Notes are unsecured and unsubordinated, but are guaranteed by substantially all of the Company's 100% owned homebuilding subsidiaries.
The 2.75% convertible senior notes due 2020 (the “2.75% Convertible Senior Notes”) are convertible into cash, shares of Class A common stock or a combination of both, at the Company’s election. However, it is the Company’s intent to settle the face value of the 2.75% Convertible Senior Notes in cash. Beginning in the second quarter of 2012, shares were included in the calculation of diluted earnings per share because even though it is the Company’s intent to settle the face value of the 2.75% Convertible Senior Notes in cash, the Company's volume weighted average stock price exceeded the conversion price. The Company’s volume weighted average stock price for the three months ended May 31, 2013 and 2012 was $41.03 and $26.75, which exceeded the conversion price, thus 9.3 million and 3.5 million shares, respectively, were included in the calculation of diluted earnings per share. For the six months ended May 31, 2013 and 2012, 9.1 million and 1.7 million shares, respectively, were included in the calculation of diluted earnings per share. Holders may convert the 2.75% Convertible Senior Notes at the initial conversion rate of 45.1794 shares of Class A common stock per $1,000 principal amount or 20,150,012 Class A common stock if all the 2.75% Convertible Senior Notes are converted, which is equivalent to an initial conversion price of approximately $22.13 per share of Class A common stock. Holders of the 2.75% Convertible Senior Notes have the right to require the Company to repurchase them for cash equal to 100% of their principal amount, plus accrued but unpaid interest, on December 15, 2015. The Company has the right to redeem the 2.75% Convertible Senior Notes at any time on or after December 20, 2015 for 100% of their principal amount, plus accrued but unpaid interest. The 2.75% Convertible Senior Notes are unsecured and unsubordinated, but are guaranteed by substantially all of the Company's 100% owned homebuilding subsidiaries.
Certain provisions under ASC 470, Debt, require the issuer of certain convertible debt instruments that may be settled in cash on conversion to separately account for the liability and equity components of the instrument in a manner that reflects the issuer’s non-convertible debt borrowing rate. The Company has applied these provisions to its 2.75% Convertible Senior Notes. At both May 31, 2013 and November 30, 2012, the principal amount of the 2.75% Convertible Senior Notes was $446.0 million. At May 31, 2013 and November 30, 2012, the carrying amount of the equity component included in stockholders’

26



equity was $37.1 million and $44.2 million, respectively, and the net carrying amount of the 2.75% Convertible Senior Notes included in Lennar Homebuilding senior notes and other debts payable was $408.9 million and $401.8 million, respectively.
The 2.00% convertible senior notes due 2020 (the “2.00% Convertible Senior Notes”) are convertible into shares of Class A common stock at the initial conversion rate of 36.1827 shares of Class A common stock per $1,000 principal amount of the 2.00% Convertible Senior Notes or 10,004,517 shares of Class A common stock if all the 2.00% Convertible Senior Notes are converted, which is equivalent to an initial conversion price of approximately $27.64 per share of Class A common stock, subject to anti-dilution adjustments. The shares are included in the calculation of diluted earnings per share. At both May 31, 2013 and November 30, 2012, the carrying and principal amount of the 2.00% Convertible Senior Notes was $276.5 million. Holders of the 2.00% Convertible Senior Notes have the right to require the Company to repurchase them for cash equal to 100% of their principal amount, plus accrued but unpaid interest, on each of December 1, 2013 and December 1, 2015. The Company has the right to redeem the 2.00% Convertible Senior Notes at any time on or after December 1, 2013 for 100% of their principal amount, plus accrued but unpaid interest. The 2.00% Convertible Senior Notes are unsecured and unsubordinated, but are guaranteed by substantially all of the Company's 100% owned homebuilding subsidiaries.
Although the guarantees by substantially all of the Company's 100% owned homebuilding subsidiaries are full, unconditional and joint and several while they are in effect, (i) a subsidiary will cease to be a guarantor at any time when it is not directly or indirectly guaranteeing at least $75 million of debt of Lennar Corporation (the parent company), and (ii) a subsidiary will be released from its guarantee and any other obligations it may have regarding the senior notes if all or substantially all its assets, or all of its capital stock, are sold or otherwise disposed of.

(12)
Product Warranty
Warranty and similar reserves for homes are established at an amount estimated to be adequate to cover potential costs for materials and labor with regard to warranty-type claims expected to be incurred subsequent to the delivery of a home. Reserves are determined based on historical data and trends with respect to similar product types and geographical areas. The Company regularly monitors the warranty reserve and makes adjustments to its pre-existing warranties in order to reflect changes in trends and historical data as information becomes available. Warranty reserves are included in other liabilities in the accompanying condensed consolidated balance sheets. The activity in the Company’s warranty reserve was as follows:
 
Three Months Ended
 
Six Months Ended
 
May 31,
 
May 31,
(In thousands)
2013
 
2012
 
2013
 
2012
Warranty reserve, beginning of period
$
85,208

 
85,717

 
84,188

 
88,120

Warranties issued during the period
12,122

 
8,106

 
20,881

 
14,961

Adjustments to pre-existing warranties from changes in estimates
4,960

 
3,680

 
7,909

 
5,047

Payments
(12,048
)
 
(13,015
)
 
(22,736
)
 
(23,640
)
Warranty reserve, end of period
$
90,242

 
84,488

 
90,242

 
84,488

As of May 31, 2013, the Company has identified approximately 1,010 homes delivered in Florida primarily during its 2006 and 2007 fiscal years that are confirmed to have had defective Chinese drywall and resulting damage. This represents a small percentage of homes the Company delivered nationally (1.2%) during those fiscal years. Defective Chinese drywall is an industry-wide issue as other homebuilders have publicly disclosed that they have experienced similar issues with defective Chinese drywall. Based on its efforts to date, the Company has not identified defective Chinese drywall in homes delivered by the Company outside of Florida. The Company has offered to replace defective Chinese drywall when it has been found in homes the Company has built, and has done so in substantially all affected homes. Drywall claims for approximately 60 of the 1,010 homes will be resolved through settlement of the drywall multi-district class action litigation in the United States District Court for the Eastern District of Louisiana.
Through May 31, 2013, the Company has accrued $82.2 million of warranty reserves related to defective Chinese drywall. There were no additional amounts accrued during the six months ended May 31, 2013. As of May 31, 2013 and November 30, 2012, the warranty reserve related to Chinese drywall, net of payments, was $2.1 million and $2.9 million, respectively. The Company has received, and continues to seek, reimbursement from its subcontractors, insurers and others for costs the Company has incurred or expects to incur to investigate and repair defective Chinese drywall and resulting damage.


27



(13)
Share-Based Payment
During both the three and six months ended May 31, 2013, the Company granted an immaterial number of stock options and 0.1 million nonvested shares. Compensation expense related to the Company’s share-based payment awards was as follows:
 
Three Months Ended
 
Six Months Ended
 
May 31,
 
May 31,
(In thousands)
2013
 
2012
 
2013
 
2012
Stock options
$
33

 
915

 
33

 
1,800

Nonvested shares
6,675

 
6,856

 
13,161

 
14,132

Total compensation expense for share-based awards
$
6,708

 
7,771

 
13,194

 
15,932


(14)
Financial Instruments
The following table presents the carrying amounts and estimated fair values of financial instruments held by the Company at May 31, 2013 and November 30, 2012, using available market information and what the Company believes to be appropriate valuation methodologies. Considerable judgment is required in interpreting market data to develop the estimates of fair value. The use of different market assumptions and/or estimation methodologies might have a material effect on the estimated fair value amounts. The table excludes cash and cash equivalents, restricted cash, defeasance cash to retire notes payable, receivables, net and accounts payable, all of which had fair values approximating their carrying amounts due to the short maturities of these instruments.
 
 
 
May 31, 2013
 
November 30, 2012
 
Fair Value
 
Carrying
 
Fair
 
Carrying
 
Fair
(In thousands)
Hierarchy
 
Amount
 
Value
 
Amount
 
Value
ASSETS
 
 
 
 
 
 
 
 
 
Rialto Investments:
 
 
 
 
 
 
 
 
 
Loans receivable, net
Level 3
 
$
370,694

 
397,807

 
436,535

 
450,281

Investments held-to-maturity
Level 3
 
$
15,522

 
15,406

 
15,012

 
14,904

Lennar Financial Services:
 
 
 
 
 
 
 
 
 
Loans held-for-investment, net
Level 3
 
$
24,671

 
26,030

 
23,982

 
24,949

Investments held-to-maturity
Level 2
 
$
49,570

 
49,642

 
63,924

 
63,877

LIABILITIES
 
 
 
 
 
 
 
 
 
Lennar Homebuilding:
 
 
 
 
 
 
 
 
 
Senior notes and other debts payable
Level 2
 
$
4,538,344

 
5,637,816

 
4,005,051

 
5,035,670

Rialto Investments:
 
 
 
 
 
 
 
 
 
Notes payable
Level 2
 
$
259,883

 
252,754

 
574,480

 
568,702

Lennar Financial Services:
 
 
 
 
 
 
 
 
 
Notes and other debts payable
Level 2
 
$
334,741

 
334,741

 
457,994

 
457,994

The following methods and assumptions are used by the Company in estimating fair values:
Lennar Homebuilding—For senior notes and other debts payable, the fair value of fixed-rate borrowings is based on quoted market prices and the fair value of variable-rate borrowings is based on expected future cash flows calculated using current market forward rates.
Rialto Investments—The fair values for loans receivable is based on discounted cash flows, or the fair value of the collateral less estimated cost to sell. The fair value for investments held-to-maturity is based on discounted cash flows. For notes payable, the fair value of the zero percent interest notes guaranteed by the FDIC was calculated based on a 2-year treasury yield, and the fair value of other notes payable was calculated based on discounted cash flows using the Company’s weighted average borrowing rate.
Lennar Financial Services—The fair values above are based on quoted market prices, if available. The fair values for instruments that do not have quoted market prices are estimated by the Company on the basis of discounted cash flows or other financial information.

28



Fair Value Measurements:
GAAP provides a framework for measuring fair value, expands disclosures about fair value measurements and establishes a fair value hierarchy which prioritizes the inputs used in measuring fair value summarized as follows:
Level 1: Fair value determined based on quoted prices in active markets for identical assets.
Level 2: Fair value determined using significant other observable inputs.
Level 3: Fair value determined using significant unobservable inputs.
The Company’s financial instruments measured at fair value on a recurring basis are summarized below:
Financial Instruments
Fair Value
Hierarchy
 
Fair Value at
May 31,
2013
 
Fair Value at
November 30,
2012
(In thousands)
 
 
 
 
 
Lennar Financial Services:
 
 
 
 
 
Loans held-for-sale (1)
Level 2
 
$
380,577

 
502,318

Mortgage loan commitments
Level 2
 
$
5,819

 
12,713

Forward contracts
Level 2
 
$
15,421

 
(2,570
)
Lennar Homebuilding:
 
 
 
 
 
Investments available-for-sale
Level 3
 
$
33,338

 
19,591

(1)
The aggregate fair value of loans held-for-sale of $380.6 million at May 31, 2013 exceeds their aggregate principal balance of $374.8 million by $5.8 million. The aggregate fair value of loans held-for-sale of $502.3 million at November 30, 2012 exceeds their aggregate principal balance of $479.1 million by $23.2 million.
The estimated fair values of the Company’s financial instruments have been determined by using available market information and what the Company believes to be appropriate valuation methodologies. Considerable judgment is required in interpreting market data to develop the estimates of fair value. The use of different market assumptions and/or estimation methodologies might have a material effect on the estimated fair value amounts. The following methods and assumptions are used by the Company in estimating fair values:
Loans held-for-sale— Fair value is based on independent quoted market prices, where available, or the prices for other mortgage whole loans with similar characteristics. Management believes carrying loans held-for-sale at fair value improves financial reporting by mitigating volatility in reported earnings caused by measuring the fair value of the loans and the derivative instruments used to economically hedge them without having to apply complex hedge accounting provisions. In addition, the Company recognizes the fair value of its rights to service a mortgage loan as revenue upon entering into an interest rate lock loan commitment with a borrower. The fair value of these servicing rights is included in Lennar Financial Services’ loans held-for-sale as of May 31, 2013 and November 30, 2012. Fair value of servicing rights is determined based on actual sales of servicing rights on loans with similar characteristics.
Mortgage loan commitments— Fair value of commitments to originate loans is based upon the difference between the current value of similar loans and the price at which the Lennar Financial Services segment has committed to originate the loans. The fair value of commitments to sell loan contracts is the estimated amount that the Lennar Financial Services segment would receive or pay to terminate the commitments at the reporting date based on market prices for similar financial instruments. In addition, the Company recognizes the fair value of its rights to service a mortgage loan as revenue upon entering into an interest rate lock loan commitment with a borrower. The fair value of servicing rights is determined based on actual sales of servicing rights on loans with similar characteristics. The fair value of the mortgage loan commitments and related servicing rights is included in Lennar Financial Services’ other assets as of May 31, 2013 and November 30, 2012.
Forward contracts— Fair value is based on quoted market prices for similar financial instruments.
Investments available-for-sale— The fair value of these investments are based on third party valuations.

29



Gains and losses of Lennar Financial Services financial instruments measured at fair value from initial measurement and subsequent changes in fair value are recognized in the Lennar Financial Services segment’s operating earnings. There were no gains or losses recognized for the Lennar Homebuilding investments available-for-sale during the three and six months ended May 31, 2013 and 2012. The changes in fair values that are included in operating earnings are shown, by financial instrument and financial statement line item below:
 
Three Months Ended
 
Six Months Ended
 
May 31,
 
May 31,
(In thousands)
2013
 
2012
 
2013
 
2012
Changes in fair value included in Lennar Financial Services revenues:
 
 
 
 
 
 
 
Loans held-for-sale
$
(6,624
)
 
3,598

 
(17,404
)
 
2,291

Mortgage loan commitments
$
(6,189
)
 
5,743

 
(6,894
)
 
7,185

Forward contracts
$
17,549

 
(4,765
)
 
17,991

 
(4,030
)
Interest income on loans held-for-sale measured at fair value is calculated based on the interest rate of the loan and recorded in interest income in the Lennar Financial Services’ statement of operations.
The following table represents a reconciliation of the beginning and ending balance for the Company’s Level 3 recurring fair value measurements (investments available-for-sale) included in the Lennar Homebuilding segment’s other assets:
 
Three Months Ended
 
Six Months Ended
(In thousands)
2013
 
2012
 
2013
 
2012
Investments available-for-sale, beginning of period
$
31,818

 
18,236

 
19,591

 
42,892

Purchases and other (1)

 
6,070

 
12,227

 
20,998

Sales

 

 

 
(6,436
)
Changes in fair value (2)
1,520

 

 
1,520

 

Settlements (3)

 

 

 
(33,148
)
Investments available-for-sale, end of period
$
33,338

 
24,306

 
33,338

 
24,306

(1)
Represents investments in community development district bonds that mature at various dates between 2022 and 2042.
(2)
Amount represents changes in fair value during both three and six months ended May 31, 2013. The changes in fair value were not included in other comprehensive income because the changes in fair value were deferred as a result of the Company's continuing involvement in the underlying real estate collateral.
(3)
The investments available-for-sale that were settled during both the three and six months ended May 31, 2013 and 2012 related to investments in community development district bonds, which were in default by the borrower and regarding which the Company foreclosed on the underlying real estate collateral. Therefore, these investments were reclassified from other assets to land and land under development.
The Company’s assets measured at fair value on a nonrecurring basis are those assets for which the Company has recorded valuation adjustments and write-offs and Rialto Investments real estate owned assets. The fair value included in the tables below represent only those assets whose carrying value were adjusted to fair value during the respective periods disclosed. The assets measured at fair value on a nonrecurring basis are summarized below:
Non-financial assets
Fair Value
Hierarchy
 
Fair Value
Three Months Ended
May 31,
2013
 
Total Gains (Losses) (1)
(In thousands)
 
 
 
 
 
Lennar Homebuilding:
 
 
 
 
 
Finished homes and construction in progress (2)
Level 3
 
$
9,323

 
(2,934
)
Rialto Investments:
 
 
 
 
 
REO - held-for-sale (3)
Level 3
 
$
11,573

 
(4,573
)
REO - held-and-used, net (4)
Level 3
 
$
8,949

 
(2,407
)
(1)
Represents total losses due to valuation adjustments, total gains from acquisitions of real estate through foreclosure and REO impairments recorded during the three months ended May 31, 2013.

30



(2)
Finished homes and construction in progress with an aggregate carrying value of $12.3 million were written down to their fair value of $9.3 million, resulting in valuation adjustments of $2.9 million, which were included in Lennar Homebuilding costs and expenses in the Company’s statement of operations for the three months ended May 31, 2013.
(3)
REO, held-for-sale, assets are initially recorded at fair value less estimated costs to sell at the time of acquisition through, or in lieu of, loan foreclosure. Upon acquisition, the REO, held-for-sale, had a carrying value of $1.8 million and a fair value of $0.7 million. The fair value of REO, held-for-sale, is based upon the appraised value at the time of foreclosure or management’s best estimate. The losses upon acquisition of REO, held-for-sale, were $1.1 million. As part of management’s periodic valuations of its REO, held-for-sale, during the three months ended May 31, 2013, REO, held-for-sale, with an aggregate value of $14.3 million were written down to their fair value of $10.8 million, resulting in impairments of $3.5 million. These losses and impairments are included within Rialto Investments other income (expense), net, in the Company’s statement of operations for the three months ended May 31, 2013.
(4)
REO, held-and-used, net, assets are initially recorded at fair value at the time of acquisition through, or in lieu of, loan foreclosure. Upon acquisition, the REO, held-and-used, net, had a carrying value of $10.6 million and a fair value of $8.5 million. The fair value of REO, held-and-used, net, is based upon the appraised value at the time of foreclosure or management’s best estimate. The losses upon acquisition of REO, held-and-used, net, were $2.1 million. As part of management’s periodic valuations of its REO, held-and-used, net, during the three months ended May 31, 2013, REO, held-and-used, net, with an aggregate value of $0.7 million were written down to their fair value of $0.4 million, resulting in impairments of $0.3 million. These losses and impairments are included within Rialto Investments other income (expense), net, in the Company’s statement of operations for the three months ended May 31, 2013.
Non-financial assets
Fair Value
Hierarchy
 
Fair Value
Three Months Ended
May 31,
2012
 
Total Gains (Losses) (1)
(In thousands)
 
 
 
 
 
Lennar Homebuilding:
 
 
 
 
 
Finished homes and construction in progress (2)
Level 3
 
$
1,213

 
(2,404
)
Land and land under development (3)
Level 3
 
13,318

 
(332
)
Rialto Investments:
 
 
 
 
 
REO - held-for-sale (4)
Level 3
 
$
2,443

 
(1,726
)
REO - held-and-used, net (5)
Level 3
 
$
66,085

 
(1,458
)
(1)
Represents total losses due to valuation adjustments, total gains from acquisitions of real estate through foreclosure and REO impairments recorded during the three months ended May 31, 2012.
(2)
Finished homes and construction in progress with an aggregate carrying value of $3.6 million were written down to their fair value of $1.2 million, resulting in valuation adjustments of $2.4 million, which were included in Lennar Homebuilding costs and expenses in the Company’s statement of operations for the three months ended May 31, 2012.
(3)
Land and land under development with an aggregate carrying value of $13.6 million were written down to their fair value of $13.3 million, resulting in valuation adjustments of $0.3 million, which were included in Lennar Homebuilding costs and expenses in the Company's statements of operations for the three months ended May 31, 2012.
(4)
REO held-for-sale assets are initially recorded at fair value less estimated costs to sell at the time of acquisition through, or in lieu of, loan foreclosure. Upon acquisition, the REO held-for-sale had a carrying value of $1.5 million and a fair value of $0.2 million. The fair value of REO held-for-sale is based upon the appraised value at the time of foreclosure or management’s best estimate. The losses upon acquisition of REO held-for-sale were $1.3 million. As part of management's periodic valuations of its REO held-for-sale during the three months ended May 31, 2012, REO held-for-sale with an aggregate value of $2.6 million were written down to their fair value of $2.2 million, resulting in impairments of $0.4 million. These losses and impairments are included within Rialto Investments other income (expense), net in the Company's statement of operations for the three months ended May 31, 2012.
(5)
REO held-and-used, net, assets are initially recorded at fair value at the time of acquisition through, or in lieu of, loan foreclosure. Upon acquisition, the REO held-and-used, net, had a carrying value of $64.2 million and a fair value of $63.4 million. The fair value of REO held-and-used, net, is based upon the appraised value at the time of foreclosure or management’s best estimate. The losses upon acquisition of REO held-and-used, net, were $0.8 million. As part of management's periodic valuations of its REO held-and-used, net, during the three months ended May 31, 2012, REO held-and-used, net, with an aggregate value of $3.3 million were written down to their fair value of $2.6 million, resulting in impairments of $0.7 million. These losses and impairments are included within the Rialto Investments other income (expense), net, in the Company’s statement of operations for the three months ended May 31, 2012.

31



Non-financial assets
Fair Value
Hierarchy
 
Fair Value
Six Months Ended
May 31,
2013
 
Total Gains (Losses) (1)
(In thousands)
 
 
 
 
 
Lennar Homebuilding:
 
 
 
 
 
Finished homes and construction in progress (2)
Level 3
 
$
12,264

 
(4,189
)
Rialto Investments:
 
 
 
 
 
REO - held-for-sale (3)
Level 3
 
$
20,020

 
(4,844
)
REO - held-and-used, net (4)
Level 3
 
$
27,160

 
(1,466
)
(1)
Represents total losses due to valuation adjustments, total gains from acquisitions of real estate through foreclosure and REO impairments recorded during the six months ended May 31, 2013.
(2)
Finished homes and construction in progress with an aggregate carrying value of $16.5 million were written down to their fair value of $12.3 million, resulting in valuation adjustments of $4.2 million, which were included in Lennar Homebuilding costs and expenses in the Company’s statement of operations for the six months ended May 31, 2013.
(3)
REO, held-for-sale, assets are initially recorded at fair value less estimated costs to sell at the time of acquisition through, or in lieu of, loan foreclosure. Upon acquisition, the REO, held-for-sale, had a carrying value of $2.0 million and a fair value of $1.3 million. The fair value of REO, held-for-sale, is based upon the appraised value at the time of foreclosure or management’s best estimate. The losses upon acquisition of REO, held-for-sale, were $0.7 million. As part of management’s periodic valuations of its REO, held-for-sale, during the six months ended May 31, 2013, REO, held-for-sale, with an aggregate value of $22.9 million were written down to their fair value of $18.7 million, resulting in impairments of $4.2 million. These losses and impairments are included within Rialto Investments other income (expense), net, in the Company’s statement of operations for the six months ended May 31, 2013.
(4)
REO, held-and-used, net, assets are initially recorded at fair value at the time of acquisition through, or in lieu of, loan foreclosure. Upon acquisition, the REO, held-and-used, net, had a carrying value of $25.8 million and a fair value of $24.7 million. The fair value of REO, held-and-used, net, is based upon the appraised value at the time of foreclosure or management’s best estimate. The losses upon acquisition of REO, held-and-used, net, were $1.1 million. As part of management’s periodic valuations of its REO, held-and-used, net, during the six months ended May 31, 2013, REO, held-and-used, net, with an aggregate value of 2.8 million were written down to their fair value of 2.4 million, resulting in impairments of 0.4 million. These losses and impairments are included within Rialto Investments other income (expense), net, in the Company’s statement of operations for the six months ended May 31, 2013.
Non-financial assets
Fair Value
Hierarchy
 
Fair Value
Six Months Ended
May 31,
2012
 
Total Gains (Losses) (1)
(In thousands)
 
 
 
 
 
Lennar Homebuilding:
 
 
 
 
 
Finished homes and construction in progress (2)
Level 3
 
$
2,761

 
(4,429
)
Land and land under development (3)
Level 3
 
13,318

 
(332
)
Rialto Investments:
 
 
 
 
 
REO - held-for-sale (4)
Level 3
 
$
13,866

 
(2,188
)
REO - held-and-used, net (5)
Level 3
 
$
120,373

 
955

(1)
Represents total losses due to valuation adjustments, total gains from acquisitions of real estate through foreclosure and REO impairments recorded during the six months ended May 31, 2012.
(2)
Finished homes and construction in progress with an aggregate carrying value of $7.2 million were written down to their fair value of $2.8 million, resulting in valuation adjustments of $4.4 million, which were included in Lennar Homebuilding costs and expenses in the Company’s statement of operations for the six months ended May 31, 2012.
(3)
Land and land under development with an aggregate carrying value of 13.6 million were written down to their fair value of $13.3 million, resulting in valuation adjustments of $0.3 million, which were included in Lennar Homebuilding costs and expenses in the Company's statements of operations for the six months ended May 31, 2012.
(4)
REO, held-for-sale, assets are initially recorded at fair value less estimated costs to sell at the time of acquisition through, or in lieu of, loan foreclosure. Upon acquisition, the REO, held-for-sale, had a carrying value of $1.9 million and a fair value of $1.4 million. The fair value of REO, held-for-sale, is based upon the appraised value at the time of foreclosure or management’s best estimate. The losses upon acquisition of REO, held-for-sale, were $0.6 million. As part of management's periodic valuations of its REO, held-for-sale, during the six months ended May 31, 2012, REO, held-for-

32



sale, with an aggregate value of $14.1 million were written down to their fair value of $12.5 million, resulting in impairments of $1.6 million. These losses and impairments are included within Rialto Investments other income (expense), net in the Company's statement of operations for the six months ended May 31, 2012.
(5)
REO, held-and-used, net, assets are initially recorded at fair value at the time of acquisition through, or in lieu of, loan foreclosure. Upon acquisition, the REO, held-and-used, net, had a carrying value of $105.4 million and a fair value of $109.7 million. The fair value of REO, held-and-used, net, is based upon the appraised value at the time of foreclosure or management’s best estimate. The gains upon acquisition of REO, held-and-used, net, were $4.2 million. As part of management's periodic valuations of its REO, held-and-used, net, during the six months ended May 31, 2012, REO, held-and-used, net, with an aggregate value of $13.9 million were written down to their fair value of $10.7 million, resulting in impairments of $3.3 million. These gains and impairments are included within the Rialto Investments other income (expense), net, in the Company’s statement of operations for the six months ended May 31, 2012.
Finished homes and construction in progress are included within inventories. Inventories are stated at cost unless the inventory within a community is determined to be impaired, in which case the impaired inventory is written down to fair value. Inventory costs include land, land development and home construction costs, real estate taxes, deposits on land purchase contracts and interest related to development and construction. Construction overhead and selling expenses are expensed as incurred. Homes held-for-sale are classified as inventories until delivered. Land, land development, amenities and other costs are accumulated by specific area and allocated to homes within the respective areas. The Company reviews its inventory for indicators of impairment by evaluating each community during each reporting period. The inventory within each community is categorized as finished homes and construction in progress or land under development based on the development state of the community. There were 492 and 438 active communities, excluding unconsolidated entities, as of May 31, 2013 and 2012, respectively. If the undiscounted cash flows expected to be generated by a community are less than its carrying amount, an impairment charge is recorded to write down the carrying amount of such community to its estimated fair value.
In conducting its review for indicators of impairment on a community level, the Company evaluates, among other things, the margins on homes that have been delivered, margins on homes under sales contracts in backlog, projected margins with regard to future home sales over the life of the community, projected margins with regard to future land sales and the estimated fair value of the land itself. The Company pays particular attention to communities in which inventory is moving at a slower than anticipated absorption pace and communities whose average sales price and/or margins are trending downward and are anticipated to continue to trend downward. From this review, the Company identifies communities whose carrying values exceed their undiscounted cash flows.
The Company estimates the fair value of its communities using a discounted cash flow model. The projected cash flows for each community are significantly impacted by estimates related to market supply and demand, product type by community, homesite sizes, sales pace, sales prices, sales incentives, construction costs, sales and marketing expenses, the local economy, competitive conditions, labor costs, costs of materials and other factors for that particular community. Every division evaluates the historical performance of each of its communities as well as current trends in the market and economy impacting the community and its surrounding areas. These trends are analyzed for each of the estimates listed above. For example, since the start of the downturn in the housing market, the Company has found ways to reduce its construction costs in many communities, and this reduction in construction costs in addition to change in product type in many communities has impacted future estimated cash flows.
Each of the homebuilding markets in which the Company operates is unique, as homebuilding has historically been a local business driven by local market conditions and demographics. Each of the Company’s homebuilding markets has specific supply and demand relationships reflective of local economic conditions. The Company’s projected cash flows are impacted by many assumptions. Some of the most critical assumptions in the Company’s cash flow model are projected absorption pace for home sales, sales prices and costs to build and deliver homes on a community by community basis.
In order to arrive at the assumed absorption pace for home sales included in the Company’s cash flow model, the Company analyzes its historical absorption pace in the community as well as other comparable communities in the geographical area. In addition, the Company considers internal and external market studies and trends, which generally include, but are not limited to, statistics on population demographics, unemployment rates and availability of competing product in the geographic area where the community is located. When analyzing the Company’s historical absorption pace for home sales and corresponding internal and external market studies, the Company places greater emphasis on more current metrics and trends such as the absorption pace realized in its most recent quarters as well as forecasted population demographics, unemployment rates and availability of competing product. Generally, if the Company notices a variation from historical results over a span of two fiscal quarters, the Company considers such variation to be the establishment of a trend and adjusts its historical information accordingly in order to develop assumptions on the projected absorption pace in the cash flow model for a community.

33



In order to determine the assumed sales prices included in its cash flow models, the Company analyzes the historical sales prices realized on homes it delivered in the community and other comparable communities in the geographical area as well as the sales prices included in its current backlog for such communities. In addition, the Company considers internal and external market studies and trends, which generally include, but are not limited to, statistics on sales prices in neighboring communities and sales prices on similar products in non-neighboring communities in the geographic area where the community is located. When analyzing its historical sales prices and corresponding market studies, the Company also places greater emphasis on more current metrics and trends such as future forecasted sales prices in neighboring communities as well as future forecasted sales prices for similar products in non-neighboring communities. Generally, if the Company notices a variation from historical results over a span of two fiscal quarters, the Company considers such variation to be the establishment of a trend and adjusts its historical information accordingly in order to develop assumptions on the projected sales prices in the cash flow model for a community.
In order to arrive at the Company’s assumed costs to build and deliver homes, the Company generally assumes a cost structure reflecting contracts currently in place with its vendors adjusted for any anticipated cost reduction initiatives or increases in cost structure. Costs assumed in the cash flow model for the Company’s communities are generally based on the rates the Company is currently obligated to pay under existing contracts with its vendors adjusted for any anticipated cost reduction initiatives or increases in cost structure.
Since the estimates and assumptions included in the Company’s cash flow models are based upon historical results and projected trends, the Company does not anticipate unexpected changes in market conditions or strategies that may lead the Company to incur additional impairment charges in the future.
Using all available information, the Company calculates its best estimate of projected cash flows for each community. While many of the estimates are calculated based on historical and projected trends, all estimates are subjective and change from market to market and community to community as market and economic conditions change. The determination of fair value also requires discounting the estimated cash flows at a rate the Company believes a market participant would determine to be commensurate with the inherent risks associated with the assets and related estimated cash flow streams. The discount rate used in determining each asset’s fair value depends on the community’s projected life and development stage. The Company generally uses a discount rate of approximately 20%, subject to the perceived risks associated with the community’s cash flow streams relative to its inventory.
The Company estimates the fair value of inventory evaluated for impairment based on market conditions and assumptions made by management at the time the inventory is evaluated, which may differ materially from actual results if market conditions or assumptions change. For example, further market deterioration or changes in assumptions may lead to the Company incurring additional impairment charges on previously impaired inventory, as well as on inventory not currently impaired but for which indicators of impairment may arise if further market deterioration occurs.
In the six months ended May 31, 2013, the Company reviewed its communities for potential indicators of impairments and identified 28 communities with 861 homesites and a corresponding carrying value of $60.3 million as having potential indicators of impairment. Of those communities identified, the Company recorded impairments on 99 homesites in 3 communities with a corresponding carrying value of $16.5 million. The table below summarizes the most significant unobservable inputs used in the Company's discounted cash flow model to determine the fair value of its communities (primarily one community) for which the Company recorded valuation adjustments during the six months ended May 31, 2013:
Unobservable inputs
Range
Average selling price

$163,000

-
$279,000
Absorption rate per quarter (homes)
2

-
34
Discount rate
20%
The Company evaluates its investments in unconsolidated entities for indicators of impairment during each reporting period. A series of operating losses of an investee or other factors may indicate that a decrease in value of the Company’s investment in the unconsolidated entity has occurred which is other-than-temporary. The amount of impairment recognized is the excess of the investment’s carrying amount over its estimated fair value.
The evaluation of the Company’s investment in unconsolidated entities includes certain critical assumptions made by management: (1) projected future distributions from the unconsolidated entities, (2) discount rates applied to the future distributions and (3) various other factors.
The Company’s assumptions on the projected future distributions from the unconsolidated entities are dependent on market conditions. Specifically, distributions are dependent on cash to be generated from the sale of inventory by the

34



unconsolidated entities. Such inventory is also reviewed for potential impairment by the unconsolidated entities. The unconsolidated entities generally use a discount rate of approximately 20% in their reviews for impairment, subject to the perceived risks associated with the community’s cash flow streams relative to its inventory. If a valuation adjustment is recorded by an unconsolidated entity related to its assets, the Company’s proportionate share is reflected in the Company’s homebuilding equity in earnings (loss) from unconsolidated entities with a corresponding decrease to its investment in unconsolidated entities. In certain instances, the Company may be required to record additional losses relating to its investment in unconsolidated entities, if the Company’s investment in the unconsolidated entity, or a portion thereof, is deemed to be other than temporarily impaired. These losses are included in Lennar Homebuilding other income, net.
Additionally, the Company considers various qualitative factors to determine if a decrease in the value of the investment is other-than-temporary. These factors include age of the venture, intent and ability for the Company to recover its investment in the entity, financial condition and long-term prospects of the entity, short-term liquidity needs of the unconsolidated entity, trends in the general economic environment of the land, entitlement status of the land held by the unconsolidated entity, overall projected returns on investment, defaults under contracts with third parties (including bank debt), recoverability of the investment through future cash flows and relationships with the other partners and banks. If the Company believes that the decline in the fair value of the investment is temporary, then no impairment is recorded.
REO represents real estate that the Rialto segment has taken control or has effective control of in partial or full satisfaction of loans receivable. At the time of acquisition of a property through foreclosure of a loan, REO is recorded at fair value less estimated costs to sell if classified as held-for-sale or at fair value if classified as held-and-used, which becomes the property’s new basis. The fair values of these assets are determined in part by placing reliance on third party appraisals of the properties and/or internally prepared analyses of recent offers or prices on comparable properties in the proximate vicinity. The third party appraisals and internally developed analyses are significantly impacted by the local market economy, market supply and demand, competitive conditions and prices on comparable properties, adjusted for date of sale, location, property size, and other factors. Each REO is unique and is analyzed in the context of the particular market where the property is located. In order to establish the significant assumptions for a particular REO, the Company analyzes historical trends, including trends achieved by our local homebuilding operations, if applicable, and current trends in the market and economy impacting the REO. Using available trend information, the Company then calculates its best estimate of fair value, which can include projected cash flows discounted at a rate the Company believes a market participant would determine to be commensurate with the inherent risks associated with the assets and related estimated cash flow streams. These methods use unobservable inputs to develop fair value for the Company’s REO. Due to the volume and variance of unobservable inputs, resulting from the uniqueness of each of the Company's REO, the Company does not use a standard range of unobservable inputs with respect to its evaluation of REO. However, for operating properties within REO, the Company may also use estimated cash flows multiplied by a capitalization rate to determine the fair value of the property. For the three and six months ended May 31, 2013, the capitalization rates used to estimate fair value ranged from 8% to 12% and varied based on the location of the asset, asset type and occupancy rates for the operating properties.
Changes in economic factors, consumer demand and market conditions, among other things, could materially impact estimates used in the third party appraisals and/or internally prepared analyses of recent offers or prices on comparable properties. Thus, estimates can differ significantly from the amounts ultimately realized by the Rialto segment from disposition of these assets. The amount by which the recorded investment in the loan is less than the REO’s fair value (net of estimated cost to sell if held-for-sale), is recorded as an unrealized gain on foreclosure in the Company’s statement of operations. The amount by which the recorded investment in the loan is greater than the REO’s fair value (net of estimated cost to sell if held-for-sale) is initially recorded as an impairment in the Company’s statement of operations.

(15)
Consolidation of Variable Interest Entities/Consolidated Joint Ventures
GAAP requires the consolidation of VIEs in which an enterprise has a controlling financial interest. A controlling financial interest will have both of the following characteristics: (a) the power to direct the activities of a VIE that most significantly impact the VIEs economic performance and (b) the obligation to absorb losses of the VIE that could potentially be significant to the VIE or the right to receive benefits from the VIE that could potentially be significant to the VIE.
The Company’s variable interest in VIEs may be in the form of (1) equity ownership, (2) contracts to purchase assets, (3) management and development agreements between the Company and a VIE, (4) loans provided by the Company to a VIE or other partner and/or (5) guarantees provided by members to banks and other third parties. The Company examines specific criteria and uses its judgment when determining if the Company is the primary beneficiary of a VIE. Factors considered in determining whether the Company is the primary beneficiary include risk and reward sharing, experience and financial condition of other partner(s), voting rights, involvement in day-to-day capital and operating decisions, representation on a VIE’s

35



executive committee, existence of unilateral kick-out rights or voting rights, level of economic disproportionality, if any, between the Company and the other partner(s) and contracts to purchase assets from VIEs.
Generally, all major decision making in the Company’s joint ventures is shared between all partners. In particular, business plans and budgets are generally required to be unanimously approved by all partners. Usually, management and other fees earned by the Company are nominal and believed to be at market and there is no significant economic disproportionality between the Company and other partners. Generally, the Company purchases less than a majority of the joint venture’s assets and the purchase prices under the Company’s option contracts are believed to be at market.
Generally, Lennar Homebuilding unconsolidated entities become VIEs and consolidate when the other partner(s) lack the intent and financial wherewithal to remain in the entity. As a result, the Company continues to fund operations and debt paydowns through partner loans or substituted capital contributions.
The Company evaluated the joint venture agreements of its joint ventures that were formed or that had reconsideration events during the six months ended May 31, 2013. Based on the Company's evaluation, there were no entities that consolidated during the six months ended May 31, 2013. In addition, during the six months ended May 31, 2013, there were no VIEs that were deconsolidated.
At May 31, 2013 and November 30, 2012, the Company’s recorded investments in Lennar Homebuilding unconsolidated entities were $729.9 million and $565.4 million, respectively, and the Rialto segment’s investments in unconsolidated entities as of May 31, 2013 and November 30, 2012 were $115.3 million and $108.1 million, respectively.
Consolidated VIEs
As of May 31, 2013, the carrying amounts of the VIEs’ assets and non-recourse liabilities that consolidated were $1.5 billion and $405.2 million, respectively. Those assets are owned by, and those liabilities are obligations of, the VIEs, not the Company.
A VIE’s assets can only be used to settle obligations of that VIE. The VIEs are not guarantors of the Company’s senior notes or other debts payable. In addition, the assets held by a VIE usually are collateral for that VIE’s debt. The Company and other partners do not generally have an obligation to make capital contributions to a VIE unless the Company and/or the other partner(s) have entered into debt guarantees with a VIE’s banks. Other than agreements with a VIE’s banks, which may include debt guarantees and LC agreements, there are no liquidity arrangements or agreements to fund capital or purchase assets that could require the Company to provide financial support to a VIE except with regard to a $100 million commitment to fund a new unconsolidated entity for further expenses up until the unconsolidated entity obtains permanent financing. While the Company has option contracts to purchase land from certain of its VIEs, the Company is not required to purchase the assets and could walk away from the contracts.
Consolidated Joint Ventures
During the first half of 2013, the Company had transactions involving two of its consolidated joint ventures. In the first joint venture transaction, the Company bought out its 48% partners for $78.0 million, paying $14.5 million in cash and financing the remainder with a short-term note. The Company's consolidated joint venture then contributed certain assets to a new unconsolidated joint venture and brought in a new, long-term partner for $100 million, or a 25% interest. Additionally, if the new unconsolidated entity meets certain cash flow thresholds, the partner's equity interest in the unconsolidated entity could be decreased to 10% or increased to 40% with a corresponding increase or decrease in the Company's equity interest percentage. The new unconsolidated joint venture subsequently distributed $100 million of cash to the Company as a return of capital.
In the second joint venture transaction, the Company purchased its partner's interest for $153.2 million and the inventories are now wholly-owned assets, which the Company plans to develop and build homes.
These transactions did not impact the Company's net earnings, but its balance sheet was affected as follows: cash was reduced by approximately $67 million, inventory decreased by approximately $225 million, investments in unconsolidated entities increased by $125 million, deferred tax assets were increased by $39 million, additional paid-in capital (equity) was reduced by $60 million, net of tax and non-controlling interests were reduced by $132 million.

36



Unconsolidated VIEs
The Company’s recorded investment in VIEs that are unconsolidated and its estimated maximum exposure to loss were as follows:
As of May 31, 2013
(In thousands)
Investments in
Unconsolidated
VIEs
 
Lennar’s
Maximum
Exposure
to Loss
Lennar Homebuilding (1)
$
219,670

 
346,580

Rialto Investments (2)
24,059

 
24,059

 
$
243,729

 
370,639

As of November 30, 2012
(In thousands)
Investments in
Unconsolidated
VIEs
 
Lennar’s
Maximum
Exposure
to Loss
Lennar Homebuilding (1)
$
85,500

 
109,278

Rialto Investments (2)
23,587

 
23,587

 
$
109,087

 
132,865

(1)
At May 31, 2013, the maximum exposure to loss of Lennar Homebuilding’s investments in unconsolidated VIEs is limited to its investment in the unconsolidated VIEs, except with regard to $100 million commitment to fund a new unconsolidated entity for further expenses up until the unconsolidated entity obtains permanent financing, $15.0 million of recourse debt of one of the unconsolidated VIEs, which is included in the Company’s maximum recourse related to Lennar Homebuilding unconsolidated entities, and $11.6 million of letters of credit outstanding for certain of the unconsolidated VIEs that in the event of default under its debt agreement the letter of credit will be drawn upon. At November 30, 2012, the maximum exposure to loss of Lennar Homebuilding’s investments in unconsolidated VIEs is limited to its investment in the unconsolidated VIEs, except with regard to $18.7 million of recourse debt of one of the unconsolidated VIEs, which is included in the Company’s maximum recourse related to Lennar Homebuilding unconsolidated entities and $4.8 million of letters of credit outstanding for certain of the unconsolidated VIEs that in the event of default under its debt agreement the letter of credit will be drawn upon.
(2)
At both May 31, 2013 and November 30, 2012, the maximum recourse exposure to loss of Rialto’s investment in unconsolidated VIEs was its investments in unconsolidated entities. At May 31, 2013 and November 30, 2012, investments in unconsolidated VIEs and Lennar’s maximum exposure to loss include $15.5 million and $15.0 million, respectively, related to Rialto’s investments held-to-maturity.
While these entities are VIEs, the Company has determined that the power to direct the activities of the VIEs that most significantly impact the VIEs’ economic performance is generally shared. While the Company generally manages the day-to-day operations of the VIEs, each of these VIEs has an executive committee made up of representatives from each partner. The members of the executive committee have equal votes and major decisions require unanimous consent and approval from all members. The Company does not have the unilateral ability to exercise participating voting rights without partner consent. Furthermore, the Company’s economic interest is not significantly disproportionate to the point where it would indicate that the Company has the power to direct these activities.
The Company and other partners do not generally have an obligation to make capital contributions to the VIEs, except for $15.0 million of recourse debt of one of the Lennar Homebuilding unconsolidated VIEs and $11.6 million of letters of credit outstanding for one of the Lennar Homebuilding unconsolidated VIEs that in the event of default under its debt agreement the letter of credit will be drawn upon. Except for the Lennar Homebuilding unconsolidated VIEs discussed above, the Company and the other partners did not guarantee any debt of the other unconsolidated VIEs. There are no liquidity arrangements or agreements to fund capital or purchase assets that could require the Company to provide financial support to the VIEs except with regard to a $100 million commitment to fund a new unconsolidated entity for further expenses up until the unconsolidated entity obtains permanent financing.While the Company has option contracts to purchase land from certain of its unconsolidated VIEs, the Company is not required to purchase the assets and could walk away from the contracts.

37



Option Contracts
The Company has access to land through option contracts, which generally enables it to control portions of properties owned by third parties (including land funds) and unconsolidated entities until the Company has determined whether to exercise the option.
A majority of the Company’s option contracts require a non-refundable cash deposit or irrevocable letter of credit based on a percentage of the purchase price of the land. The Company’s option contracts sometimes include price adjustment provisions, which adjust the purchase price of the land to its approximate fair value at the time of acquisition or are based on the fair value at the time of takedown.
The Company’s investments in option contracts are recorded at cost unless those investments are determined to be impaired, in which case the Company’s investments are written down to fair value. The Company reviews option contracts for indicators of impairment during each reporting period. The most significant indicator of impairment is a decline in the fair value of the optioned property such that the purchase and development of the optioned property would no longer meet the Company’s targeted return on investment with appropriate consideration given to the length of time available to exercise the option. Such declines could be caused by a variety of factors including increased competition, decreases in demand or changes in local regulations that adversely impact the cost of development. Changes in any of these factors would cause the Company to re-evaluate the likelihood of exercising its land options.
Some option contracts contain a predetermined take-down schedule for the optioned land parcels. However, in almost all instances, the Company is not required to purchase land in accordance with those take-down schedules. In substantially all instances, the Company has the right and ability to not exercise its option and forfeit its deposit without further penalty, other than termination of the option and loss of any unapplied portion of its deposit and pre-acquisition costs. Therefore, in substantially all instances, the Company does not consider the take-down price to be a firm contractual obligation.
When the Company does not intend to exercise an option, it writes off any unapplied deposit and pre-acquisition costs associated with the option contract.
The Company evaluates all option contracts for land to determine whether they are VIEs and, if so, whether the Company is the primary beneficiary of certain of these option contracts. Although the Company does not have legal title to the optioned land, if the Company is deemed to be the primary beneficiary, it is required to consolidate the land under option at the purchase price of the optioned land. During the six months ended May 31, 2013, the effect of consolidation of these option contracts was a net increase of $23.3 million to consolidated inventory not owned with a corresponding increase to liabilities related to consolidated inventory not owned in the accompanying condensed consolidated balance sheet as of May 31, 2013. To reflect the purchase price of the inventory consolidated, the Company reclassified the related option deposits from land under development to consolidated inventory not owned in the accompanying condensed consolidated balance sheet as of May 31, 2013. The liabilities related to consolidated inventory not owned primarily represent the difference between the option exercise prices for the optioned land and the Company’s cash deposits. The increase to consolidated inventory not owned was offset by the Company exercising its options to acquire land under certain contracts previously consolidated resulting in a net decrease in consolidated inventory not owned of $20.7 million for the six months ended May 31, 2013.
The Company’s exposure to loss related to its option contracts with third parties and unconsolidated entities consisted of its non-refundable option deposits and pre-acquisition costs totaling $135.5 million and $176.7 million, respectively, at May 31, 2013 and November 30, 2012. Additionally, the Company had posted $28.5 million and $42.5 million, respectively, of letters of credit in lieu of cash deposits under certain option contracts as of May 31, 2013 and November 30, 2012.




38



(16)
New Accounting Pronouncements
In June 2011, the FASB issued ASU 2011-05, Presentation of Comprehensive Income, (“ASU 2011-05”). ASU 2011-05 requires the presentation of comprehensive income in either (1) a continuous statement of comprehensive income or (2) two separate but consecutive statements. ASU 2011-05 was effective for the Company’s quarter ended February 28, 2013. The adoption of ASU 2011-05 did not have a material effect on the Company’s condensed consolidated financial statements, but required a change in the presentation of the Company’s comprehensive income from the notes of the consolidated financial statements to the face of the condensed consolidated financial statements.
In September 2011, the FASB issued ASU 2011-08, Testing Goodwill for Impairment, (“ASU 2011-08”), which amends the guidance in ASC 350-20, Intangibles – Goodwill and Other – Goodwill. Under ASU 2011-08, entities have the option of performing a qualitative assessment before calculating the fair value of the reporting unit when testing goodwill for impairment. If the fair value of the reporting unit is determined, based on qualitative factors, to be more likely than not less than the carrying amount of the reporting unit, then entities are required to perform the two-step goodwill impairment test. ASU 2011-08 was effective for the Company’s fiscal year beginning December 1, 2012. The adoption of ASU 2011-08 did not have a material effect on the Company’s condensed consolidated financial statements.


39



(17)
Supplemental Financial Information
The indentures governing the Company’s 5.50% senior notes due 2014, 5.60% senior notes due 2015, 6.50% senior notes due 2016, 12.25% senior notes due 2017, 4.75% senior notes due 2017, 6.95% senior notes due 2018, 4.125% senior notes due 2018, 2.00% convertible senior notes due 2020, 2.75% convertible senior notes due 2020, 3.25% convertible senior notes due 2021 and 4.750% senior notes due 2022 require that, if any of the Company’s 100% owned subsidiaries, other than its finance company subsidiaries and foreign subsidiaries, directly or indirectly guarantee at least $75 million principal amount of debt of Lennar Corporation, those subsidiaries must also guarantee Lennar Corporation’s obligations with regard to its senior notes. The entities referred to as “guarantors” in the following tables are subsidiaries that were guaranteeing the senior notes because at May 31, 2013, they were guaranteeing Lennar Corporation's LC Agreement, its $200 million Letter of Credit Facility and its Credit Facility. The guarantees are full, unconditional and joint and several and the guarantor subsidiaries are 100% directly or indirectly owned by Lennar Corporation. A subsidiary's guarantee will be suspended, and the subsidiary will cease to be a guarantor, at any time when it is not directly or indirectly guaranteeing at least $75 million of debt of Lennar Corporation, and a subsidiary will be released from its guarantee and any other obligations it may have regarding the senior notes if all or substantially all its assets, or all of its capital stock, are sold or otherwise disposed of.
For purposes of the condensed consolidating statement of cash flows included in the following supplemental financial information, the Company's accounting policy is to treat cash received by Lennar Corporation ("the Parent") from its subsidiaries, to the extent of net earnings from such subsidiaries as a dividend and accordingly a return on investment within cash flows from operating activities. The cash outflows associated with the return on investment dividends received by the Parent are reflected by the Guarantor and Non-Guarantor subsidiaries in the Dividends line item within cash flows from financing activities. All other cash flows between the Parent and its subsidiaries represent the settlement of receivables and payables between such entities in conjunction with the Parent's centralized cash management arrangement with its subsidiaries, which operates with the characteristics of a revolving credit facility, and are accordingly reflected net in the Intercompany line item within cash flows from investing activities for the Parent and net in the Intercompany line item within cash flows from financing activities for the Guarantor and Non-Guarantor subsidiaries.
Adjustments to Prior Period Supplemental Financial Information
Subsequent to the issuance of the November 30, 2012 consolidated financial statements, the Company determined it needed to revise its disclosures and presentation with respect to the supplemental financial information included in this footnote. These revisions relate solely to transactions between Lennar Corporation and its subsidiaries and only impact the Supplemental Consolidating Balance Sheets as of November 30, 2012 and Consolidating Statements of Cash Flows for the six months ended May 31, 2012 that are presented as supplemental information. They do not affect the Company's consolidated financial statements.
In the Company's Consolidating Balance Sheets, the Company determined that it should make adjustments to (A) the Investment in Subsidiaries, Intercompany and Equity accounts of the Parent and its Guarantor and Non-Guarantor subsidiaries primarily related to equity in earnings, distributions of earnings and other non-cash items between the Company's subsidiaries that were incorrectly reflected in the Intercompany accounts instead of the Investments in Subsidiaries and Equity accounts as these accounts were previously aggregated and tracked together. In addition, the Company adjusted (B) the Parent's intercompany receivable from its subsidiaries from a contra-liability in the Consolidating Balance Sheets to an asset.
The following is a reconciliation of the amounts previously reported to the “as revised” amounts as stated in the following components of the Supplemental Consolidating Balance Sheet as of November 30, 2012:
 
 
 
 
Adjustments to
 
 
 
 
As
 
Investments in Subsidiaries,
 
 
Parent Column as of
 
Previously
 
Intercompany and
 
As
November 30, 2012
 
Reported
 
Stockholders' Equity
 
Revised
(In thousands)
 
 
 
 
 
 
Investments in subsidiaries
 
$
3,488,054

 
$
284,032

 A
$
3,772,086

Intercompany receivables
 
$

 
$
2,438,326

 A,B
$
2,438,326

Lennar Homebuilding assets
 
$
4,505,795

 
$
2,722,358


$
7,228,153

Intercompany payables
 
$
(2,722,358
)
 
$
2,722,358

 B
$

Lennar Homebuilding liabilities
 
$
1,091,031

 
$
2,722,358


$
3,813,389

Total liabilities and equity
 
$
4,505,795

 
$
2,722,358

 
$
7,228,153


40



 
 
 
 
Adjustments to
 
 
 
 
As
 
Investments in Subsidiaries,
 
 
Guarantor Column as of
 
Previously
 
Intercompany and
 
As
November 30, 2012
 
Reported
 
Stockholders' Equity
 
Revised
(In thousands)
 
 
 
 
 
 
Investments in subsidiaries
 
$
770,119

 
$
(184,363
)
 A
$
585,756

Lennar Homebuilding assets
 
$
6,728,275

 
$
(184,363
)

$
6,543,912

Total assets
 
$
6,805,912

 
$
(184,363
)

$
6,621,549

Intercompany payables
 
$
2,239,096

 
$
(523,271
)
 A
$
1,715,825

Lennar Homebuilding liabilities
 
$
3,286,802

 
$
(523,271
)

$
2,763,531

Total liabilities
 
$
3,317,858

 
$
(523,271
)

$
2,794,587

Stockholders' equity
 
$
3,488,054

 
$
338,908

 A
$
3,826,962

Total equity
 
$
3,488,054

 
$
338,908


$
3,826,962

Total liabilities and equity
 
$
6,805,912

 
$
(184,363
)
 
$
6,621,549

 
 
 
 
Adjustments to
 
 
 
 
As
 
Investments in Subsidiaries,
 
 
Non-Guarantor Column as of
 
Previously
 
Intercompany and
 
As
November 30, 2012
 
Reported
 
Stockholders' Equity
 
Revised
(In thousands)
 
 
 
 
 
 
Intercompany payables
 
$
483,262

 
$
239,239

 A
$
722,501

Lennar Homebuilding liabilities
 
$
751,591

 
$
239,239


$
990,830

Total liabilities
 
$
1,952,109

 
$
239,239


$
2,191,348

Stockholders' equity
 
$
770,119

 
$
(239,239
)
 A
$
530,880

Total equity
 
$
1,356,563

 
$
(239,239
)

$
1,117,324

 
 
 
 
Adjustments to
 
 
 
 
As
 
Investments in Subsidiaries,
 
 
Eliminations Column as of
 
Previously
 
Intercompany and
 
As
November 30, 2012
 
Reported
 
Stockholders' Equity
 
Revised
(In thousands)
 
 
 
 
 
 
Investments in subsidiaries
 
$
(4,258,173
)
 
$
(99,669
)
 A
$
(4,357,842
)
Intercompany receivables
 
$

 
$
(2,438,326
)
 B
$
(2,438,326
)
Lennar Homebuilding assets and total assets
 
$
(4,258,173
)
 
$
(2,537,995
)

$
(6,796,168
)
Intercompany payables
 
$

 
$
(2,438,326
)
 B
$
(2,438,326
)
Lennar Homebuilding liabilities and total liabilities
 
$

 
$
(2,438,326
)

$
(2,438,326
)
Stockholders' equity
 
$
(4,258,173
)
 
$
(99,669
)
 A
$
(4,357,842
)
Total equity
 
$
(4,258,173
)
 
$
(99,669
)

$
(4,357,842
)
Total liabilities and equity
 
$
(4,258,173
)
 
$
(2,537,995
)
 
$
(6,796,168
)
The Company has determined that in its Condensed Consolidating Statements of Cash Flows for the six months ended May 31, 2012, it needed to adjust for (C) the misclassification of certain non-cash items between the Parent, Guarantor and Non-Guarantor subsidiaries primarily related to the Company's 2012 deferred tax benefit as a result of a partial reversal of the Company's deferred tax asset valuation allowance of $403.0 million and the recording of Lennar Homebuilding equity in loss from unconsolidated entities between the Parent and Guarantor subsidiaries. In addition, the Company determined it needed to adjust for (D) the classification of the net intercompany funding activity of the Parent, which was previously included as an element of Cash Flows from Financing Activities, as an element of Cash Flows from Investing Activities. The Company also determined that it needed to adjust for (E) classification of distributions of earnings from the Guarantor and Non-Guarantor subsidiaries that were previously being netted in the Intercompany line item, as Dividends in a separate line item within Cash Flows from Financing Activities. The above corrections did not have any impact on the net cash activity of the Parent, Guarantor or Non-Guarantor subsidiaries within the Company's Supplemental Consolidating Statement of Cash Flows.

41



The following is a reconciliation of the amounts previously reported to the “as revised” amounts as stated in the following components of the Supplemental Condensed Consolidating Statements of Cash Flows for the six months ended May 31, 2012:
 
 
As
 
Adjustments for Non-cash
 
 
Parent Column for six months ended
 
Previously
 
Activity, Distributions,
 
As
May 31, 2012
 
Reported
 
Dividends & Intercompany
 
Revised
(In thousands)
 
 
 
 
 
 
Distributions of earnings from guarantor and non-guarantor subsidiaries (1)
 
$

 
$
110,548

C
$
110,548

Other adjustments to reconcile net earnings (including net loss attributable to noncontrolling interests) to net cash provided by (used in) operating activities (1)
 
$
(24,046
)
 
$
(505,992
)
C
$
(530,038
)
Net cash provided by (used in) operating activities
 
$
443,625

 
$
(395,444
)

$
48,181

Cash flows from investing activities: Intercompany
 
$

 
$
(427,584
)
D
$
(427,584
)
Net cash used in investing activities
 
$
(208
)
 
$
(427,584
)

$
(427,792
)
Cash flows from financing activities: Intercompany
 
$
(823,028
)
 
$
823,028

C,D
$

Net cash provided by (used in) financing activities
 
$
(777,121
)
 
$
823,028


$
45,907

(1) The distributions of earnings from Guarantor and Non-Guarantor subsidiaries was previously included in the line item adjustments to reconcile net earnings (including net loss attributable to noncontrolling interests) to net cash provided by (used in) operating activities, which is now titled other adjustments to reconcile net earnings (including net loss attributable to noncontrolling interests) to net cash provided by (used in) operating activities. The amounts have been broken out to separately disclose to the readers of the Company's supplemental financial information the net earnings of the Non-Guarantor subsidiaries being distributed to the Guarantor subsidiaries and the Parent and the net earnings of the Guarantor subsidiaries being distributed to the Parent.
 
 
As
 
Adjustments for Non-cash
 
 
Guarantor Column for the six months ended
 
Previously
 
Activity, Distributions,
 
As
May 31, 2012
 
Reported
 
Dividends & Intercompany
 
Revised
(In thousands)
 
 
 
 
 
 
Distributions of earnings from guarantor and non-guarantor subsidiaries (1)
 
$

 
$
22,845

C
$
22,845

Other adjustments to reconcile net earnings (including net loss attributable to noncontrolling interests) to net cash provided by (used in) operating activities (1)
 
$
(1,234,944
)
 
$
483,517

C
$
(751,427
)
Net cash provided by (used in) operating activities
 
$
(721,384
)
 
$
506,362


$
(215,022
)
Cash flows from financing activities: Dividends
 
$

 
$
(110,548
)
E
$
(110,548
)
Cash flows from financing activities: Intercompany
 
$
726,653

 
$
(395,814
)
C,E
$
330,839

Net cash provided by (used in) financing activities
 
$
703,036

 
$
(506,362
)

$
196,674

(1) The distributions of earnings from Guarantor and Non-Guarantor subsidiaries was previously included in the line item adjustments to reconcile net earnings (including net loss attributable to noncontrolling interests) to net cash provided by (used in) operating activities, which is now titled other adjustments to reconcile net earnings (including net loss attributable to noncontrolling interests) to net cash provided by (used in) operating activities. The amounts have been broken out to separately disclose to the readers of the Company's supplemental financial information the net earnings of the Non-Guarantor subsidiaries being distributed to the Guarantor subsidiaries and the Parent and the net earnings of the Guarantor subsidiaries being distributed to the Parent.

42



 
 
As
 
Adjustments for Non-cash
 
 
Non Guarantor Column for the six months ended
 
Previously
 
Activity, Distributions,
 
As
May 31, 2012
 
Reported
 
Dividends & Intercompany
 
Revised
(In thousands)
 
 
 
 
 
 
Other adjustments to reconcile net earnings (including net loss attributable to noncontrolling interests) to net cash provided by (used in) operating activities
 
$
46,377

 
$
22,475

C
$
68,852

Net cash provided by operating activities
 
$
63,952

 
$
22,475


$
86,427

Cash flows from financing activities: Dividends
 
$

 
$
(22,845
)
E
$
(22,845
)
Cash flows from financing activities: Intercompany
 
$
96,375

 
$
370

C,E
$
96,745

Net cash used in financing activities
 
$
(224,526
)
 
$
(22,475
)

$
(247,001
)
(1) The distributions of earnings from Guarantor and Non-Guarantor subsidiaries was previously included in the line item adjustments to reconcile net earnings (including net loss attributable to noncontrolling interests) to net cash provided by (used in) operating activities, which is now titled other adjustments to reconcile net earnings (including net loss attributable to noncontrolling interests) to net cash provided by (used in) operating activities. The amounts have been broken out to separately disclose to the readers of the Company's supplemental financial information the net earnings of the Non-Guarantor subsidiaries being distributed to the Guarantor subsidiaries and the Parent and the net earnings of the Guarantor subsidiaries being distributed to the Parent.
 
 
As
 
Adjustments for Non-cash
 
 
Eliminations Column for the six months ended
 
Previously
 
Activity, Distributions,
 
As
May 31, 2012
 
Reported
 
Dividends & Intercompany
 
Revised
(In thousands)
 
 
 
 
 
 
Distributions of earnings from guarantor and non-guarantor subsidiaries (1)
 
$

 
$
(133,393
)
C
$
(133,393
)
Other adjustments to reconcile net earnings (including net loss attributable to noncontrolling interests) to net cash provided by (used in) operating activities (1)
 
$
536,405

 
$

 
$
536,405

Net cash used in operating activities
 
$

 
$
(133,393
)

$
(133,393
)
Cash flows from investing activities: Intercompany
 
$

 
$
427,584

D
$
427,584

Net cash provided by investing activities
 
$

 
$
427,584


$
427,584

Cash flows from financing activities: Dividends
 
$

 
$
133,393

E
$
133,393

Cash flows from financing activities: Intercompany
 
$

 
$
(427,584
)
D
$
(427,584
)
Net cash used in financing activities
 
$

 
$
(294,191
)

$
(294,191
)
(1) The distributions of earnings from Guarantor and Non-Guarantor subsidiaries was previously included in the line item adjustments to reconcile net earnings (including net loss attributable to noncontrolling interests) to net cash provided by (used in) operating activities, which is now titled other adjustments to reconcile net earnings (including net loss attributable to noncontrolling interests) to net cash provided by (used in) operating activities. The amounts have been broken out to separately disclose to the readers of the Company's supplemental financial information the net earnings of the Non-Guarantor subsidiaries being distributed to the Guarantor subsidiaries and the Parent and the net earnings of the Guarantor subsidiaries being distributed to the Parent.




43

(17) Supplemental Financial Information - (Continued)

Supplemental information for the subsidiaries that were guarantor subsidiaries at May 31, 2013 was as follows:

Condensed Consolidating Balance Sheet
May 31, 2013
(In thousands)
Lennar
Corporation
 
Guarantor
Subsidiaries
 
Non-Guarantor
Subsidiaries
 
Eliminations
 
Total
ASSETS
 
 
 
 
 
 
 
 
 
Lennar Homebuilding:
 
 
 
 
 
 
 
 
 
Cash and cash equivalents, restricted cash and
     receivables, net
$
600,490

 
179,691

 
16,104

 

 
796,285

Inventories

 
5,689,968

 
140,657

 

 
5,830,625

Investments in unconsolidated entities

 
561,393

 
168,483

 

 
729,876

Other assets
49,520

 
769,515

 
216,600

 
(12,367
)
 
1,023,268

Investments in subsidiaries
3,772,086

 
412,804

 

 
(4,184,890
)
 

Intercompany
3,410,876

 

 

 
(3,410,876
)
 

 
7,832,972

 
7,613,371

 
541,844

 
(7,608,133
)
 
8,380,054

Rialto Investments

 

 
1,337,277

 

 
1,337,277

Lennar Financial Services

 
75,949

 
700,877

 

 
776,826

Total assets
$
7,832,972

 
7,689,320

 
2,579,998

 
(7,608,133
)
 
10,494,157

LIABILITIES AND EQUITY
 
 
 
 
 
 
 
 
 
Lennar Homebuilding:
 
 
 
 
 
 
 
 
 
Accounts payable and other liabilities
$
273,339

 
597,994

 
16,731

 
(4,029
)
 
884,035

Liabilities related to consolidated inventory not owned

 
250,607

 

 

 
250,607

Senior notes and other debts payable
3,974,031

 
357,617

 
206,696

 

 
4,538,344

Intercompany

 
2,628,211

 
782,665

 
(3,410,876
)
 

 
4,247,370

 
3,834,429

 
1,006,092

 
(3,414,905
)
 
5,672,986

Rialto Investments

 

 
291,133

 
(14,410
)
 
276,723

Lennar Financial Services

 
27,928

 
465,609

 
6,072

 
499,609

Total liabilities
4,247,370

 
3,862,357

 
1,762,834

 
(3,423,243
)
 
6,449,318

Stockholders’ equity
3,585,602

 
3,826,963

 
357,927

 
(4,184,890
)
 
3,585,602

Noncontrolling interests

 

 
459,237

 

 
459,237

Total equity
3,585,602

 
3,826,963

 
817,164

 
(4,184,890
)
 
4,044,839

Total liabilities and equity
$
7,832,972

 
7,689,320

 
2,579,998

 
(7,608,133
)
 
10,494,157


44

(17) Supplemental Financial Information - (Continued)

Condensed Consolidating Balance Sheet
November 30, 2012 - as Revised
(In thousands)
Lennar
Corporation
 
Guarantor
Subsidiaries
 
Non-Guarantor
Subsidiaries
 
Eliminations
 
Total
ASSETS
 
 
 
 
 
 
 
 
 
Lennar Homebuilding:
 
 
 
 
 
 
 
 
 
Cash and cash equivalents, restricted cash and
     receivables, net
$
962,116

 
226,047

 
20,545

 

 
1,208,708

Inventories

 
4,532,755

 
538,958

 

 
5,071,713

Investments in unconsolidated entities

 
521,662

 
43,698

 

 
565,360

Other assets
55,625

 
677,692

 
222,753

 

 
956,070

Investments in subsidiaries
3,772,086

 
585,756

 

 
(4,357,842
)
 

Intercompany
2,438,326

 

 

 
(2,438,326
)
 

 
7,228,153

 
6,543,912

 
825,954

 
(6,796,168
)
 
7,801,851

Rialto Investments

 

 
1,647,360

 

 
1,647,360

Lennar Financial Services

 
77,637

 
835,358

 

 
912,995

Total assets
$
7,228,153

 
6,621,549

 
3,308,672

 
(6,796,168
)
 
10,362,206

LIABILITIES AND EQUITY
 
 
 
 
 
 
 
 
 
Lennar Homebuilding:
 
 
 
 
 
 
 
 
 
Accounts payable and other liabilities
$
279,926

 
533,882

 
42,406

 

 
856,214

Liabilities related to consolidated inventory not owned

 
268,159

 

 

 
268,159

Senior notes and other debts payable
3,533,463

 
245,665

 
225,923

 

 
4,005,051

Intercompany

 
1,715,825

 
722,501

 
(2,438,326
)
 

 
3,813,389

 
2,763,531

 
990,830

 
(2,438,326
)
 
5,129,424

Rialto Investments

 

 
600,602

 

 
600,602

Lennar Financial Services

 
31,056

 
599,916

 

 
630,972

Total liabilities
3,813,389

 
2,794,587

 
2,191,348

 
(2,438,326
)
 
6,360,998

Stockholders’ equity
3,414,764

 
3,826,962

 
530,880

 
(4,357,842
)
 
3,414,764

Noncontrolling interests

 

 
586,444

 

 
586,444

Total equity
3,414,764

 
3,826,962

 
1,117,324

 
(4,357,842
)
 
4,001,208

Total liabilities and equity
$
7,228,153

 
6,621,549

 
3,308,672

 
(6,796,168
)
 
10,362,206



45

(17) Supplemental Financial Information - (Continued)

Condensed Consolidating Statement of Operations
Three Months Ended May 31, 2013
(In thousands)
Lennar
Corporation
 
Guarantor
Subsidiaries
 
Non-Guarantor
Subsidiaries
 
Eliminations
 
Total
Revenues:
 
 
 
 
 
 
 
 
 
Lennar Homebuilding
$

 
1,260,772

 
20,572

 

 
1,281,344

Lennar Financial Services

 
43,164

 
81,170

 
(5,238
)
 
119,096

Rialto Investments

 

 
25,684

 

 
25,684

Total revenues

 
1,303,936

 
127,426

 
(5,238
)
 
1,426,124

Cost and expenses:
 
 
 
 
 
 
 
 
 
Lennar Homebuilding

 
1,082,648

 
26,335

 
(413
)
 
1,108,570

Lennar Financial Services

 
40,673

 
54,076

 
(4,825
)
 
89,924

Rialto Investments

 

 
28,305

 

 
28,305

Corporate general and administrative
32,587

 

 

 
1,266

 
33,853

Total costs and expenses
32,587

 
1,123,321

 
108,716

 
(3,972
)
 
1,260,652

Lennar Homebuilding equity in earnings (loss) from
    unconsolidated entities

 
13,703

 
(242
)
 

 
13,461

Lennar Homebuilding other income (expense), net
196

 
(2,695
)
 

 
(187
)
 
(2,686
)
Other interest expense
(1,453
)
 
(25,109
)
 

 
1,453

 
(25,109
)
Rialto Investments equity in earnings from
    unconsolidated entities

 

 
4,505

 

 
4,505

Rialto Investments other income, net

 

 
6,646

 

 
6,646

Earnings (loss) before income taxes
(33,844
)
 
166,514

 
29,619

 

 
162,289

Benefit (provision) for income taxes
17,991

 
(28,152
)
 
(9,330
)
 

 
(19,491
)
Equity in earnings from subsidiaries
153,289

 
12,414

 

 
(165,703
)
 

Net earnings (including net earnings attributable to
    noncontrolling interests)
137,436

 
150,776

 
20,289

 
(165,703
)
 
142,798

Less: Net earnings attributable to noncontrolling interests

 

 
5,362

 

 
5,362

Net earnings attributable to Lennar
$
137,436

 
150,776

 
14,927

 
(165,703
)
 
137,436



46

(17) Supplemental Financial Information - (Continued)

Condensed Consolidating Statement of Operations
Three Months Ended May 31, 2012
(In thousands)
Lennar
Corporation
 
Guarantor
Subsidiaries
 
Non-Guarantor
Subsidiaries
 
Eliminations
 
Total
Revenues:
 
 
 
 
 
 
 
 
 
Lennar Homebuilding
$

 
808,088

 

 

 
808,088

Lennar Financial Services

 
35,965

 
57,080

 
(4,450
)
 
88,595

Rialto Investments

 

 
33,472

 

 
33,472

Total revenues

 
844,053

 
90,552

 
(4,450
)
 
930,155

Cost and expenses:
 
 
 
 
 
 
 
 
 
Lennar Homebuilding

 
726,156

 
3,479

 
2,207

 
731,842

Lennar Financial Services

 
35,479

 
41,411

 
(6,275
)
 
70,615

Rialto Investments

 
(78
)
 
30,198

 
78

 
30,198

Corporate general and administrative
27,980

 

 

 
1,188

 
29,168

Total costs and expenses
27,980

 
761,557

 
75,088

 
(2,802
)
 
861,823

Lennar Homebuilding equity in loss from
    unconsolidated entities

 
(9,186
)
 
(195
)
 

 
(9,381
)
Lennar Homebuilding other income (expense), net
(205
)
 
12,767

 

 
196

 
12,758

Other interest expense
(1,452
)
 
(23,803
)
 

 
1,452

 
(23,803
)
Rialto Investments equity in earnings from
    unconsolidated entities

 

 
5,569

 

 
5,569

Rialto Investments other expense, net

 

 
(1,372
)
 

 
(1,372
)
Earnings (loss) before income taxes
(29,637
)
 
62,274

 
19,466

 

 
52,103

Benefit (provision) for income taxes
(1,848
)
 
411,101

 
(6,932
)
 

 
402,321

Equity in earnings from subsidiaries
484,188

 
10,813

 

 
(495,001
)
 

Net earnings (including net earnings attributable to
    noncontrolling interests)
452,703

 
484,188

 
12,534

 
(495,001
)
 
454,424

Less: Net earnings attributable to noncontrolling interests

 

 
1,721

 

 
1,721

Net earnings attributable to Lennar
$
452,703

 
484,188

 
10,813

 
(495,001
)
 
452,703



47

(17) Supplemental Financial Information - (Continued)

Condensed Consolidating Statement of Operations
Six Months Ended May 31, 2013
(In thousands)
Lennar
Corporation
 
Guarantor
Subsidiaries
 
Non-Guarantor
Subsidiaries
 
Eliminations
 
Total
Revenues:
 
 
 
 
 
 
 
 
 
Lennar Homebuilding
$

 
2,129,216

 
20,572

 

 
2,149,788

Lennar Financial Services

 
79,240

 
146,180

 
(10,444
)
 
214,976

Rialto Investments

 

 
51,306

 

 
51,306

Total revenues

 
2,208,456

 
218,058

 
(10,444
)
 
2,416,070

Cost and expenses:
 
 
 
 
 
 
 
 
 
Lennar Homebuilding

 
1,858,672

 
29,357

 
(785
)
 
1,887,244

Lennar Financial Services

 
77,691

 
101,732

 
(9,721
)
 
169,702

Rialto Investments

 

 
60,076

 

 
60,076

Corporate general and administrative
62,592

 

 

 
2,531

 
65,123

Total costs and expenses
62,592

 
1,936,363

 
191,165

 
(7,975
)
 
2,182,145

Lennar Homebuilding equity in earnings from
    unconsolidated entities

 
12,213

 
381

 

 
12,594

Lennar Homebuilding other income, net
424

 
1,561

 

 
(405
)
 
1,580

Other interest expense
(2,874
)
 
(51,140
)
 

 
2,874

 
(51,140
)
Rialto Investments equity in earnings from
    unconsolidated entities

 

 
10,678

 

 
10,678

Rialto Investments other income, net

 

 
7,973

 

 
7,973

Earnings (loss) before income taxes
(65,042
)
 
234,727

 
45,925

 

 
215,610

Benefit (provision) for income taxes
25,393

 
(25,202
)
 
(16,045
)
 

 
(15,854
)
Equity in earnings from subsidiaries
234,577

 
20,802

 

 
(255,379
)
 

Net earnings (including net earnings attributable to
    noncontrolling interests)
194,928

 
230,327

 
29,880

 
(255,379
)
 
199,756

Less: Net earnings attributable to noncontrolling interests

 

 
4,828

 

 
4,828

Net earnings attributable to Lennar
$
194,928

 
230,327

 
25,052

 
(255,379
)
 
194,928




48

(17) Supplemental Financial Information - (Continued)

Condensed Consolidating Statement of Operations
Six Months Ended May 31, 2012
(In thousands)
Lennar
Corporation
 
Guarantor
Subsidiaries
 
Non-Guarantor
Subsidiaries
 
Eliminations
 
Total
Revenues:
 
 
 
 
 
 
 
 
 
Lennar Homebuilding
$

 
1,432,116

 
405

 

 
1,432,521

Lennar Financial Services

 
70,515

 
95,062

 
(8,767
)
 
156,810

Rialto Investments

 

 
65,680

 

 
65,680

Total revenues

 
1,502,631

 
161,147

 
(8,767
)
 
1,655,011

Cost and expenses:
 
 
 
 
 
 
 
 
 
Lennar Homebuilding

 
1,306,666

 
7,854

 
2,067

 
1,316,587

Lennar Financial Services

 
70,445

 
70,329

 
(10,194
)
 
130,580

Rialto Investments

 

 
63,568

 

 
63,568

Corporate general and administrative
53,479

 

 

 
2,531

 
56,010

Total costs and expenses
53,479

 
1,377,111

 
141,751

 
(5,596
)
 
1,566,745

Lennar Homebuilding equity in loss from
    unconsolidated entities

 
(8,045
)
 
(253
)
 

 
(8,298
)
Lennar Homebuilding other income (expense), net
(282
)
 
16,825

 

 
282

 
16,825

Other interest expense
(2,889
)
 
(48,652
)
 

 
2,889

 
(48,652
)
Rialto Investments equity in earnings from
    unconsolidated entities

 

 
24,027

 

 
24,027

Rialto Investments other expense, net

 

 
(13,612
)
 

 
(13,612
)
Earnings (loss) before income taxes
(56,650
)
 
85,648

 
29,558

 

 
58,556

Benefit (provision) for income taxes
10,761

 
405,067

 
(11,983
)
 

 
403,845

Equity in earnings from subsidiaries
513,560

 
22,845

 

 
(536,405
)
 

Net earnings (including net loss attributable to
    noncontrolling interests)
467,671

 
513,560

 
17,575

 
(536,405
)
 
462,401

Less: Net loss attributable to noncontrolling interests

 

 
(5,270
)
 

 
(5,270
)
Net earnings attributable to Lennar
$
467,671

 
513,560

 
22,845

 
(536,405
)
 
467,671




49

(17) Supplemental Financial Information - (Continued)

Condensed Consolidating Statement of Cash Flows
Six Months Ended May 31, 2013
(In thousands)
Lennar
Corporation
 
Guarantor
Subsidiaries
 
Non-Guarantor
Subsidiaries
 
Eliminations
 
Total
Cash flows from operating activities:
 
 
 
 
 
 
 
 
 
Net earnings (including net earnings attributable to
      noncontrolling interests)
$
194,928

 
230,327

 
29,880

 
(255,379
)
 
199,756

Distributions of earnings from guarantor and non-guarantor subsidiaries
234,577

 
20,802

 

 
(255,379
)
 

Other adjustments to reconcile net earnings (including net earnings attributable to noncontrolling interests) to net cash provided by (used in) operating activities
(246,509
)
 
(926,936
)
 
108,401

 
255,379

 
(809,665
)
Net cash provided by (used in) operating activities
182,996

 
(675,807
)
 
138,281

 
(255,379
)
 
(609,909
)
Cash flows from investing activities:
 
 
 
 
 
 
 
 
 
(Investments in and contributions to) and distributions of capital from Lennar Homebuilding unconsolidated entities, net

 
(8,873
)
 
98,694

 

 
89,821

Distributions of capital from Rialto Investments
     consolidated and unconsolidated entities, net

 

 
3,470

 

 
3,470

Decrease in Rialto Investments defeasance cash to
     retire notes payable

 

 
185,910

 

 
185,910

Receipts of principal payments on Rialto Investments
     loans receivable

 

 
34,288

 

 
34,288

Proceeds from sales of Rialto Investments real
     estate owned

 

 
104,482

 

 
104,482

Other
(1
)
 
(15,673
)
 
(285
)
 

 
(15,959
)
Intercompany
(1,005,907
)
 

 

 
1,005,907

 

Net cash provided by (used in) investing activities
(1,005,908
)
 
(24,546
)
 
426,559

 
1,005,907

 
402,012

Cash flows from financing activities:
 
 
 
 
 
 
 
 
 
Net repayments under Lennar Financial Services debt

 

 
(123,253
)
 

 
(123,253
)
Net proceeds from senior notes
494,883

 

 

 

 
494,883

Redemption of senior notes
(63,001
)
 

 

 

 
(63,001
)
Principal repayments on Rialto Investments
     notes payable

 

 
(314,597
)
 

 
(314,597
)
Net repayments on other borrowings

 
(28,460
)
 
(11,670
)
 

 
(40,130
)
Exercise of land option contracts from an
     unconsolidated land investment venture

 
(19,857
)
 

 

 
(19,857
)
Net payments related to noncontrolling interests

 

 
(167,601
)
 

 
(167,601
)
Excess tax benefits from share-based awards
8,240

 

 

 

 
8,240

Common stock:
 
 
 
 
 
 
 
 
 
Issuances
29,620

 

 

 

 
29,620

Repurchases
(83
)
 

 

 

 
(83
)
Dividends
(15,390
)
 
(230,327
)
 
(25,052
)
 
255,379

 
(15,390
)
Intercompany

 
932,741

 
73,166

 
(1,005,907
)
 

Net cash provided by (used in) financing activities
454,269

 
654,097

 
(569,007
)
 
(750,528
)
 
(211,169
)
Net decrease in cash and cash equivalents
(368,643
)
 
(46,256
)
 
(4,167
)
 

 
(419,066
)
Cash and cash equivalents at beginning of period
953,478

 
192,373

 
164,892

 

 
1,310,743

Cash and cash equivalents at end of period
$
584,835

 
146,117

 
160,725

 

 
891,677



50

(17) Supplemental Financial Information - (Continued)

Condensed Consolidating Statement of Cash Flows
Six Months Ended May 31, 2012 - as Revised
(In thousands)
Lennar
Corporation
 
Guarantor
Subsidiaries
 
Non-Guarantor
Subsidiaries
 
Eliminations
 
Total
Cash flows from operating activities:
 
 
 
 
 
 
 
 
 
Net earnings (including net loss attributable to
      noncontrolling interests)
$
467,671

 
513,560

 
17,575

 
(536,405
)
 
462,401

Distributions of earnings from guarantor and non-guarantor subsidiaries
110,548

 
22,845

 

 
(133,393
)
 

Other adjustments to reconcile net earnings (including net loss attributable to noncontrolling interests) to net cash provided by (used in) operating activities
(530,038
)
 
(751,427
)
 
68,852

 
536,405

 
(676,208
)
Net cash provided by (used in) operating activities
48,181

 
(215,022
)
 
86,427

 
(133,393
)
 
(213,807
)
Cash flows from investing activities:
 
 
 
 
 
 
 
 
 
Investments in and contributions to Lennar
     Homebuilding unconsolidated entities, net

 
(22,873
)
 
(790
)
 

 
(23,663
)
Investments in and contributions to Rialto Investments
     consolidated and unconsolidated entities, net

 

 
(5,875
)
 

 
(5,875
)
Decrease in Rialto Investments defeasance cash to
     retire notes payable

 

 
80,721

 

 
80,721

Receipts of principal payments on Rialto Investments
     loans receivable

 

 
41,788

 

 
41,788

Proceeds from sales of Rialto Investments real
      estate owned

 

 
91,473

 

 
91,473

Other
(208
)
 
466

 
(6,506
)
 

 
(6,248
)
Intercompany
(427,584
)
 

 

 
427,584

 

Net cash provided by (used) in investing activities
(427,792
)
 
(22,407
)
 
200,811

 
427,584

 
178,196

Cash flows from financing activities:
 
 
 
 
 
 
 
 
 
Net repayments under Lennar Financial Services debt

 
(79
)
 
(146,582
)
 

 
(146,661
)
Net proceeds from convertible senior notes
48,965

 

 

 

 
48,965

Principal repayments on Rialto Investments notes payable

 

 
(170,589
)
 

 
(170,589
)
Net repayments on other borrowings

 
(7,048
)
 
(4,473
)
 

 
(11,521
)
Exercise of land option contracts from an
     unconsolidated land investment venture

 
(16,490
)
 

 

 
(16,490
)
Net receipts related to noncontrolling interests

 

 
743

 

 
743

Common stock:
 
 
 
 
 
 
 
 
 
Issuances
12,074

 

 

 

 
12,074

Dividends
(15,132
)
 
(110,548
)
 
(22,845
)
 
133,393

 
(15,132
)
Intercompany

 
330,839

 
96,745

 
(427,584
)
 

Net cash provided by (used in) financing activities
45,907

 
196,674

 
(247,001
)
 
(294,191
)
 
(298,611
)
Net decrease in cash and cash equivalents
(333,704
)
 
(40,755
)
 
40,237

 

 
(334,222
)
Cash and cash equivalents at beginning of period
864,237

 
172,018

 
127,349

 

 
1,163,604

Cash and cash equivalents at end of period
$
530,533

 
131,263

 
167,586

 

 
829,382



51



Item 2. Management’s Discussion and Analysis of Financial Condition and Results of Operations
The following discussion and analysis of our financial condition and results of operations should be read in conjunction with our unaudited condensed consolidated financial statements and accompanying notes included under Item 1 of this Report and our audited consolidated financial statements and accompanying notes included in our Annual Report on Form 10-K for our fiscal year ended November 30, 2012.
Some of the statements in this Management’s Discussion and Analysis of Financial Condition and Results of Operations, and elsewhere in this Quarterly Report on Form 10-Q, are “forward-looking statements,” within the meaning of the Private Securities Litigation Reform Act of 1995. These statements concern expectations, beliefs, projections, plans and strategies, anticipated events or trends and similar expressions concerning matters that are not historical facts. The forward-looking statements in this quarterly report include statements regarding: our belief that all of our segments are well positioned, and our expectation that we will achieve substantial profits in 2013; our expectation that the Financial Services segment will be a strong profit generator in 2013; our belief that our price increases will continue to outpace costs increases; our intent to settle the 2.75% Convertible Senior Notes in cash; our expectation regarding our variability in our quarterly results; our expectation regarding the growth in the Rialto Investments' management fees revenue; our expectation regarding earnings for our Rialto Investments segment; our expectations regarding the renewal or replacement of our warehouse facilities; our belief regarding draws upon our bonds or letters of credit, and our belief regarding the impact to the Company if there were such a draw; our belief that our operations and borrowing resources will provide for our current and long-term capital requirements at our anticipated levels of activity; and our estimates regarding certain tax matters and accounting valuations, and our expectations regarding the result of anticipated settlements with various taxing authorities.
These forward-looking statements reflect our current views about future events and are subject to risks, uncertainties and assumptions. We wish to caution readers that certain important factors may have affected and could in the future affect our actual results and could cause actual results to differ significantly from those expressed in any forward-looking statement. Some of the most important factors that could prevent us from achieving our goals, and cause the assumptions underlying forward-looking statements and the actual results to differ materially from those expressed in or implied by those forward-looking statements include but are not limited to the following: a delay in the recovery of real estate markets across the nation, or any further downturn in such markets; changes in general economic and financial conditions in the U.S. leading to decreased demand for our services and homes, lower profit margins and reduced access to credit; competition for home sales from other sellers of new and resale homes; conditions in the capital, credit and financial markets, including mortgage lending standards, the availability of mortgage financing and mortgage foreclosure rates; changes in interest and unemployment rates, and inflation; a decline in the value of the land and home inventories we maintain or possible future write-downs of the book value of our real estate assets; increases in operating costs, including costs related to real estate taxes, construction materials, labor and insurance, and our ability to manage our cost structure; the ability of the participants in various joint ventures to honor their commitments; our ability to successfully and timely obtain land-use entitlements and construction financing, and address issues that arise in connection with the use and development of our land; natural disasters and other unforeseen damage for which our insurance may not provide adequate coverage; potential liability under environmental or construction laws, or other laws or regulations affecting our business; our ability to comply with the terms of our debt instruments; and our ability to successfully estimate the impact of certain accounting and tax matters.
Please see our Annual Report on Form 10-K for the fiscal year ended November 30, 2012 and other filings with the SEC for a further discussion of these and other risks and uncertainties which could also affect our future results. We undertake no obligation to publicly revise any forward-looking statements to reflect events or circumstances after the date of those statements or to reflect the occurrence of anticipated or unanticipated events.
Outlook
During the second quarter of 2013, we continued to see improvement in the overall housing market. Although recent upward movement in mortgage rates raised concerns in the investor community, our view is that the housing recovery is still intact and that the fundamentals supporting the recovery continue to remain strong. This is supported by the underproduction of both single and multifamily housing that took place throughout the economic downturn and up to and including this current year, which has and continues to be the overriding driver of recovery in the housing market. Overall, demand in all of our markets continues to outpace supply, which is constrained by limited land availability and fewer competing homebuilders. As a result, our deliveries, new orders and homes in backlog were up 39%, 27% and 55%, respectively, from the prior year.
In fiscal 2013, our principal focus in our homebuilding operations will continue to be on improving our operating margin on the homes we sell by increasing sales prices and reducing sales incentives, to offset increasing material, labor and and land costs, as well as taking advantage of the steps we have taken over the past several years to reduce costs and right-size our overhead structure. In addition, we continue to invest in carefully underwritten strategic land acquisitions in well-positioned markets that we expect to continue to support our homebuilding operations going forward and help us increase operating

52



leverage as deliveries increase. During the second quarter of 2013, our homebuilding gross and operating margins improved 160 and 410 basis points, respectively, to 24.1% and 13.3%, respectively, from the prior year. Our Financial Services segment also had another strong quarter during the second quarter of 2013 with operating earnings of $29.2 million compared to $18.0 million in the prior year, as it benefited from a strong refinancing market and our expanding homebuilding business. Although we expect a less robust refinancing market in the remainder of 2013 and our Financial Services segment's quarterly profit to be lower in each of our final two quarters of fiscal 2013, compared to the 2nd quarter of 2013, our Financial Services segment should continue to be a strong profit generator in fiscal 2013. We continue to believe that 2013 will be a transitional year for our Rialto Investment segment, as it shifts from a balance sheet investment to a fund investment model, and we expect the prospects for future consistent earnings for our Rialto Investment segment to continue to improve throughout and beyond 2013.
As we enter the second half of fiscal 2013, we believe that all the segments of our company are well positioned. Our company's main driver of earnings will continue to be our homebuilding operations, but we are also focused on multiple platforms including Rialto, Multifamily, Financial Services and FivePoint, which manages certain of our strategic long-term joint ventures, in order to create additional shareholder value. We are currently on track to achieve another year of substantial profitability in fiscal 2013 as the housing market recovery continues, and we continue to benefit from our strategic land acquisitions and new community openings.


53



(1) Results of Operations
Overview
We historically have experienced, and expect to continue to experience, variability in quarterly results. As a result, our results of operations for the three and six months ended May 31, 2013 are not necessarily indicative of the results to be expected for the full year. Our homebuilding business is seasonal in nature and generally reflects higher levels of new home order activity in our second fiscal quarter and increased deliveries in the second half of our fiscal year. However, periods of economic downturn in the industry, such as we have experienced in recent years, will typically reduce seasonal patterns.
Our net earnings attributable to Lennar were $137.4 million, or $0.71 per basic share and $0.61 per diluted share, in the second quarter of 2013, which included a net provision for income taxes of $19.5 million. The provision for income taxes included a tax provision of $60.8 million, primarily related to second quarter 2013 pre-tax earnings, partially offset by the reversal of our deferred tax asset valuation allowance of $41.3 million. This compared to net earnings attributable to Lennar of $452.7 million, or $2.39 per basic and $2.06 per diluted share, in the second quarter of 2012, which included a partial reversal of our deferred tax asset valuation allowance of $403.0 million, or $1.85 per diluted share. During the both the three and six months ended May 31, 2013, there was an increase in our homebuilding operating earnings primarily due to an increase in the number of home deliveries and in the average sales price of homes delivered in our homebuilding operations, partially offset by an increase in materials and labor costs. We believe it is likely that our price increases will continue to outpace cost increases. In addition, there was an increase in the operating earnings of our Lennar Financial Services segment primarily due to increased volume of transactions and a higher profit per transaction. For the three months ended May 31, 2013, there was an increase in the operating earnings of our Rialto segment primarily due to an increase in realized gain on the sales of REO included in Rialto investments other income (expense), net, partially offset by a decrease in operating earnings related to the segments portfolio of real estate loans. For the six months ended May 31, 2013, there was a decrease in the operating earnings of our Rialto segment primarily due to decrease in operating earnings related to the segment's portfolio of real estate loans, a decrease in Rialto investments equity in earnings from unconsolidated entities as a result of the fund formed under the Federal government's Public Private Investment Program ("PPIP"), in which it was an investor, having been liquidated at the end of 2012 and no earnings from the Fund II which is just starting to ramp up operations, partially offset by an increase in realized gain on the sales of REO included in Rialto investments other income (expense), net.

54



Financial information relating to our operations was as follows:
 
Three Months Ended
 
Six Months Ended
 
May 31,
 
May 31,
(In thousands)
2013
 
2012
 
2013
 
2012
Lennar Homebuilding revenues:
 
 
 
 
 
 
 
Sales of homes
$
1,256,267

 
796,445

 
2,111,348

 
1,407,145

Sales of land
25,077

 
11,643

 
38,440

 
25,376

Total Lennar Homebuilding revenues
1,281,344

 
808,088

 
2,149,788

 
1,432,521

Lennar Homebuilding costs and expenses:
 
 
 
 
 
 
 
Costs of homes sold
952,983

 
617,495

 
1,619,067

 
1,100,317

Cost of land sold
18,979

 
8,959

 
29,327

 
19,795

Selling, general and administrative
136,608

 
105,388

 
238,850

 
196,475

Total Lennar Homebuilding costs and expenses
1,108,570

 
731,842

 
1,887,244

 
1,316,587

Lennar Homebuilding operating margins
172,774

 
76,246

 
262,544

 
115,934

Lennar Homebuilding equity in earnings (loss) from unconsolidated entities
13,461

 
(9,381
)
 
12,594

 
(8,298
)
Lennar Homebuilding other income (expense), net (1)
(2,686
)
 
12,758

 
1,580

 
16,825

Other interest expense
(25,109
)
 
(23,803
)
 
(51,140
)
 
(48,652
)
Lennar Homebuilding operating earnings
$
158,440

 
55,820

 
225,578

 
75,809

Lennar Financial Services revenues
$
119,096

 
88,595

 
214,976

 
156,810

Lennar Financial Services costs and expenses
89,924

 
70,615

 
169,702

 
130,580

Lennar Financial Services operating earnings
$
29,172

 
17,980

 
45,274

 
26,230

Rialto Investments revenues
$
25,684

 
33,472

 
51,306

 
65,680

Rialto Investments costs and expenses
28,305

 
30,198

 
60,076

 
63,568

Rialto Investments equity in earnings from unconsolidated entities
4,505

 
5,569

 
10,678

 
24,027

Rialto Investments other income (expense), net
6,646

 
(1,372
)
 
7,973

 
(13,612
)
Rialto Investments operating earnings
$
8,530

 
7,471

 
9,881

 
12,527

Total operating earnings
$
196,142

 
81,271

 
280,733

 
114,566

Corporate general administrative expenses
(33,853
)
 
(29,168
)
 
(65,123
)
 
(56,010
)
Earnings before income taxes
$
162,289

 
52,103

 
215,610

 
58,556

(1) During the three and six months ended May 31, 2013, our mutlifamily business had $4.8 million and $8.3 million, respectively, of expenses included in Lennar Homebuilding other income (expense), net, which were primarily related to general and administrative expenses, net of management fee income from unconsolidated entities in which we have investments.

55



Three Months Ended May 31, 2013 versus Three Months Ended May 31, 2012
Revenues from home sales increased 58% in the second quarter of 2013 to $1,256.3 million from $796.4 million in 2012. Revenues were higher primarily due to a 39% increase in the number of home deliveries, excluding unconsolidated entities, and a 13% increase in the average sales price of homes delivered. New home deliveries, excluding unconsolidated entities, increased to 4,449 homes in the second quarter of 2013 from 3,192 homes in the second quarter of 2012. There was an increase in home deliveries in all our Homebuilding segments and Homebuilding Other. The average sales price of homes delivered increased to $283,000 in the second quarter of 2013 from $250,000 in the same period last year, driven primarily by an increase in the average sales price of home deliveries in all of our Homebuilding segments and Homebuilding Other, primarily due to an increase in pricing in many of our markets as such markets continue to stabilize and recover. Sales incentives offered to homebuyers were $20,200 per home delivered in the second quarter of 2013, or 6.7% as a percentage of home sales revenue, compared to $29,800 per home delivered in the same period last year, or 10.7% as a percentage of home sales revenue, and $23,300 per home delivered in the first quarter of 2013, or 8.0% as a percentage of home sales revenue.
Gross margins on home sales were $303.3 million, or 24.1%, in the second quarter of 2013, compared to $179.0 million, or 22.5%, in the second quarter of 2012. Gross margin percentage on home sales improved compared to last year, primarily due to a greater percentage of deliveries from our new higher margin communities (communities where land was acquired subsequent to November 30, 2008), which made up 59% of our deliveries, a decrease in sales incentives offered to homebuyers as a percentage of revenue from home sales and an increase in the average sales price of homes delivered, partially offset by an increase in materials and labor costs. Gross profits on land sales totaled $6.1 million in the second quarter of 2013, compared to $2.7 million in the second quarter of 2012.
Selling, general and administrative expenses were $136.6 million in the second quarter of 2013, compared to $105.4 million in the second quarter of 2012. As a percentage of revenues from home sales, selling, general and administrative expenses improved to 10.9% in the second quarter of 2013, from 13.2% in the second quarter of 2012, due to improved operating leverage as a result of increased absorption per community.
Lennar Homebuilding equity in earnings (loss) from unconsolidated entities was $13.5 million in the second quarter of 2013, primarily as a result of sales of approximately 300 homesites to third parties by one unconsolidated entity for approximately $126 million, resulting in a gross profit of approximately $53 million, of which our share was $13.0 million of equity in earnings, compared to Lennar Homebuilding equity in earnings (loss) of ($9.4) million in the second quarter of 2012, which included $5.4 million of valuation adjustments related to strategic asset sales at Lennar Homebuilding's unconsolidated entities. Equity in earnings recognized by us related to the sale of land by our unconsolidated entities may vary significantly from period to period depending on the timing of those land sales and other transactions entered into by our unconsolidated entities in which we have investments.
Lennar Homebuilding other income (expense), net, totaled ($2.7) million in the second quarter of 2013, compared to $12.8 million in the second quarter of 2012 which included a $15.0 million gain on the sale of an operating property.
Lennar Homebuilding interest expense was $54.8 million in the second quarter of 2013 ($29.0 million was included in cost of homes sold, $0.7 million in cost of land sold and $25.1 million in other interest expense), compared to $44.8 million in the second quarter of 2012 ($20.4 million was included in cost of homes sold, $0.6 million in cost of land sold and $23.8 million in other interest expense). Interest expense increased due to an increase in our outstanding debt and an increase in deliveries, partially offset by a lower weighted average interest rate compared to the same period last year.
Operating earnings for the Lennar Financial Services segment were $29.2 million in the second quarter of 2013, compared to $18.0 million in the second quarter of 2012. The increase in profitability in our mortgage and title operations was primarily due to increased volume of transactions and a higher profit per transaction.
In the second quarter of 2013, operating earnings for the Rialto Investments segment were $2.8 million (which included $8.5 million operating earnings offset by $5.7 million of net earnings attributable to noncontrolling interests), compared to operating earnings of $4.3 million (which included $7.5 million of operating earnings offset by $3.2 million of net earnings attributable to noncontrolling interests) in the same period last year. In the second quarter of 2013, revenues in this segment were $25.7 million, which consisted primarily of accretable interest income associated with the segment’s portfolio of real estate loans and fees for managing and servicing assets, compared to revenues of $33.5 million in the same period last year. Revenues decreased primarily due to lower interest income as a result of a decrease in the portfolio of loans, reflecting Rialto Investments segment's shift in focus from acquiring assets to primarily managing assets for funds it creates. Expenses in this segment were $28.3 million, in the second quarter of 2013, which consisted primarily of costs related to its portfolio operations, loan impairments of $3.5 million primarily associated with the segment's FDIC loan portfolio (before noncontrolling interests) and other general and administrative expenses, compared to expenses of $30.2 million, which consisted primarily of costs related to its portfolio operations, due diligence expenses related to both completed and abandoned transactions, and other general and administrative expenses in the same period last year.

56



The segment also had equity in earnings from unconsolidated entities of $4.5 million in the second quarter of 2013, which primarily included $4.3 million of equity in earnings related to our share of earnings from the Rialto real estate funds. This compared to equity in earnings from unconsolidated entities of $5.6 million in the second quarter of 2012, which included $2.5 million of interest income earned by the AllianceBernstein L.P. ("AB") fund formed under the PPIP, and $3.0 million of equity in earnings related to our share of Fund I.
In the second quarter of 2013, Rialto Investments other income (expense), net, was $6.6 million, which consisted primarily of realized gains on the sale of real estate owned ("REO") of $18.5 million and rental income, partially offset by expenses related to owning and maintaining REO. In the second quarter of 2012, Rialto Investments other income (expense), net, was ($1.4) million, which consisted primarily of expenses related to owning and maintaining REO, partially offset by realized gains of $8.4 million from the sales of REO and rental income.
Corporate general and administrative expenses were $33.9 million, or 2.4% as a percentage of total revenues, in the second quarter of 2013, compared to $29.2 million, or 3.1% as a percentage of total revenues, in the second quarter of 2012. The increase in corporate general and administrative expenses was primarily due to an increase in personnel related expenses as a result of variable compensation expense.
Net earnings attributable to noncontrolling interests were $5.4 million, primarily related to the FDIC’s interest in the portfolio of real estate loans that we acquired in partnership with the FDIC. In the second quarter of 2012, net earnings attributable to noncontrolling interests were $1.7 million, primarily related to the FDIC’s interest in the portfolio of real estate loans that we acquired in partnership with the FDIC, partially offset by a net loss attributable to noncontrolling interests in our homebuilding operations.
A reduction of the carrying amounts of deferred tax assets by a valuation allowance is required if, based on available evidence, it is more likely than not that such assets will not be realized. Accordingly, the need to establish valuation allowances for deferred tax assets is assessed quarterly based on the more-likely-than-not realization threshold criterion. In the assessment of the need for a valuation allowance, appropriate consideration is given to all positive and negative evidence related to the realization of the deferred tax assets. This assessment considers, among other matters, the nature, frequency and severity of current and cumulative losses, forecasts of future profitability, the duration of statutory carryforward periods, our experience with loss carryforwards not expiring unused and tax planning alternatives.
During the second quarter of 2013, we concluded that it was more likely than not that a portion of our state deferred tax assets would be utilized. This conclusion was based on additional positive evidence including actual and forecasted earnings, as well as generating cumulative pre-tax earnings over a rolling four year period including the second quarter of 2013. Accordingly, during the second quarter of 2013, we reversed $41.3 million of the valuation allowance against the state deferred tax assets. This reversal was offset by a tax provision of $60.8 million primarily related to second quarter 2013 pre-tax earnings. Therefore, we had a $19.5 million provision for income taxes for the second quarter of 2013. As of May 31, 2013, we had a valuation allowance against our deferred tax assets of $22.5 million, which is primarily related to state net operating loss carryforwards that may expire due to short carryforward periods. During the second quarter of 2012, we reversed $403.0 million of our valuation allowance against our deferred tax assets. Our overall effective income tax rates were 12.42% and (798.54%), respectively, for the three months ended May 31, 2013 and 2012. The low effective tax rate and negative effective tax rate were primarily related to the reversal of our valuation allowance in the three months ended May 31, 2013 and 2012.
During the first half of 2013, we had transactions involving two of our consolidated joint ventures. In the first joint venture transaction, we bought out our 48% partners for $78.0 million, paying $14.5 million in cash and financing the remainder with a short-term note. Our consolidated joint venture then contributed certain assets to a new unconsolidated joint venture and brought in a new, long-term partner for $100 million, or a 25% interest. Additionally, if the new unconsolidated entity meets certain cash flow thresholds, the partner's equity interest in the unconsolidated entity could be decreased to 10% or increased to 40% with a corresponding increase or decrease in our equity interest percentage. The new unconsolidated joint venture subsequently distributed $100 million of cash to the Company as a return of capital.
In the second joint venture transaction, we purchased our partner's interest for $153.2 million and the inventories are now wholly-owned assets, which we plan to develop and build homes.
These transactions did not impact our net earnings, but our balance sheet was affected as follows: cash was reduced by approximately $67 million, inventory decreased by approximately $225 million, investments in unconsolidated entities increased by $125 million, deferred tax assets were increased by $39 million, additional paid-in capital (equity) was reduced by $60 million, net of tax and non-controlling interests were reduced by $132 million.

57



Six Months Ended May 31, 2013 versus Six Months Ended May 31, 2012
Revenues from home sales increased 50% in the six months ended May 31, 2013 to $2.1 billion from $1.4 billion in 2012. Revenues were higher primarily due to a 35% increase in the number of home deliveries, excluding unconsolidated entities, and a 12% increase in the average sales price of homes delivered. New home deliveries, excluding unconsolidated entities, increased to 7,623 homes in the six months ended May 31, 2013 from 5,664 homes in the six months ended May 31, 2012. There was an increase in home deliveries in all our Homebuilding segments and Homebuilding Other. The average sales price of homes delivered increased to $277,000 in the six months ended May 31, 2013 from $248,000 in the same period last year, driven primarily by an increase in the average sales price of home deliveries in all of our Homebuilding segments and Homebuilding Other, primarily due to an increase in pricing in many of our markets as such markets continues to stabilize and recover. Sales incentives offered to homebuyers were $21,500 per home delivered in the six months ended May 31, 2013, or 7.2% as a percentage of home sales revenue, compared to $31,700 per home delivered in the same period last year, or 11.3% as a percentage of home sales revenue.
Gross margins on home sales were $492.3 million, or 23.3%, in the six months ended May 31, 2013, compared to $306.8 million, or 21.8%, in the six months ended May 31, 2012. Gross margin percentage on home sales improved compared to last year, primarily due to a greater percentage of deliveries from our new higher margin communities (communities where land was acquired subsequent to November 30, 2008), which made up 58% of our deliveries, a decrease in sales incentives offered to homebuyers as a percentage of revenue from home sales and an increase in the average sales price of homes delivered, partially offset by an increase in materials and labor costs. Gross profits on land sales totaled $9.1 million in the six months ended May 31, 2013, compared to $5.6 million in the six months ended May 31, 2012.
Selling, general and administrative expenses were $238.9 million in the six months ended May 31, 2013, compared to $196.5 million in the six months ended May 31, 2012. As a percentage of revenues from home sales, selling, general and administrative expenses improved to 11.3% in the six months ended May 31, 2013, from 14.0% in the six months ended May 31, 2012, due to improved operating leverage as a result of increased absorption per community.
Lennar Homebuilding equity in earnings (loss) from unconsolidated entities was $12.6 million in the six months ended May 31, 2013, primarily as a result of sales of approximately 300 homesites to third parties by one unconsolidated entity for approximately $126 million, resulting in a gross profit of approximately $53 million, of which our share was $13.0 million of equity in earnings, compared to Lennar Homebuilding equity in earnings (loss) of ($8.3) million,which included $5.4 million of valuation adjustments related to asset sales at Lennar Homebuilding's unconsolidated entities in the six months ended May 31, 2012. Equity in earnings recognized by us related to the sale of land by our unconsolidated entities may vary significantly from period to period depending on the timing of those land sales and other transactions entered into by our unconsolidated entities in which we have investments.
Lennar Homebuilding other income, net, totaled $1.6 million in the six months ended May 31, 2013, compared to $16.8 million in the six months ended May 31, 2012 which included a $15.0 million gain on the sale of an operating property.
Lennar Homebuilding interest expense was $101.1 million in the six months ended May 31, 2013 ($48.4 million was included in cost of homes sold, $1.6 million in cost of land sold and $51.1 million in other interest expense), compared to $86.1 million in the six months ended May 31, 2012 ($36.5 million was included in cost of homes sold, $1.0 million in cost of land sold and $48.6 million in other interest expense). Interest expense increased due to an increase in our outstanding debt and an increase in deliveries, partially offset by a lower weighted average interest rate compared to the same period last year.
Operating earnings for the Lennar Financial Services segment were $45.3 million in the six months ended May 31, 2013, compared to $26.2 million in the six months ended May 31, 2012. The increase in profitability in our mortgage and title operations was primarily due to increased volume of transactions and a higher profit per transaction.
In the six months ended May 31, 2013, operating earnings for the Rialto Investments segment were $4.5 million (which included $9.9 million operating earnings offset by $5.4 million of net loss attributable to noncontrolling interests), compared to operating earnings of $13.7 million (which included $12.5 million of operating earnings and an add back of $1.2 million of net loss attributable to noncontrolling interests) in the same period last year. In the six months ended May 31, 2013, revenues in this segment were $51.3 million, which consisted primarily of accretable interest income associated with the segment’s portfolio of real estate loans and fees for managing and servicing assets, compared to revenues of $65.7 million in the same period last year. Revenues decreased primarily due to lower interest income as a result of a decrease in the portfolio of loans, reflecting Rialto Investments segment's shift in focus from acquiring assets to primarily managing assets for funds it creates. Expenses in this segment were $60.1 million, in the six months ended May 31, 2013, which consisted primarily of costs related to its portfolio operations, loan impairments of $10.6 million primarily associated with the segment's FDIC loan portfolio (before noncontrolling interests) and other general and administrative expenses, compared to expenses of $63.6 million, which consisted primarily of costs related to its portfolio operations, due diligence expenses related to both completed and abandoned

58



transactions and other general and administrative expenses in the same period last year. Expenses decreased primarily due to a decrease in loan servicing expenses.
The segment also had equity in earnings from unconsolidated entities of $10.7 million in the six months ended May 31, 2013, which was primarily related to our share of earnings from the Rialto real estate funds. This compared to equity in earnings from unconsolidated entities of $24.0 million in the six months ended May 31, 2012, which included $8.9 million of net gains primarily related to unrealized gains for our share of the mark-to-market adjustments of the investment portfolio underlying the AB PPIP fund, $5.1 million of interest income earned by the AB PPIP fund and $10.6 million of equity in earnings related to our share of Fund I.
In the six months ended May 31, 2013, Rialto Investments other income (expense), net, was $8.0 million, which consisted primarily of realized gains on the sale of real estate owned ("REO") of $27.2 million and rental income, partially offset by expenses related to owning and maintaining REO and REO impairments. In the six months ended May 31, 2012, Rialto Investments other income (expense), net, was ($13.6) million, which consisted primarily of expenses related to owning and maintaining REO and impairments on REO, partially offset by realized gains on the sale of REO of $8.4 million, unrealized gains from acquisition of REO through foreclosure and rental income.
Corporate general and administrative expenses were $65.1 million, or 2.7% as a percentage of total revenues, in the six months ended May 31, 2013, compared to $56.0 million, or 3.4% as a percentage of total revenues, in the six months ended May 31, 2012. The increase in corporate general and administrative expenses was primarily due to an increase in personnel related expenses as a result of variable compensation expense.
Net earnings (loss) attributable to noncontrolling interests were $4.8 million and ($5.3) million, respectively, in the six months ended May 31, 2013 and 2012, primarily attributable to noncontrolling interests related to our homebuilding and Rialto Investments segments.
In the six months ended May 31, 2013, we concluded that it was more likely than not that a portion of our state deferred tax assets would be utilized. This conclusion was based on additional positive evidence including actual and forecasted earnings, as well as our generating cumulative pre-tax earnings over a rolling four year period including the second quarter of 2013. Accordingly, during the six months ended May 31, 2013, we reversed $66.4 million of the valuation allowance against the state deferred tax assets. This reversal was offset by a tax provision of $82.3 million primarily related to pre-tax earnings for the six months ended May 31, 2013. Therefore, we had a $15.9 million provision for income taxes for the six months ended May 31, 2013. During the six months ended May 31, 2012, we reversed $403.0 million of our valuation allowance against our deferred tax assets. Our overall effective income tax rates were 7.52% and (632.73%), respectively, for the six months ended May 31, 2013 and 2012. The low effective tax rates and the negative effective tax rate were primarily related to the reversal of our valuation allowance in the six months ended May 31, 2013 and 2012, respectively.


59



Homebuilding Segments
We have grouped our homebuilding activities into five reportable segments, which we refer to as Homebuilding East, Homebuilding Central, Homebuilding West, Homebuilding Southeast Florida and Homebuilding Houston, based primarily upon similar economic characteristics, geography and product type. Information about homebuilding activities in states that do not have economic characteristics that are similar to those in other states in the same geographic area is grouped under “Homebuilding Other,” which is not a reportable segment. References in this Management’s Discussion and Analysis of Financial Condition and Results of Operations to homebuilding segments are to those reportable segments.
At May 31, 2013, our reportable homebuilding segments and Homebuilding Other consisted of homebuilding divisions located in:
East: Florida(1), Georgia, Maryland, New Jersey, North Carolina, South Carolina and Virginia
Central: Arizona, Colorado and Texas(2) 
West: California and Nevada
Southeast Florida: Southeast Florida
Houston: Houston, Texas
Other: Illinois, Minnesota, Tennessee, Oregon and Washington
(1)
Florida in the East reportable segment excludes Southeast Florida, which is its own reportable segment.
(2)
Texas in the Central reportable segment excludes Houston, Texas, which is its own reportable segment.
The following tables set forth selected financial and operational information related to our homebuilding operations for the periods indicated:
Selected Financial and Operational Data
 
Three Months Ended
 
Six Months Ended
 
May 31,
 
May 31,
(In thousands)
2013
 
2012
 
2013
 
2012
East:
 
 
 
 
 
 
 
Sales of homes
$
419,023

 
306,805

 
705,877

 
543,069

Sales of land
14,306

 
3,344

 
16,344

 
11,913

Total East
433,329

 
310,149

 
722,221

 
554,982

Central:
 
 
 
 
 
 
 
Sales of homes
180,675

 
112,460

 
328,633

 
197,387

Sales of land
1,099

 
2,104

 
2,173

 
2,890

Total Central
181,774

 
114,564

 
330,806

 
200,277

West:
 
 
 
 
 
 
 
Sales of homes
269,565

 
157,422

 
443,150

 
280,272

Sales of land

 
288

 
490

 
523

Total West
269,565

 
157,710

 
443,640

 
280,795

Southeast Florida:
 
 
 
 
 
 
 
Sales of homes
123,883

 
70,878

 
195,734

 
120,667

Total Southeast Florida
123,883

 
70,878

 
195,734

 
120,667

Houston:
 
 
 
 
 
 
 
Sales of homes
135,811

 
96,626

 
234,806

 
177,394

Sales of land
9,583

 
5,829

 
19,106

 
9,895

Total Houston
145,394

 
102,455

 
253,912

 
187,289

Other:
 
 
 
 
 
 
 
Sales of homes
127,310

 
52,254

 
203,148

 
88,356

Sales of land
89

 
78

 
327

 
155

Total Other
127,399

 
52,332

 
203,475

 
88,511

Total homebuilding revenues
$
1,281,344

 
808,088

 
2,149,788

 
1,432,521


60



 
Three Months Ended
 
Six Months Ended
 
May 31,
 
May 31,
(In thousands)
2013
 
2012
 
2013
 
2012
Operating earnings (loss):
 
 
 
 
 
 
 
East:
 
 
 
 
 
 
 
Sales of homes
$
59,908

 
31,315

 
90,693

 
48,942

Sales of land
3,418

 
642

 
3,769

 
2,442

Equity in earnings from unconsolidated entities
193

 
928

 
276

 
959

Other income (expense), net
(3,949
)
 
14

 
(5,200
)
 
1,445

Other interest expense
(6,760
)
 
(6,608
)
 
(13,853
)
 
(13,550
)
Total East
52,810

 
26,291

 
75,685

 
40,238

Central:
 
 
 
 
 
 
 
Sales of homes
16,125

 
8,702

 
33,612

 
12,741

Sales of land
263

 
616

 
424

 
708

Equity in loss from unconsolidated entities
(91
)
 
(128
)
 
(93
)
 
(164
)
Other expense, net
(118
)
 
(1,478
)
 
(448
)
 
(769
)
Other interest expense
(3,343
)
 
(3,394
)
 
(6,702
)
 
(7,134
)
Total Central
12,836

 
4,318

 
26,793

 
5,382

West:
 
 
 
 
 
 
 
Sales of homes (1)
38,687

 
9,232

 
52,493

 
7,005

Sales of land
(32
)
 
155

 
(74
)
 
82

Equity in earnings (loss) from unconsolidated entities (2)
13,646

 
(9,722
)
 
13,383

 
(8,382
)
Other income (expense), net
1,940

 
(1,235
)
 
9,997

 
588

Other interest expense
(8,543
)
 
(7,835
)
 
(17,498
)
 
(16,271
)
Total West
45,698

 
(9,405
)
 
58,301

 
(16,978
)
Southeast Florida:
 
 
 
 
 
 
 
Sales of homes
27,100

 
11,820

 
37,677

 
20,400

Sales of land

 
(332
)
 

 
(332
)
Equity in loss from unconsolidated entities
(220
)
 
(330
)
 
(450
)
 
(575
)
Other income, net (3)
4,184

 
15,482

 
5,589

 
15,926

Other interest expense
(2,300
)
 
(2,464
)
 
(4,644
)
 
(4,609
)
Total Southeast Florida
28,764

 
24,176

 
38,172

 
30,810

Houston:
 
 
 
 
 
 
 
Sales of homes
13,887

 
8,436

 
22,038

 
13,122

Sales of land
2,411

 
1,733

 
4,905

 
2,790

Equity in loss from unconsolidated entities
(6
)
 
(12
)
 
(10
)
 
(19
)
Other income (expense), net
(26
)
 
1,211

 
87

 
1,161

Other interest expense
(1,240
)
 
(1,106
)
 
(2,488
)
 
(2,276
)
Total Houston
15,026

 
10,262

 
24,532

 
14,778

Other:
 
 
 
 
 
 
 
Sales of homes
10,969

 
4,057

 
16,918

 
8,143

Sales of land
38

 
(130
)
 
89

 
(109
)
Equity in loss from unconsolidated entities
(61
)
 
(117
)
 
(512
)
 
(117
)
Other expense, net
(4,717
)
 
(1,236
)
 
(8,445
)
 
(1,526
)
Other interest expense
(2,923
)
 
(2,396
)
 
(5,955
)
 
(4,812
)
Total Other
3,306

 
178

 
2,095

 
1,579

Total homebuilding operating earnings
$
158,440

 
55,820

 
225,578

 
75,809

(1)
The increase in the operating earnings of the sales of homes in the Homebuilding West segment was primarily due to a an increase in the number of home deliveries, an increase in the average sales price of homes delivered, an increase in gross

61



margins and lower selling, general and administrative expenses as a percentage of home sales revenue due to the increased operating leverage.
(2)
Lennar Homebuilding equity in earnings (loss) from unconsolidated entities for both the three and six months ended May 31, 2013, includes the sale of approximately 300 homesites to third parties by one unconsolidated entity for approximately $126 million, resulting in a gross profit of approximately $53 million, of which our share was $13.0 million of equity in earnings. Equity in earnings recognized by us related to the sale of land by our unconsolidated entities may vary significantly from period to period depending on the timing of those land sales and other transactions entered into by our unconsolidated entities in which we have investments.
(3)
Other income, net for both the three and six months ended May 31, 2012, includes a $15.0 million gain on the sale of an operating property.
Summary of Homebuilding Data
Deliveries:
 
Three Months Ended
 
Homes
 
Dollar Value (In thousands)
 
Average Sales Price
 
May 31,
 
May 31,
 
May 31,
 
2013
 
2012
 
2013
 
2012
 
2013
 
2012
East
1,603

 
1,350

 
$
420,368

 
312,239

 
$
262,000

 
231,000

Central
702

 
493

 
180,676

 
112,460

 
257,000

 
228,000

West
849

 
532

 
277,940

 
164,363

 
327,000

 
309,000

Southeast Florida
453

 
262

 
123,883

 
70,879

 
273,000

 
271,000

Houston
538

 
422

 
135,812

 
96,626

 
252,000

 
229,000

Other
319

 
163

 
127,311

 
52,253

 
399,000

 
321,000

Total
4,464

 
3,222

 
$
1,265,990

 
808,820


$
284,000

 
251,000

Of the total homes delivered listed above, 15 homes with a dollar value of $9.7 million and an average sales price of $648,000 represent home deliveries from unconsolidated entities for the three months ended May 31, 2013, compared to 30 deliveries with a dollar value of $12.4 million and an average sales price of $412,000 for the three months ended May 31, 2012.
 
Six Months Ended
 
Homes
 
Dollar Value (In thousands)
 
Average Sales Price
 
May 31,
 
May 31,
 
May 31,
 
2013
 
2012
 
2013
 
2012
 
2013
 
2012
East
2,743

 
2,412

 
$
708,573

 
549,260

 
$
258,000

 
228,000

Central
1,277

 
880

 
328,633

 
197,387

 
257,000

 
224,000

West
1,448

 
926

 
458,689

 
290,378

 
317,000

 
314,000

Southeast Florida
718

 
449

 
195,734

 
120,667

 
273,000

 
269,000

Houston
921

 
774

 
234,807

 
177,394

 
255,000

 
229,000

Other
543

 
263

 
203,148

 
88,356

 
374,000

 
336,000

Total
7,650

 
5,704

 
$
2,129,584

 
1,423,442


$
278,000

 
250,000

Of the total homes delivered listed above, 27 homes with a dollar value of $18.2 million and an average sales price of $675,000 represent home deliveries from unconsolidated entities for the six months ended May 31, 2013, compared to 40 deliveries with a dollar value of $16.3 million and an average sales price of $407,000 for the six months ended May 31, 2012.

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Sales Incentives (1):
 
Three Months Ended
 
Sales Incentives
(In thousands)
 
Average Sales Incentives Per
Home Delivered
 
Sales Incentives
as a % of Revenue
 
May 31,
 
May 31,
 
May 31,
 
2013
 
2012
 
2013
 
2012
 
2013
 
2012
East
$
38,533

 
41,098

 
$
24,100

 
30,800

 
8.4
%
 
11.8
%
Central
12,279

 
12,886

 
17,500

 
26,100

 
6.4
%
 
10.3
%
West
7,339

 
13,328

 
8,800

 
25,700

 
2.7
%
 
7.8
%
Southeast Florida
12,003

 
9,211

 
26,500

 
35,200

 
8.8
%
 
11.7
%
Houston
15,033

 
13,660

 
27,900

 
32,400

 
10.0
%
 
12.4
%
Other
4,704

 
5,081

 
14,700

 
31,200

 
3.6
%
 
8.9
%
Total
$
89,891

 
95,264

 
$
20,200

 
29,800


6.7
%
 
10.7
%
 
Six Months Ended
 
Sales Incentives
(In thousands)
 
Average Sales Incentives Per
Home Delivered
 
Sales Incentives
as a % of Revenue
 
May 31,
 
May 31,
 
May 31,
 
2013
 
2012
 
2013
 
2012
 
2013
 
2012
East
$
71,435

 
77,175

 
$
26,100

 
32,300

 
9.2
%
 
12.5
%
Central
22,289

 
25,877

 
17,500

 
29,400

 
6.3
%
 
11.6
%
West
13,592

 
25,313

 
9,500

 
28,000

 
3.0
%
 
8.3
%
Southeast Florida
20,000

 
16,031

 
27,900

 
35,700

 
9.3
%
 
11.9
%
Houston
28,050

 
26,268

 
30,500

 
33,900

 
10.7
%
 
12.9
%
Other
8,548

 
9,054

 
15,700

 
34,400

 
4.0
%
 
9.3
%
Total
$
163,914

 
179,718

 
$
21,500

 
31,700

 
7.2
%
 
11.3
%
(1)
Sales incentives relate to home deliveries during the period, excluding deliveries by unconsolidated entities.
New Orders (2):
 
Three Months Ended
 
Homes
 
Dollar Value (In thousands)
 
Average Sales Price
 
May 31,
 
May 31,
 
May 31,
 
2013
 
2012
 
2013
 
2012
 
2013
 
2012
East
2,385

 
1,605

 
$
650,514

 
391,825

 
$
273,000

 
244,000

Central
862

 
798

 
230,866

 
184,843

 
268,000

 
232,000

West
909

 
767

 
328,565

 
225,099

 
361,000

 
293,000

Southeast Florida
463

 
446

 
137,635

 
113,002

 
297,000

 
253,000

Houston
716

 
626

 
189,482

 
155,091

 
265,000

 
248,000

Other
370

 
239

 
136,456

 
89,112

 
369,000

 
373,000

Total
5,705

 
4,481

 
$
1,673,518

 
1,158,972

 
$
293,000

 
259,000

Of the total new orders listed above, 19 homes with a dollar value of $12.7 million and an average sales price of $668,000 represent new orders from unconsolidated entities for the three months ended May 31, 2013, compared to 26 new orders with a dollar value of $11.3 million and an average sales price of $433,000 for the three months ended May 31, 2012.

63



 
Six Months Ended
 
Homes
 
Dollar Value (In thousands)
 
Average Sales Price
 
May 31,
 
May 31,
 
May 31,
 
2013
 
2012
 
2013
 
2012
 
2013
 
2012
East
3,937

 
2,851

 
$
1,063,283

 
684,315

 
$
270,000

 
240,000

Central
1,517

 
1,279

 
405,958

 
288,894

 
268,000

 
226,000

West
1,487

 
1,282

 
518,662

 
382,697

 
349,000

 
299,000

Southeast Florida
964

 
671

 
288,308

 
175,464

 
299,000

 
261,000

Houston
1,233

 
1,050

 
327,328

 
253,038

 
265,000

 
241,000

Other
622

 
370

 
227,560

 
137,898

 
366,000

 
373,000

Total
9,760

 
7,503

 
$
2,831,099

 
1,922,306

 
$
290,000

 
256,000

Of the total new orders listed above, 32 homes with a dollar value of $21.3 million and an average sales price of $665,000 represent new orders from unconsolidated entities for the six months ended May 31, 2013, compared to 49 new orders with a dollar value of $20.2 million and an average sales price of $411,000 for the six months ended May 31, 2012.
(2)
New orders represent the number of new sales contracts executed with homebuyers, net of cancellations, during both the three and six months ended May 31, 2013 and 2012.
Backlog:
 
Homes
 
Dollar Value (In thousands)
 
Average Sales Price
 
May 31,
 
May 31,
 
May 31,
 
2013
 
2012
 
2013
 
2012
 
2013
 
2012
East
2,570

 
1,387

 
$
723,768

 
356,879

 
$
282,000

 
257,000

Central
893

 
708

 
246,142

 
156,407

 
276,000

 
221,000

West
747

 
654

 
263,624

 
189,645

 
353,000

 
290,000

Southeast Florida
715

 
388

 
233,857

 
108,294

 
327,000

 
279,000

Houston
828

 
631

 
227,906

 
155,357

 
275,000

 
246,000

Other
410

 
202

 
167,874

 
94,866

 
409,000

 
470,000

Total
6,163

 
3,970

 
$
1,863,171

 
1,061,448

 
$
302,000

 
267,000

Of the total homes in backlog listed above, 10 homes with a backlog dollar value of $6.6 million and an average sales price of $658,000 represent the backlog from unconsolidated entities at May 31, 2013, compared with backlog from unconsolidated entities of 11 homes with a backlog dollar value of $4.9 million and an average sales price of $443,000 at May 31, 2012.
Backlog represents the number of homes under sales contracts. Homes are sold using sales contracts, which are generally accompanied by sales deposits. In some instances, purchasers are permitted to cancel sales if they fail to qualify for financing or under certain other circumstances. The cancellation rates for both the three and six months ended May 31, 2013 was within a range that is consistent with our historical cancellation rates. We experienced cancellation rates in our homebuilding segments and Homebuilding Other as follows:
 
Three Months Ended
 
Six Months Ended
 
May 31,
 
May 31,
 
2013
 
2012
 
2013
 
2012
East
13
%
 
18
%
 
13
%
 
18
%
Central
14
%
 
15
%
 
16
%
 
17
%
West
12
%
 
18
%
 
13
%
 
17
%
Southeast Florida
14
%
 
8
%
 
12
%
 
10
%
Houston
21
%
 
19
%
 
20
%
 
20
%
Other
9
%
 
5
%
 
10
%
 
6
%
Total
14
%
 
16
%
 
14
%

17
%

64



Active Communities:
 
May 31,
 
2013
 
2012
East
201

 
152

Central
74

 
69

West
67

 
68

Southeast Florida
29

 
29

Houston
75

 
79

Other
48

 
43

Total
494

 
440

Of the total active communities listed above, 2 communities represent active communities being developed by unconsolidated entities during the periods ended May 31, 2013 and May 31, 2012.
Deliveries from New Higher Margin Communities (3):
 
Three Months Ended
 
Homes
 
Dollar Value (In thousands)
 
Average Sales Price
 
May 31,
 
May 31,
 
May 31,
 
2013
 
2012
 
2013
 
2012
 
2013
 
2012
East
1,107

 
711

 
$
291,138

 
157,370

 
$
263,000

 
221,000

Central
293

 
189

 
73,814

 
42,823

 
252,000

 
227,000

West
550

 
323

 
167,193

 
98,341

 
304,000

 
304,000

Southeast Florida
281

 
184

 
88,889

 
52,578

 
316,000

 
286,000

Houston
159

 
64

 
45,150

 
14,740

 
284,000

 
230,000

Other
232

 
46

 
84,766

 
18,020

 
365,000

 
392,000

Total
2,622

 
1,517

 
$
750,950

 
383,872

 
$
286,000

 
253,000

 
Six Months Ended
 
Homes
 
Dollar Value (In thousands)
 
Average Sales Price
 
May 31,
 
May 31,
 
May 31,
 
2013
 
2012
 
2013
 
2012
 
2013
 
2012
East
1,872

 
1,239

 
$
482,086

 
268,866

 
$
258,000

 
217,000

Central
531

 
333

 
133,158

 
75,630

 
251,000

 
227,000

West
921

 
537

 
268,625

 
166,280

 
292,000

 
310,000

Southeast Florida
458

 
312

 
141,498

 
90,105

 
309,000

 
289,000

Houston
251

 
122

 
71,164

 
26,645

 
284,000

 
218,000

Other
406

 
82

 
143,377

 
34,977

 
353,000

 
427,000

Total
4,439

 
2,625

 
$
1,239,908

 
662,503

 
$
279,000

 
252,000

(3)
Deliveries from new higher margin communities represent deliveries from communities where land was acquired subsequent to November 30, 2008, and is a subset of the deliveries included in the preceding deliveries table.
Three Months Ended May 31, 2013 versus Three Months Ended May 31, 2012
Homebuilding East: Homebuilding revenues increased for the three months ended May 31, 2013, compared to the three months ended May 31, 2012, primarily due to an increase in the number of home deliveries and average sales price of homes delivered in all of the states in the segment, except New Jersey, in which the average sales price decreased for the three months ended May 31, 2013, compared to the same period last year. The increase in the number of deliveries was primarily driven by an increase in our backlog as a result of increased consumer confidence and improved economic conditions, as demand continues to outpace supply, which is constrained by limited land availability and fewer competing homebuilders. The increase in the average sales price of homes delivered was primarily because we have been able to increase the sales price of homes

65



delivered and/or reduce sales incentives in certain of our communities as the market recovers in certain areas. The average sales price decrease in New Jersey was primarily related to product mix due to the timing of deliveries from particular communities. Gross margins on home sales were $106.1 million, or 25.3%, for the three months ended May 31, 2013, compared to gross margins on home sales of $71.5 million, or 23.3%, for the three months ended May 31, 2012. Gross margin percentage on homes increased compared to last year primarily due to a greater percentage of deliveries from our new higher margin communities, a decrease in sales incentives offered to homebuyers as a percentage of revenues from home sales (8.4% in 2013, compared to 11.8% in 2012), partially offset by a 13% increase in direct construction and land costs per home due to increases in material and labor costs.
Homebuilding Central: Homebuilding revenues increased for the three months ended May 31, 2013 compared to the three months ended May 31, 2012, primarily due to an increase in the number of home deliveries and average sales price of homes delivered in all states in the segment. The increase in the number of deliveries was primarily driven by an increase in our backlog as a result of increased consumer confidence and improved economic conditions, as demand continues to outpace supply, which is constrained by limited land availability and fewer competing homebuilders. The increase in the average sales price of homes delivered was primarily because we have been able to increase the sales price of homes delivered and/or reduce sales incentives in certain of our communities as the market recovers in certain areas. Gross margins on home sales were $36.0 million, or 19.9%, for the three months ended May 31, 2013, compared to gross margins on home sales of $22.2 million, or 19.7%, for the three months ended May 31, 2012. Gross margin percentage on homes sales improved compared to last year primarily due to a greater percentage of deliveries from our new higher margin communities, a decrease in sales incentives offered to homebuyers as a percentage of revenues from home sales (6.4% in 2013, compared to 10.3% in 2012) and lower valuation adjustments, partially offset by a 17% increase in direct construction and land costs per home due to increases in labor, material and land costs.
Homebuilding West: Homebuilding revenues increased for the three months ended May 31, 2013, compared to the three months ended May 31, 2012, primarily due to an increase in the number of home deliveries and average sales price of homes delivered in all states in the segment. The increase in the number of deliveries was primarily driven by an increase in our backlog as a result of increased consumer confidence and improved economic conditions, as demand continues to outpace supply, which is constrained by limited land availability and fewer competing homebuilders. The increase in the average sales price of homes delivered was primarily because we have been able to increase the sales price of homes delivered and/or reduce sales incentives in certain of our communities as the market recovers in certain areas. Gross margins on home sales were $71.5 million, or 26.5%, for the three months ended May 31, 2013, compared to gross margins on home sales of $34.3 million, or 21.8%, for the three months ended May 31, 2012. Gross margin percentage on homes sales increased compared to last year primarily due to a greater percentage of deliveries from our new higher margin communities, a decrease in sales incentives offered to homebuyers as a percentage of revenues from home sales (2.7% in 2013, compared to 7.8% in 2012), lower valuation adjustments and a 10% decrease in direct construction and land costs per home due to a change in product mix due to the timing of deliveries from particular communities.
Homebuilding Southeast Florida: Homebuilding revenues increased for the three months ended May 31, 2013, compared to the three months ended May 31, 2012, primarily due to the increase in the number of deliveries, which was primarily driven by an increase in our backlog as a result of increased consumer confidence and improved economic conditions, as demand continues to outpace supply, which is constrained by limited land availability and fewer competing homebuilders. Gross margins on home sales were $36.4 million, or 29.4%, for the three months ended May 31, 2013, compared to gross margins on home sales of $19.1 million, or 26.9%, for the three months ended May 31, 2012. Gross margin percentage on homes sales increased compared to last year primarily due to a greater percentage of deliveries from our new higher margin communities, a decrease in sales incentives offered to homebuyers as a percentage of revenues from home sales (8.8% in 2013, compared to 11.7% in 2012) and a 2% decrease in direct construction and land costs, partially offset by higher valuation adjustments.
Homebuilding Houston: Homebuilding revenues increased for the three months ended May 31, 2013, compared to the three months ended May 31, 2012, primarily due to an increase in the number of home deliveries and an increase in the average sales price of homes delivered in this segment. The increase in the number of deliveries was primarily driven by an increase in our backlog as a result of increased consumer confidence and improved economic conditions, as demand continues to outpace supply, which is constrained by limited land availability and fewer competing homebuilders. The increase in the average sales price of homes delivered was primarily because we have been able to increase the sales price of homes delivered and/or reduce sales incentives in certain of our communities as the market recovers in certain areas. Gross margins on home sales were $29.7 million, or 21.9%, for the three months ended May 31, 2013, compared to gross margins on home sales of $20.3 million, or 21.0%, for the three months ended May 31, 2012. Gross margin percentage on homes sales increased compared to last year primarily due to a greater percentage of deliveries from our new higher margin communities, a decrease in sales incentives offered to homebuyers as a percentage of revenues from home sales (10.0% in 2013, compared to 12.4% in 2012), partially offset by a 10% increase in direct construction and land costs per home due to increases in labor, material and land costs.

66



Homebuilding Other: Homebuilding revenues increased for the three months ended May 31, 2013, compared to the three months ended May 31, 2012, primarily due to an increase in the number of home deliveries in all of the states of Homebuilding Other. The increase in the number of deliveries was primarily driven by an increase in our backlog as a result of increased consumer confidence and improved economic conditions, as demand continues to outpace supply, which is constrained by limited land availability and fewer competing homebuilders; and increased deliveries in Oregon and Washington, which are new operations. The average sales price increased in all the states of Homebuilding Other. Gross margins on home sales were $23.6 million, or 18.6%, for the three months ended May 31, 2013, compared to gross margins on home sales of $11.5 million, or 22.1%, for the three months ended May 31, 2012. This decrease was offset by a decrease in sales incentives offered to homebuyers as a percentage of revenues from home sales (3.6% in 2013, compared to 8.9% in 2012) and lower valuation adjustments.
Six Months Ended May 31, 2013 versus Six Months Ended May 31, 2012
Homebuilding East: Homebuilding revenues increased for the six months ended May 31, 2013, compared to the six months ended May 31, 2012, primarily due to an increase in the number of home deliveries and average sales price in all the states in this segment, except for New Jersey, in which the average sales price of homes delivered decreased and Maryland and Virginia, in which the number of home deliveries decreased. The increase in the number of deliveries was primarily driven by an increase in our backlog as a result of increased consumer confidence and improved economic conditions, as demand continues to outpace supply, which is constrained by limited land availability and fewer competing homebuilders. The increase in the average sales price of homes delivered was primarily because we have been able to increase the sales price of homes delivered and/or reduce sales incentives in certain of our communities as the market recovers in certain areas. The decrease in the average sales price of homes delivered in New Jersey was primarily related to product mix due to the timing of deliveries from particular communities.The decrease in deliveries in Maryland and Virginia was due to the timing of opening and closing of communities. Gross margins on home sales were $173.7 million, or 24.6%, for the six months ended May 31, 2013, compared to gross margins on home sales of $122.3 million, or 22.5%, for the six months ended May 31, 2012. Gross margin percentage on homes increased compared to last year primarily due to a greater percentage of deliveries from our new higher margin communities, a decrease in sales incentives offered to homebuyers as a percentage of revenues from home sales (9.2% in 2013, compared to 12.5% in 2012) and lower valuation adjustments, partially offset by a 13% increase in direct construction and land costs per home due to increases in labor, material and land costs.
Homebuilding Central: Homebuilding revenues increased for the six months ended May 31, 2013 compared to the six months ended May 31, 2012, primarily due to an increase in the number of home deliveries and average sales price in all of the states in the segment. The increase in the number of deliveries was primarily driven by an increase in our backlog as a result of increased consumer confidence and improved economic conditions, as demand continues to outpace supply, which is constrained by limited land availability and fewer competing homebuilders. The increase in the average sales price of homes delivered was primarily because we have been able to increase the sales price of homes delivered and/or reduce sales incentives in certain of our communities as the market recovers in certain areas. Gross margins on home sales were $65.5 million, or 19.9%, for the six months ended May 31, 2013, compared to gross margins on home sales of $37.2 million, or 18.8%, for the six months ended May 31, 2012. Gross margin percentage on homes sales improved compared to last year primarily due to a greater percentage of deliveries from our new higher margin communities, a decrease in sales incentives offered to homebuyers as a percentage of revenues from home sales (6.3% in 2013, compared to 11.6% in 2012) and lower valuation adjustments, partially offset by a 13% increase in direct construction and land costs per home due to increases in labor, material and land costs.
Homebuilding West: Homebuilding revenues increased for the six months ended May 31, 2013, compared to the six months ended May 31, 2012, primarily due to an increase in the number of home deliveries in all of the states in the segment. The increase in the number of deliveries was primarily driven by an increase in our backlog as a result of increased consumer confidence and improved economic conditions, as demand continues to outpace supply, which is constrained by limited land availability and fewer competing homebuilders. Gross margins on home sales were $109.1 million, or 24.6%, for the six months ended May 31, 2013, compared to gross margins on home sales of $57.3 million, or 20.4%, for the six months ended May 31, 2012. Gross margin percentage on homes sales increased compared to last year primarily due to a greater percentage of deliveries from our new higher margin communities, a decrease in sales incentives offered to homebuyers as a percentage of revenues from home sales (3.0% in 2013, compared to 8.3% in 2012),lower valuation adjustments and a 10% decrease in direct construction and land costs per home due to a change in product mix due to the timing of deliveries from particular communities.
Homebuilding Southeast Florida: Homebuilding revenues increased for the six months ended May 31, 2013, compared to the six months ended May 31, 2012, primarily due the increase in the number of deliveries, which was primarily driven by an increase in our backlog as a result of increased consumer confidence and improved economic conditions, as demand continues to outpace supply, which is constrained by limited land availability and fewer competing homebuilders. Gross margins on home

67



sales were $54.8 million, or 28.0%, for the six months ended May 31, 2013, compared to gross margins on home sales of $33.4 million, or 27.7%, for the six months ended May 31, 2012. Gross margin percentage on homes sales increased compared to last year primarily due to a greater percentage of deliveries from our new higher margin communities, a decrease in sales incentives offered to homebuyers as a percentage of revenues from home sales (9.3% in 2013, compared to 11.9% in 2012) and a 3% increase in direct construction and land costs, partially offset by higher valuation adjustments.
Homebuilding Houston: Homebuilding revenues increased for the six months ended May 31, 2013, compared to the six months ended May 31, 2012, primarily due to an increase in the number of home deliveries and average sales price in this segment. The increase in the number of deliveries was primarily driven by an increase in our backlog as a result of increased consumer confidence and improved economic conditions, as demand continues to outpace supply, which is constrained by limited land availability and fewer competing homebuilders. The increase in the average sales price of homes delivered was primarily because we have been able to increase the sales price of homes delivered and/or reduce sales incentives in certain of our communities as the market recovers in certain areas. Gross margins on home sales were $50.4 million, or 21.5%, for the six months ended May 31, 2013, compared to gross margins on home sales of $35.5 million, or 20.0%, for the six months ended May 31, 2012. Gross margin percentage on homes sales increased compared to last year primarily due to a greater percentage of deliveries from our new higher margin communities, a decrease in sales incentives offered to homebuyers as a percentage of revenues from home sales (10.7% in 2013, compared to 12.9% in 2012), partially offset by a 9% increase in direct construction and land costs per home due to increases in labor, material and land costs.
Homebuilding Other: Homebuilding revenues increased for the six months ended May 31, 2013, compared to the six months ended May 31, 2012, primarily due to an increase in the number of home deliveries and average sales price in all of the states of Homebuilding Other. The increase in the number of deliveries was primarily driven by an increase in our backlog as a result of increased consumer confidence and improved economic conditions, as demand continues to outpace supply, which is constrained by limited land availability and fewer competing homebuilders; and increased deliveries in Oregon and Washington, which are new operations. Gross margins on home sales were $38.8 million, or 19.1%, for the six months ended May 31, 2013, compared to gross margins on home sales of $21.1 million, or 23.9%, for the six months ended May 31, 2012. This decrease was offset by a decrease in sales incentives offered to homebuyers as a percentage of revenues from home sales (4.0% in 2013, compared to 9.3% in 2012) and lower valuation adjustments.
At May 31, 2013 and 2012, we owned 113,779 homesites and 101,646 homesites, respectively, and had access to an additional 24,841 homesites and 19,871 homesites, respectively, through either option contracts with third parties or agreements with unconsolidated entities in which we have investments. At November 30, 2012, we owned 107,138 homesites and had access to an additional 21,346 homesites through either option contracts with third parties or agreements with unconsolidated entities in which we have investments. At May 31, 2013, 4.8% of the homesites we owned were subject to home purchase contracts. At May 31, 2013 and 2012, our backlog of sales contracts was 6,163 homes ($1,863.2 million) and 3,970 homes ($1,061.4 million), respectively. The increase in backlog was primarily attributable to an increase in new orders in the six months ended May 31, 2013, compared to the six months ended May 31, 2012.


68



Lennar Financial Services Segment
Our Lennar Financial Services reportable segment provides mortgage financing, title insurance and closing services for both buyers of our homes and others. The Lennar Financial Services segment sells substantially all of the loan it originates within a short period in the secondary mortgage market, the majority of which are sold on a servicing released, non-recourse basis. After the loans are sold, we retain potential liability for possible claims by purchasers that we breached certain limited industry-standard representations and warranties in the loan sale agreements. The following table sets forth selected financial and operation information related to our Lennar Financial Services segment:
 
Three Months Ended
 
Six Months Ended
 
May 31,
 
May 31,
(Dollars in thousands)
2013
 
2012
 
2013
 
2012
Revenues
$
119,096

 
88,595

 
214,976

 
156,810

Costs and expenses
89,924

 
70,615

 
169,702

 
130,580

Operating earnings
$
29,172

 
17,980

 
45,274

 
26,230

Dollar value of mortgages originated
$
1,417,000

 
976,000

 
2,605,000

 
1,719,000

Number of mortgages originated
6,000

 
4,500

 
11,100

 
8,000

Mortgage capture rate of Lennar homebuyers
79
%
 
77
%
 
79
%
 
77
%
Number of title and closing service transactions
28,200

 
26,900

 
53,700

 
49,500

Number of title policies issued
50,600

 
34,300

 
91,800

 
61,600

Rialto Investments Segment
Our Rialto reportable segment focuses on real estate investments and asset management. Rialto utilizes its vertically-integrated investment and operating platform to underwrite, diligence, acquire, manage, workout and add value to diverse portfolios of real estate loans, properties and securities, as well as providing strategic real estate capital. Rialto's primary focus is to manage third party capital and funds or entities in which funds it manages have invested, and primarily on their behalf. Rialto has commenced the workout and/or oversight of billions of dollars of real estate assets across the United States, including commercial and residential real estate loans and properties, as well as mortgage backed securities with the objective of generating superior, risk-adjusted returns. To date, many of the investment and management opportunities have arisen from the dislocation in the United States real estate markets and the restructuring and recapitalization of those markets.
Rialto is the sponsor of and an investor in private equity vehicles that invest in and manage real estate related assets. This included Fund I in which investors have committed and contributed a total of $700 million of equity (including $75 million by us). Rialto Real Estate Fund II, LP (“Fund II”) with investor commitments of $520 million (including $100 million by us). Rialto also earns fees for its role as a manager of these vehicles and for providing asset management and other services to those vehicles and other third parties. The following table presents the results of operations of our Rialto segment for the periods indicated:
 
Three Months Ended
 
Six Months Ended
 
May 31,
 
May 31,
(In thousands)
2013
 
2012
 
2013
 
2012
Revenues
$
25,684

 
33,472

 
51,306

 
65,680

Costs and expenses
28,305

 
30,198

 
60,076

 
63,568

Rialto Investments equity in earnings from unconsolidated entities
4,505

 
5,569

 
10,678

 
24,027

Rialto Investments other income (expense), net
6,646

 
(1,372
)
 
7,973

 
(13,612
)
Operating earnings (1)
$
8,530

 
7,471

 
9,881

 
12,527

(1)
Operating earnings for the three and six months ended May 31, 2013 include net earnings attributable to noncontrolling interests of $5.7 million and $5.4 million, respectively. Operating earnings for the three and six months ended May 31, 2012 include net earnings (loss) attributable to noncontrolling interests of $3.2 million, and ($1.2) million, respectively.

69



The following is a detail of Rialto Investments other income (expense), net for the periods indicated:
 
Three Months Ended
 
Six Months Ended
 
May 31,
 
May 31,
(In thousands)
2013
 
2012
 
2013
 
2012
Realized gains on REO sales, net
$
18,535

 
8,397

 
27,206

 
8,439

Unrealized loss on transfer of loans receivable to REO, net
(6,980
)
 
(3,185
)
 
(6,310
)
 
(1,233
)
REO expenses
(10,348
)
 
(10,649
)
 
(22,904
)
 
(28,723
)
Rental income
5,439

 
4,065

 
9,981

 
7,905

Rialto Investments other income (expense), net
$
6,646

 
(1,372
)
 
7,973

 
(13,612
)
Distressed Asset Portfolios
In February 2010, the Rialto segment acquired indirectly 40% managing member equity interests in two limited liability companies (“LLCs”), in partnership with the FDIC. The LLCs hold performing and non-performing loans formerly owned by 22 failed financial institutions and when the Rialto segment acquired its interests in the LLCs, the two portfolios consisted of approximately 5,500 distressed residential and commercial real estate loans. The FDIC retained 60% equity interests in the LLCs and provided $626.9 million of financing with 0% interest, which is non-recourse to us and the LLCs. As of May 31, 2013, and November 30, 2012, the notes payable balance was $156.0 million and $470.0 million, respectively; however, as of May 31, 2013 and November 30, 2012, $37.9 million and $223.8 million, respectively, of cash collections on loans in excess of expenses had been deposited in a defeasance account, established for the repayment of the notes payable, under the agreement with the FDIC. The funds in the defeasance account are being and will be used to retire the notes payable upon their maturity. During the six months ended May 31, 2013, the LLCs retired $314.0 million principal amount of the notes payable under the agreement with the FDIC through the defeasance account.
The LLCs met the accounting definition of variable interest entities (“VIEs”) and since we were determined to be the primary beneficiary, we consolidated the LLCs. At May 31, 2013, these consolidated LLCs had total combined assets and liabilities of $929.7 million and $177.4 million, respectively. At November 30, 2012, these consolidated LLCs had total combined assets and liabilities of $1,236.4 million and $493.4 million, respectively.
In September 2010, the Rialto segment acquired approximately 400 distressed residential and commercial real estate loans and over 300 REO properties from three financial institutions. We paid $310 million for the distressed real estate and real estate related assets of which, $124 million was financed through a 5-year senior unsecured note provided by one of the selling institutions of which $33.0 million of principal amount was retired in 2012. As of May 31, 2013, there was $90.9 million outstanding.
Investments
In 2010, 2011 and 2012, investors in Fund I made equity commitments of $700 million (including $75 million committed by us). All capital commitments have been called and funded, and Fund I is closed to additional commitments. During the three and six months ended May 31, 2013, we received distributions of $29.4 million and $37.1 million, respectively, as a return of capital. During both the the three and six months ended May 31, 2012, we contributed $10.7 million and $18.0 million to Fund I. Of these amounts contributed, $13.9 million was distributed back to us during the three months ended May 31, 2012 as a return of capital distributions due to a securitization within Fund I. As of May 31, 2013 and November 30, 2012, the carrying value of our investment in Fund I was $72.9 million and $98.9 million, respectively. For the three and six months ended May 31, 2013, our share of earnings from Fund I was $4.8 million and $11.1 million, respectively. For the three and six months ended May 31, 2012, our share of earnings from Fund I was $3.0 million and $10.6 million, respectively.
In addition, in 2010, the Rialto segment also invested in approximately $43 million of non-investment grade CMBS for $19.4 million, representing a 55% discount to par value. As of May 31, 2013 and November 30, 2012, the carrying value of the investment securities was $15.5 million and $15.0 million, respectively.
In December 2012, our Rialto segment completed the first closing of its second real estate investment fund ("Fund II") with initial equity commitments of approximately $260 million, including $100 million committed by us. No cash was funded at the time of the closing. Fund II's objective during its three-year investment period is to invest in distressed real estate assets and other related investments that fit Fund II's investment parameters. Among other things, Fund II's documents prohibit us, including our Rialto segment, from acquiring real estate assets that might be suitable for Fund II, before Fund II is fully invested or committed, other than residential properties we acquire in connection with our homebuilding activities. As of

70



May 31, 2013, the equity commitment of Fund II were $520 million. During the three months ended May 31, 2013, $175 million of the $520 million in equity commitments was called, of which, we contributed our portion of $33.6 million.
Additionally, another subsidiary in the Rialto segment has approximately a 5% investment in a service and infrastructure provider to the residential home loan market (the “Servicer Provider”), which provides services to the consolidated LLCs, among others. As of May 31, 2013 and November 30, 2012, the carrying value of our investment in the Servicer Provider was $8.5 million and $8.4 million, respectively.

2) Financial Condition and Capital Resources
At May 31, 2013, we had cash and cash equivalents related to our homebuilding, financial services and Rialto operations of $891.7 million, compared to $1.3 billion at November 30, 2012 and $829.4 million at May 31, 2012.
We finance our land acquisition and development activities, construction activities, financial services activities, Rialto activities and general operating needs primarily with cash generated from our operations, debt issuances and equity offerings, as well as cash borrowed under our warehouse lines of credit and our credit facility.
Operating Cash Flow Activities
During the six months ended May 31, 2013 and 2012, cash used in operating activities totaled $609.9 million and $213.8 million, respectively. During the six months ended May 31, 2013, cash used in operating activities was impacted by an increase in inventories due to strategic land purchases, partially offset by our net earnings (net of our deferred income tax benefit) and a decrease in Lennar Financial Services loans held-for-sale.
During the six months ended May 31, 2012 cash used in operating activities was impacted by a our net earnings (net of deferred income tax benefit), a decrease in receivables and a decrease in Lennar Financial Services loans held-for-sale, offset by a decrease in accounts payable and other liabilities and an increase in inventories due to strategic land purchases.
Investing Cash Flow Activities
During the six months ended May 31, 2013 and 2012, cash provided by investing activities totaled $402.0 million and $178.2 million, respectively. During the six months ended May 31, 2013, we received $34.3 million of principal payments on Rialto Investments loans receivable and $104.5 million of proceeds from the sales of REO. In addition, cash increased due to a $185.9 million decrease in Rialto Investments defeasance cash, $122.9 million of distributions of capital from Lennar Homebuilding unconsolidated entities, primarily related to a distribution from a new unconsolidated joint venture and $37.1 million of distributions of capital from the Rialto Investments' unconsolidated entities, primarily related to Fund I. This was partially offset by $33.1 million of cash contributions to Lennar Homebuilding unconsolidated entities primarily for working capital and $33.6 million of cash contributions to Fund II, a Rialto Investments unconsolidated entity.
During the six months ended May 31, 2012, we received $41.8 million of principal payments on Rialto Investments loans receivable and $91.5 million of proceeds from the sale of REO. In addition, cash increased due to a $80.7 million decrease in Rialto Investments defeasance cash, $21.2 million of distributions of capital from Lennar Homebuilding unconsolidated entities and $14.0 million of distributions of capital from Fund I, a Rialto Investments unconsolidated entity. This was offset by $44.8 million of cash contributions to Lennar Homebuilding unconsolidated entities primarily for working capital and debt reduction and $19.9 million of cash contributions to Fund I.
We are always evaluating the possibility of acquiring homebuilders and other companies. However, at May 31, 2013, we had no agreements or understandings regarding any significant transactions.
Financing Cash Flow Activities
During the six months ended May 31, 2013, our cash used in financing activities of $211.2 million was primarily attributed to principal payments on Rialto Investments notes payable, net repayments under our Lennar Financial Services’ 364-day warehouse repurchase facilities, principal payments on other borrowings, the redemption of our 5.95% Senior Notes due 2013 and payments related to buyouts of our partners' noncontrolling interests in two of our consolidated joint ventures. This was offset by the receipt of proceeds related to the sale of $275 million principal amount of our 4.125% senior notes due 2018 (the "4.125% Senior Notes") and the sale of an additional $225 million aggregate principal amount of our 4.750% senior notes due 2022 (the "4.750% Senior Notes") and proceeds from other borrowings.
During the six months ended May 31, 2012, our cash used in financing activities of $298.6 million was primarily attributed to principal payments on Rialto Investments notes payable, net repayments under our Lennar Financial Services’ 364-day warehouse repurchase facilities and principal payments on other borrowings, partially offset by the receipt of proceeds of

71



the sale of an additional $50 million aggregate principal amount of our 3.25% convertible senior notes due 2021 that the initial purchasers acquired to cover over-allotments.
Debt to total capital ratios are financial measures commonly used in the homebuilding industry and are presented to assist in understanding the leverage of our Lennar Homebuilding operations. Management believes providing this measure of leverage of our Lennar Homebuilding operations enables management and readers of our financial statements to better understand our financial position and performance. Lennar Homebuilding debt to total capital and net Lennar Homebuilding debt to total capital are calculated as follows:
(Dollars in thousands)
May 31,
2013
 
November 30,
2012
 
May 31,
2012
Lennar Homebuilding debt
$
4,538,344

 
4,005,051

 
3,469,616

Stockholders’ equity
3,585,602

 
3,414,764

 
3,177,378

Total capital
$
8,123,946

 
7,419,815

 
6,646,994

Lennar Homebuilding debt to total capital
55.9
%

54.0
%
 
52.2
%
Lennar Homebuilding debt
$
4,538,344

 
4,005,051

 
3,469,616

Less: Lennar Homebuilding cash and cash equivalents
727,505

 
1,146,867

 
667,111

Net Lennar Homebuilding debt
$
3,810,839

 
2,858,184

 
2,802,505

Net Lennar Homebuilding debt to total capital (1)
51.5
%
 
45.6
%
 
46.9
%
(1)
Net Lennar Homebuilding debt to total capital is a non-GAAP financial measure defined as net Lennar Homebuilding debt (Lennar Homebuilding debt less Lennar Homebuilding cash and cash equivalents) divided by total capital (net Lennar Homebuilding debt plus total stockholders' equity). The Company believes the ratio of Net Lennar Homebuilding debt to total capital is a relevant and useful financial measure to investors in understanding the leverage employed in our Lennar Homebuilding operations. However, because Net Lennar Homebuilding debt to total capital is not calculated in accordance with GAAP, this financial measure should not be considered in isolation or as an alternative to financial measures prescribed by GAAP. Rather, this non-GAAP financial measure should be used to supplement the Company's GAAP results.
At May 31, 2013, Lennar Homebuilding debt to total capital was higher compared to May 31, 2012, due to an increase in Lennar Homebuilding debt primarily as a result of an increase in our senior notes, partially offset by an increase in stockholder’s equity primarily related to our net earnings, which included the reversal of almost all of our deferred tax asset valuation allowance over the last 12 months.
In addition to the use of capital in our homebuilding, financial services and Rialto operations, we actively evaluate various other uses of capital, which fit into our homebuilding, financial services and Rialto strategies and appear to meet our profitability and return on capital goals. This may include acquisitions of, or investments in, other entities, the payment of dividends or repurchases of our outstanding common stock or debt. These activities may be funded through any combination of our credit facility, warehouse lines of credit, cash generated from operations, sales of assets or the issuance into capital markets of debt, common stock or preferred stock.
Our Lennar Homebuilding average debt outstanding was $4.3 billion with an average rate for interest incurred of 5.1% for the six months ended May 31, 2013, compared to $3.5 billion with an average rate for interest incurred of 5.5% for the six months ended May 31, 2012. Interest incurred related to homebuilding debt for the six months ended May 31, 2013 was $126.4 million, compared to $107.1 million in the same period last year.
At May 31, 2013, we had a $150 million Letter of Credit and Reimbursement Agreement ("LC Agreement") with certain financial institutions, which may be increased to $200 million, but for which there are currently no commitments for the additional $50 million. In addition, at May 31, 2013, we also had a $50 million Letter of Credit and Reimbursement Agreement with certain financial institutions which may be increased to $100 million but for which there are currently no commitments, and a $200 million Letter of Credit Facility with a financial institution. Additionally, in May 2012, we entered into a 3-year unsecured revolving credit facility (the "Credit Facility") with certain financial institutions that expires in May 2015. As of May 31, 2013, the maximum aggregate commitment under the Credit Facility was $525 million, of which $500 million was committed and $25 million was available through an accordion feature, subject to additional commitments. As of May 31, 2013, we had no outstanding borrowings under the Credit Facility. We believe we were in compliance with our debt covenants at May 31, 2013.
In June 2013, the Company increased the aggregate principal amount of the Credit Facility to $950 million, of which $917 million was committed and $33 million was available through an accordion feature, subject to additional commitments, and extended the Credit Facility's maturity date to June 2017. The proceeds available under the Credit Facility may be used for

72



working capital and general corporate purposes. The credit agreement also provides that up to $500 million in commitments may be used for letters of credit. Additionally, the Company terminated its LC Agreement and its $50 million Letter of Credit and Reimbursement Agreement.
Our performance letters of credit outstanding were $134.0 million and $107.5 million, respectively, at May 31, 2013 and November 30, 2012. Our financial letters of credit outstanding were $201.5 million and $204.7 million, respectively, at May 31, 2013 and November 30, 2012. Performance letters of credit are generally posted with regulatory bodies to guarantee our performance of certain development and construction activities, and financial letters of credit are generally posted in lieu of cash deposits on option contracts, for insurance risks, credit enhancements and as other collateral.
During the three months ended May 31, 2013, we issued an additional $50 million aggregate principal amount of our 4.750% Senior Notes at a price of 98.250% in a private placement. We will use the net proceeds of the sale of the 4.750% Senior Notes for working capital and general corporate purposes, which may include repayment or repurchase of our other outstanding senior notes. Interest on our 4.750% Senior Notes is due semi-annually beginning May 15, 2013. Our 4.750% Senior Notes are unsecured and unsubordinated, but are guaranteed by substantially all of our 100% owned homebuilding subsidiaries.
During the three months ended May 31, 2013, we retired $63.0 million of the 5.95% Senior Notes due 2013 for 100% of the outstanding principal amount plus accrued and unpaid interest as of the maturity date.
In addition, during the six months ended May 31, 2013, we issued $275 million aggregate principal amount of our 4.125% senior notes due 2018 at a price of 99.998% in a private placement and an additional $175 million aggregate principal amount of our 4.750% senior notes due 2022 at a price of 98.073% in a private placement. Proceeds from the offerings, after payment of expenses, were $271.9 million and $172.2 million, respectively. We will use the net proceeds of the sale of the 4.125% Senior Notes and the 4.750% Senior Notes for working capital and general corporate purposes, which may include repayment or repurchase of our other outstanding senior notes. Interest on the 4.125% Senior Notes is due semi-annually beginning September 15, 2013. Our 4.125% Senior Notes are unsecured and unsubordinated, but are guaranteed by substantially all of our 100% owned homebuilding subsidiaries. Interest on our 4.750% Senior Notes is due semi-annually beginning May 15, 2013. Because a registration statement under the Securities Act of 1933, as amended, relating to an offer to exchange registered 4.750% Senior Notes for the privately placed 4.750% Senior Notes did not become effective by March 23, 2013, since that date the 4.750% Senor Notes have been incurring an additional 0.25% of interest. Our 4.750% Senior Notes are unsecured and unsubordinated, but are guaranteed by substantially all of our 100% owned homebuilding subsidiaries. At May 31, 2013, the carrying amount of our 4.125% Senior Notes was $275.0 million. At May 31, 2013 and November 30, 2012, the carrying amount of our 4.750% Senior Notes was $570.8 million and $350.0 million, respectively.
Currently, substantially all of our 100% owned homebuilding subsidiaries are guaranteeing all our Senior Notes (the “Guaranteed Notes”). The guarantees are full and unconditional. The principal reason our 100% owned homebuilding subsidiaries are guaranteeing the Guaranteed Notes is so holders of the Guaranteed Notes will have rights at least as great with regard to our subsidiaries as any other holders of a material amount of our unsecured debt. Therefore, the guarantees of the Guaranteed Notes will remain in effect only while the guarantor subsidiaries guarantee a material amount of the debt of Lennar Corporation, as a separate entity, to others. At any time when a guarantor subsidiary is no longer guaranteeing at least $75 million of Lennar Corporation’s debt other than the Guaranteed Notes, either directly or by guaranteeing other subsidiaries’ obligations as guarantors of Lennar Corporation’s debt, the guarantor subsidiary’s guarantee of the Guaranteed Notes will be suspended. Therefore, if the guarantor subsidiaries cease guaranteeing Lennar Corporation’s obligations under our Credit Facility and our letter of credit facilities and are not guarantors of any new debt, the guarantor subsidiaries’ guarantees of the Guaranteed Notes will be suspended until such time, if any, as they again are guaranteeing at least $75 million of Lennar Corporation’s debt other than the Guaranteed Notes.
If our guarantor subsidiaries are guaranteeing revolving credit lines totaling at least $75 million, we will treat the guarantees of the Guaranteed Notes as remaining in effect even during periods when Lennar Corporation’s borrowings under the revolving credit lines are less than $75 million.
In addition, a subsidiary will be released from its guarantee and any other obligations it may have regarding the senior notes if all or substantially all its assets, or all of its capital stock, are sold or otherwise disposed of.
Under the Credit Facility agreement (the "Agreement"), as of the end of each fiscal quarter, we are required to maintain minimum consolidated tangible net worth of approximately $1.5 billion plus the sum of 50% of the cumulative consolidated net income from February 29, 2012, if positive, and 50% of the net cash proceeds from any equity offerings from and after February 29, 2012. We are required to maintain a leverage ratio of 67% or less at the end of each fiscal quarter during our 2012 fiscal year, starting with our second fiscal quarter of 2012, and through the first two fiscal quarters of our 2013 fiscal year; a leverage ratio of 65% or less at the end of the last two fiscal quarters of our 2013 fiscal year and through the first two fiscal quarters of our 2014 fiscal year; and a leverage ratio of 60% or less at the end of the last two fiscal quarters of our 2014 fiscal

73



year through the maturity of the Agreement in May 2015. As of the end of each fiscal quarter, we are also required to maintain either (1) liquidity in an amount equal to or greater than 1.00x consolidated interest incurred for the last twelve months then ended or (2) an interest coverage ratio of equal to or greater than 1.50:1.00 for the last twelve months then ended. As noted above, in June 2013, we amended our Credit Facility to increase the maximum aggregate commitment and to extend the maturity date to June 2017. As part of the amendment, the leverage ratios we are required to maintain were also amended under the amended Credit Facility. We are now required to maintain a leverage ratio of 65% or for the last two fiscal quarters of 2013 and through all of fiscal year 2014, and a leverage ratio of 60% or less from the first quarter of 2015 through the maturity of the Agreement in June 2017.
The following are computations of the minimum net worth test, maximum leverage ratio test and liquidity test, as calculated per the Agreement as of May 31, 2013:
(Dollars in thousands)
Covenant Level
 
Level Achieved as of May 31, 2013
Minimum net worth test (1)
$
1,848,263

 
2,673,954

Maximum leverage ratio (2)
67.0
%
 
53.2
%
Liquidity test (3)
1.00

 
3.14

The terms minimum net worth test, maximum leverage ratio and liquidity test used in the Agreement are specifically calculated per the Agreement and differ in specified ways from comparable GAAP or common usage terms. Our minimum net worth test, maximum leverage ratio and liquidity test were calculated for purposes of the Agreement as of May 31, 2013 as follows:
(1)
The minimum consolidated tangible net worth and the consolidated tangible net worth as calculated per the Agreement are as follows:
Minimum consolidated tangible net worth
 
(Dollars in thousands)
As of May 31, 2013
Stated minimum consolidated tangible net worth per the Agreement
$
1,459,657

Plus: 50% of cumulative consolidated net income as calculated per the Agreement, if positive
388,606

Required minimum consolidated tangible net worth per the Agreement
$
1,848,263

Consolidated tangible net worth
 
(Dollars in thousands)
As of May 31, 2013
Total equity
$
4,044,839

Less: Intangible assets (a)
(51,971
)
Tangible net worth as calculated per the Agreement
3,992,868

Less: Consolidated equity of mortgage banking, Rialto and other designated subsidiaries (b)
(1,315,325
)
Less: Lennar Homebuilding noncontrolling interests
(3,589
)
Consolidated tangible net worth as calculated per the Agreement
$
2,673,954

(a)
Intangible assets represent the Financial Services' title operations goodwill and title plant assets.
(b)
Consolidated equity of mortgage banking subsidiaries represents the equity of the Lennar Financial Services segment's mortgage banking operations. Consolidated equity of other designated subsidiaries represents the equity of certain subsidiaries included within the Lennar Financial Services segment's title operations that are prohibited from being guarantors under this Agreement. The consolidated equity of Rialto, as calculated per the Agreement, represents Rialto total assets minus Rialto total liabilities as disclosed in Note 8 of the notes to our condensed consolidated financial statements as of May 31, 2013. The consolidated equity of mortgage banking subsidiaries, Rialto and other designated subsidiaries are included in equity in our condensed consolidated balance sheet as of May 31, 2013.

74



(2)
The leverage ratio as calculated per the Agreement is as follows:
Leverage ratio:
 
(Dollars in thousands)
As of May 31, 2013
Lennar Homebuilding senior notes and other debts payable
$
4,538,344

Less: Debt of Lennar Homebuilding consolidated entities (a)
(206,697
)
Funded debt as calculated per the Agreement
4,331,647

Plus: Financial letters of credit (b)
202,059

Plus: Lennar's recourse exposure related to Lennar Homebuilding unconsolidated/consolidated entities, net (c)
72,930

Consolidated indebtedness as calculated per the Agreement
4,606,636

Less: Unrestricted cash and cash equivalents in excess of required liquidity per the Agreement (d)
(733,863
)
Numerator as calculated per the Agreement
$
3,872,773

Denominator as calculated per the Agreement
$
7,280,590

Leverage ratio (e)
53.2
%
(a)
Debt of our Lennar Homebuilding consolidated entities is included in Lennar Homebuilding senior notes and other debts payable in our condensed consolidated balance sheet as of May 31, 2013.
(b)
Our financial letters of credit outstanding include $201.5 million disclosed in Note 11 of the notes to our condensed consolidated financial statements as of May 31, 2013 and $0.6 million of financial letters of credit related to the Financial Services segment's title operations.
(c)
Lennar's recourse exposure related to the Lennar Homebuilding unconsolidated and consolidated entities, net includes $39.0 million of net recourse exposure related to Lennar Homebuilding unconsolidated entities and $33.9 million of recourse exposure related to Lennar Homebuilding consolidated entities, which is included in Lennar Homebuilding senior notes and other debts payable in our condensed consolidated balance sheet as of May 31, 2013.
(d)
Unrestricted cash and cash equivalents include $727.5 million of Lennar Homebuilding cash and cash equivalents and $16.4 million of Lennar Financial Services cash and cash equivalents, excluding cash and cash equivalents from mortgage banking subsidiaries and other designated subsidiaries within the Lennar Financial Services segment.
(e)
Leverage ratio consists of the numerator as calculated per the Agreement divided by the denominator as calculated per the Agreement (consolidated indebtedness as calculated per the Agreement, plus consolidated tangible net worth as calculated per the Agreement).
(3)
Liquidity as calculated per the Agreement is as follows:
Liquidity test
 
(Dollars in thousands)
As of May 31, 2013
Unrestricted cash and cash equivalents as calculated per the Agreement (a)
$
733,765

Consolidated interest incurred as calculated per the Agreement (b)
$
233,587

Liquidity (c)
3.14

(a)
Unrestricted cash and cash and cash equivalents at May 31, 2013 for the liquidity test calculation includes $727.5 million of Lennar Homebuilding cash and cash equivalents plus $16.4 million of Lennar Financial Services cash and cash equivalents, excluding cash and cash equivalents from mortgage banking subsidiaries and other designated subsidiaries within the Lennar Financial Services segment, minus $10.1 million of cash and cash equivalents of Lennar Homebuilding consolidated joint ventures.
(b)
Consolidated interest incurred as calculated per the Agreement for the last twelve months ended May 31, 2013 includes Lennar Homebuilding interest incurred of $241.3 million, minus (1) interest incurred related to our partner's share of Lennar Homebuilding consolidated joint ventures included within Lennar Homebuilding interest incurred, (2) Lennar Homebuilding interest income included within Lennar Homebuilding other income, net, and (3) Lennar Financial Services interest income, excluding interest income from mortgage banking subsidiaries and other designated subsidiaries within the Lennar Financial Services operations.
(c)
We are only required to maintain either (1) liquidity in an amount equal to or greater than 1.00x consolidated interest incurred for the last twelve months then ended or (2) an interest coverage ratio of equal to or greater

75



than 1.50:1.00 for the last twelve months then ended. Since we passed the liquidity test, we were not required to disclose the interest coverage ratio test, which we also passed.
At May 31, 2013, our Lennar Financial Services segment had a 364-day warehouse repurchase facility with a maximum aggregate commitment of $100 million and an additional uncommitted amount of $100 million that matures in February 2014, a 364-day warehouse repurchase facility with a maximum aggregate commitment of $200 million that matures in July 2013, a 364-day warehouse repurchase facility with a maximum aggregate commitment of $150 million that matures in May 2014 (plus a $100 million accordion feature that is usable from 10 days prior to quarter-end through 20 days after the quarter-end) and a 364-day warehouse facility with a maximum aggregate commitment of $60 million that matures in November 2013. As of May 31, 2013, the maximum aggregate commitment and uncommitted amount under these facilities totaled $610 million and $100 million, respectively.
Our Lennar Financial Services segment uses these facilities to finance its lending activities until the mortgage loans are sold to investors and expects the facilities to be renewed or replaced with other facilities when they mature. Borrowings under the facilities were $334.7 million and $458.0 million at May 31, 2013 and November 30, 2012, respectively, and were collateralized by mortgage loans and receivables on loans sold to investors but not yet paid for with outstanding principal balances of $405.9 million and $509.1 million, at May 31, 2013 and November 30, 2012, respectively.
Since our Lennar Financial Services segment’s borrowings under the warehouse repurchase facilities are generally repaid with the proceeds from the sale of mortgage loans and receivables on loans that secure those borrowings, the facilities are not likely to be a call on our current cash or future cash resources. If the facilities are not renewed, the borrowings under the lines of credit will be paid off by selling mortgage loans held-for-sale and by collecting on receivables on loans sold to investors but not yet paid. Without the facilities, our Lennar Financial Services segment would have to use cash from operations and other funding sources to finance its lending activities.
Changes in Capital Structure
We have a stock repurchase program which permits the purchase of up to 20 million shares of our outstanding common stock. During both the three and six months ended May 31, 2013 and 2012, there were no repurchases of common stock under the stock repurchase program. As of May 31, 2013, 6.2 million shares of common stock can be repurchased in the future under the program.
During the three months ended May 31, 2013, treasury stock increased by an immaterial amount of Class A common shares. During the three months ended May 31, 2012, treasury stock had no changes in Class A Common shares. During the six months ended May 31, 2013 and 2012, treasury stock decreased by 0.5 million and 0.3 million, respectively, in Class A common shares due to activity related to the Company's equity compensation plan.
On May 8, 2013, we paid cash dividends of $0.04 per share for both our Class A and Class B common stock to holders of record at the close of business on April 24, 2013, as declared by our Board of Directors on April 10, 2013. On June 26, 2013, our Board of Directors declared a quarterly cash dividend of $0.04 per share on both our Class A and Class B common stock, payable July 24, 2013 to holders of record at the close of business on July 10, 2013.
Based on our current financial condition and credit relationships, we believe that our operations and borrowing resources will provide for our current and long-term capital requirements at our anticipated levels of activity.
Off-Balance Sheet Arrangements
Lennar Homebuilding: Investments in Unconsolidated Entities
At May 31, 2013, we had equity investments in 36 homebuilding and land unconsolidated entities (of which 7 had recourse debt, 4 non-recourse debt and 25 had no debt), compared to 36 homebuilding and land unconsolidated entities at November 30, 2012. In addition, we had 5 multifamily unconsolidated entities as of May 31, 2013, compared to 2 multifamily unconsolidated entities as November 30, 2012, as we continued to grow our multifamily business during the six months ended May 31, 2013. Historically, we invested in unconsolidated entities that acquired and developed land (1) for our homebuilding operations or for sale to third parties or (2) for the construction of homes for sale to third-party homebuyers. Through these entities, we primarily sought to reduce and share our risk by limiting the amount of our capital invested in land, while obtaining access to potential future homesites and allowing us to participate in strategic ventures. The use of these entities also, in some instances, enabled us to acquire land to which we could not otherwise obtain access, or could not obtain access on as favorable terms, without the participation of a strategic partner. Participants in these joint ventures have been land owners/developers, other homebuilders and financial or strategic partners. Joint ventures with land owners/developers have given us access to homesites owned or controlled by our partners. Joint ventures with other homebuilders have provided us with the ability to bid jointly with our partners for large land parcels. Joint ventures with financial partners have allowed us to combine our

76



homebuilding expertise with access to our partners’ capital. Joint ventures with strategic partners have allowed us to combine our homebuilding expertise with the specific expertise (e.g. commercial or infill experience) of our partner. Each joint venture is governed by an executive committee consisting of members from the partners.
Summarized condensed financial information on a combined 100% basis related to Lennar Homebuilding’s unconsolidated entities that are accounted for by the equity method was as follows:
Statements of Operations and Selected Information
 
Three Months Ended
 
At or for the Six Months Ended
 
May 31,
 
May 31,
(Dollars in thousands)
2013
 
2012
 
2013
 
2012
Revenues
$
179,790

 
70,869

 
261,014

 
153,513

Costs and expenses
127,985

 
94,288

 
209,622

 
177,710

Other income

 

 
13,361

 

Net earnings (loss) of unconsolidated entities
$
51,805

 
(23,419
)
 
64,753


(24,197
)
Our share of net earnings (loss)
$
12,712

 
(10,363
)
 
14,097

 
(9,756
)
Lennar Homebuilding equity in earnings (loss) from unconsolidated entities
$
13,461

 
(9,381
)
 
12,594

 
(8,298
)
Our cumulative share of net earnings - deferred at May 31, 2013 and 2012, respectively
 
 
 
 
$
2,463

 
2,081

Our investments in unconsolidated entities
 
 
 
 
$
729,876

 
566,576

Equity of the unconsolidated entities
 
 
 
 
$
2,660,382

 
2,110,908

Our investment % in the unconsolidated entities


 


 
27
%
 
27
%
Balance Sheets
(In thousands)
May 31,
2013
 
November 30,
2012
Assets:
 
 
 
Cash and cash equivalents
$
145,729

 
157,340

Inventories
3,138,835

 
2,792,064

Other assets
220,166

 
250,940

 
$
3,504,730

 
3,200,344

Liabilities and equity:
 
 
 
Accounts payable and other liabilities
$
256,106

 
310,496

Debt
588,242

 
759,803

Equity
2,660,382

 
2,130,045

 
$
3,504,730

 
3,200,344

As of May 31, 2013 and November 30, 2012, our recorded investments in Lennar Homebuilding unconsolidated entities were $729.9 million and $565.4 million, respectively, while the underlying equity in Lennar Homebuilding unconsolidated entities partners’ net assets as of May 31, 2013 and November 30, 2012 was $1.0 billion and $681.6 million, respectively, primarily as a result of our buying an interest in a partner's equity in a Lennar Homebuilding unconsolidated entity at a discount to book value and contributing non-monetary assets to an unconsolidated entity with a higher fair value than book value.
In fiscal 2007, we sold a portfolio of land to a strategic land investment venture with Morgan Stanley Real Estate Fund II, L.P., an affiliate of Morgan Stanley & Co., Inc., in which we have approximately a 20% ownership interest and 50% voting rights. Due to the nature of our continuing involvement, the transaction did not qualify as a sale by us under GAAP; thus, the inventory has remained on our condensed consolidated balance sheets in consolidated inventory not owned. As of May 31, 2013 and November 30, 2012, the portfolio of land (including land development costs) of $246.9 million and $264.9 million, respectively, is also reflected as inventory in the summarized condensed financial information related to Lennar Homebuilding’s unconsolidated entities.

77



Debt to total capital of the Lennar Homebuilding unconsolidated entities in which we have investments was calculated as follows:
(Dollars in thousands)
May 31,
2013
 
November 30,
2012
Debt
$
588,242

 
759,803

Equity
2,660,382

 
2,130,045

Total capital
$
3,248,624

 
2,889,848

Debt to total capital of our unconsolidated entities
18.1
%
 
26.3
%
Our investments in Lennar Homebuilding unconsolidated entities by type of venture were as follows:
(In thousands)
May 31,
2013
 
November 30,
2012
Land development
$
534,718

 
493,917

Homebuilding
195,158

 
71,443

Total investments
$
729,876

 
565,360

The summary of our net recourse exposure related to the Lennar Homebuilding unconsolidated entities in which we have investments was as follows:
(In thousands)
May 31,
2013
 
November 30,
2012
Several recourse debt - repayment
$
37,526

 
48,020

Joint and several recourse debt - repayment
15,000

 
18,695

Lennar’s maximum recourse exposure
52,526

 
66,715

Less: joint and several reimbursement agreements with our partners
(13,500
)
 
(16,826
)
Lennar’s net recourse exposure
$
39,026

 
49,889

During the six months ended May 31, 2013, our maximum recourse exposure related to indebtedness of Lennar Homebuilding unconsolidated entities decreased by $14.2 million, as a result of $0.9 million we paid primarily through capital contributions to unconsolidated entities and $13.3 million primarily related to the joint ventures selling assets and other transactions.
Indebtedness of an unconsolidated entity is secured by its own assets. Some unconsolidated entities own multiple properties and other assets. There is no cross collateralization of debt of different unconsolidated entities. We also do not use our investment in one unconsolidated entity as collateral for the debt in another unconsolidated entity or commingle funds among Lennar Homebuilding unconsolidated entities.
In connection with a loan to a Lennar Homebuilding unconsolidated entity, we and our partners often guarantee to a lender, either jointly and severally or on a several basis, any or all of the following: (i) the completion of the development, in whole or in part, (ii) indemnification of the lender from environmental issues, (iii) indemnification of the lender from “bad boy acts” of the unconsolidated entity (or full recourse liability in the event of unauthorized transfer or bankruptcy) and (iv) that the loan to value and/or loan to cost will not exceed a certain percentage (maintenance or remargining guarantee) or that a percentage of the outstanding loan will be repaid (repayment guarantee).
In connection with loans to an unconsolidated entity where there is a joint and several guarantee, we sometimes have a reimbursement agreement with our partner. The reimbursement agreement provides that neither party is responsible for more than its proportionate share of the guarantee. However, if our joint venture partner does not have adequate financial resources to meet its obligations under the reimbursement agreement, we may be liable for more than our proportionate share, up to our maximum exposure, which is the full amount covered by the joint and several guarantee.

78



The recourse debt exposure in the previous table represents our maximum exposure to loss from guarantees and does not take into account the underlying value of the collateral or the other assets of the borrowers that are available to repay debt or to reimburse us for any payments on our guarantees. The Lennar Homebuilding unconsolidated entities that have recourse debt have a significant amount of assets and equity. The summarized balance sheets of the Lennar Homebuilding unconsolidated entities with recourse debt were as follows.
(In thousands)
May 31,
2013
 
November 30,
2012
Assets
$
1,744,264

 
1,843,163

Liabilities
$
602,333

 
765,295

Equity
$
1,141,931

 
1,077,868

In addition, in most instances in which we have guaranteed debt of a Lennar Homebuilding unconsolidated entity, our partners have also guaranteed that debt and are required to contribute their share of the guarantee payment. Historically, we have had repayment guarantees and maintenance guarantees. In a repayment guarantee, we and our venture partners guarantee repayment of a portion or all of the debt in the event of a default before the lender would have to exercise its rights against the collateral. In the event of default, if our venture partner does not have adequate financial resources to meet its obligation under our reimbursement agreement, we may be liable for more than our proportionate share, up to our maximum recourse exposure, which is the full amount covered by the joint and several guarantee. The maintenance guarantees only apply if the value of the collateral (generally land and improvements) is less than a specified percentage of the loan balance. If we are required to make a payment under a maintenance guarantee to bring the value of the collateral above the specified percentage of the loan balance, the payment would generally constitute a capital contribution or loan to the Lennar Homebuilding unconsolidated entity and increase our share of any funds the unconsolidated entity distributes. As of both May 31, 2013 and November 30, 2012, we do not have any maintenance guarantees related to our Lennar Homebuilding unconsolidated entities.
In connection with many of the loans to Lennar Homebuilding unconsolidated entities, we and our joint venture partners (or entities related to them) have been required to give guarantees of completion to the lenders. Those completion guarantees may require that the guarantors complete the construction of the improvements for which the financing was obtained. If the construction is to be done in phases, the guarantee generally is limited to completing only the phases as to which construction has already commenced and for which loan proceeds were used.
During the three months ended May 31, 2013 and 2012, there were $0.9 million and $0.5 million, respectively, of loan paydowns by Lennar relating to recourse debt. During both the three months ended May 31, 2013 and 2012, there were no payments under completion guarantees.
During the six months ended May 31, 2013 and 2012, there were $0.9 million and $3.9 million, respectively, of loan paydowns by Lennar relating to recourse debt. During both the six months ended May 31, 2013 and 2012, there were no payments under completion guarantees.
As of May 31, 2013, the fair values of the repayment guarantees and completion guarantees were not material. We believe that as of May 31, 2013, in the event we become legally obligated to perform under a guarantee of the obligation of a Lennar Homebuilding unconsolidated entity due to a triggering event under a guarantee, most of the time the collateral should be sufficient to repay at least a significant portion of the obligation or we and our partners would contribute additional capital into the venture. In certain instances, we have placed performance letters of credit and surety bonds with municipalities for our joint ventures.

79



The total debt of Lennar Homebuilding unconsolidated entities in which we have investments was as follows:
(In thousands)
May 31,
2013
 
November 30,
2012
Lennar’s net recourse exposure
$
39,026

 
49,889

Reimbursement agreements from partners
13,500

 
16,826

Lennar’s maximum recourse exposure
$
52,526

 
66,715

Non-recourse bank debt and other debt (partner’s share of several recourse)
$
87,009

 
114,900

Non-recourse land seller debt or other debt
18,457

 
26,340

Non-recourse debt with completion guarantees
347,500

 
458,418

Non-recourse debt without completion guarantees
82,750

 
93,430

Non-recourse debt to Lennar
535,716

 
693,088

Total debt
$
588,242

 
759,803

Lennar’s maximum recourse exposure as a % of total JV debt
9
%
 
9
%
In view of recent credit market conditions, it is not uncommon for lenders to real estate developers, including joint ventures in which we have interests, to assert non-monetary defaults (such as failure to meet construction completion deadlines or declines in the market value of collateral below required amounts) or technical monetary defaults against the real estate developers. In most instances, those asserted defaults are resolved by modifications of the loan terms, additional equity investments or other concessions by the borrowers. In addition, in some instances, real estate developers, including joint ventures in which we have interests, are forced to request temporary waivers of covenants in loan documents or modifications of loan terms, which are often, but not always obtained. However, in some instances developers, including joint ventures in which we have interests, are not able to meet their monetary obligations to lenders, and are thus declared in default. Because we sometimes guarantee all or portions of the obligations to lenders of joint ventures in which we have interests, when these joint ventures default on their obligations, lenders may or may not have claims against us. Normally, we do not make payments with regard to guarantees of joint venture obligations while the joint ventures are contesting assertions regarding sums due to their lenders. When it is determined that a joint venture is obligated to make a payment that we have guaranteed and the joint venture will not be able to make that payment, we accrue the amounts probable to be paid by us as a liability. Although we generally fulfill our guarantee obligations within a reasonable time after we determine that we are obligated with regard to them, at any point in time it is likely that we will have some balance of unpaid guarantee liability. At both May 31, 2013 and November 30, 2012, we had no liabilities accrued for unpaid guarantees of joint venture indebtedness on our condensed consolidated balance sheets.
The following table summarizes the principal maturities of our Lennar Homebuilding unconsolidated entities (“JVs”) debt as per current debt arrangements as of May 31, 2013 and does not represent estimates of future cash payments that will be made to reduce debt balances. Many JV loans have extension options in the loan agreements that would allow the loans to be extended into future years.
 
Principal Maturities of Unconsolidated JVs by Period
(In thousands)
Total JV
Debt
 
2013
 
2014
 
2015
 
Thereafter
 
Other
Debt (1)
Net recourse debt to Lennar
39,026

 
4,615

 
13,717

 
1,500

 
19,194

 

Reimbursement agreements
13,500

 

 

 
13,500

 

 

Maximum recourse debt exposure to
    Lennar
52,526

 
4,615

 
13,717

 
15,000

 
19,194

 

Debt without recourse to Lennar
535,716

 
10,301

 
45,079

 
44,255

 
414,108

 
21,973

Total
588,242

 
14,916

 
58,796

 
59,255

 
433,302

 
21,973

(1)
Represents land seller debt and other debt.

80



The following table is a breakdown of the assets, debt and equity of the Lennar Homebuilding unconsolidated joint ventures by partner type as of May 31, 2013:
(Dollars in thousands)
Total JV
Assets
 
Maximum
Recourse
Debt
Exposure
to Lennar
 
Reimbursement
Agreements
 
Net
Recourse
Debt to
Lennar
 
Total
Debt
Without
Recourse
to
Lennar
 
Total JV
Debt
 
Total JV
Equity
 
JV
Debt to
Total
Capital
Ratio
 
Remaining
Homes/
Homesites
in JV
Partner Type:
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Financial
$
2,654,662

 
32,563

 
13,500

 
19,063

 
380,705

 
413,268

 
2,002,838

 
17
%
 
39,831

Land Owners/Developers
399,685

 
17,125

 

 
17,125

 
80,837

 
97,962

 
287,683

 
25
%
 
14,377

Strategic
168,736

 
1,838

 

 
1,838

 
28,428

 
30,266

 
134,459

 
18
%
 
2,006

Other Builders
281,647

 
1,000

 

 
1,000

 
23,773

 
24,773

 
235,402

 
10
%
 
4,483

Total
$
3,504,730

 
52,526

 
13,500

 
39,026

 
513,743

 
566,269

 
2,660,382

 
18
%
 
60,697

Land seller debt and other debt
 
 
$

 

 

 
21,973

 
21,973

 
 
 
 
 
 
Total JV debt
 
 
$
52,526

 
13,500

 
39,026

 
535,716

 
588,242

 
 
 
 
 
 
The table below indicates the assets, debt and equity of our 10 largest Lennar Homebuilding unconsolidated joint venture investments as of May 31, 2013:
(Dollars in thousands)
Lennar’s
Investment
 
Total JV
Assets
 
Maximum
Recourse
Debt
Exposure
to Lennar
 
Reimbursement
Agreements
 
Net
Recourse
Debt to
Lennar
 
Total
Debt
Without
Recourse
to
Lennar
 
Total JV
Debt
 
Total JV
Equity
 
JV
Debt to
Total
Capital
Ratio
Top Ten JVs (1):
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Heritage Fields El Toro
$
158,157

 
1,446,081

 
17,564

 

 
17,564

 
365,023


382,587

 
956,023

 
29
%
Shipyard Communities (Hunters Point) (2)
125,044

 
401,566

 

 

 

 

 

 
400,000

 
%
Central Park West Holdings
56,135

 
78,745

 
15,000

 
13,500

 
1,500

 
15,681

 
30,681

 
46,813

 
40
%
Newhall Land Development
48,358

 
398,424

 

 

 

 

 

 
284,147

 
%
Ballpark Village
43,686

 
133,282

 

 

 

 
46,910

 
46,910

 
85,863

 
35
%
Runkle Canyon
38,430

 
78,097

 

 

 

 

 

 
76,860

 
%
MS Rialto Residential Holdings
33,726

 
257,413

 

 

 

 

 

 
251,896

 
%
LS College Park
29,640

 
57,989

 

 

 

 

 

 
56,701

 
%
Treasure Island Community Development
27,652

 
56,897

 

 

 

 

 

 
55,334

 
%
Rocking Horse Partners
20,624

 
47,734

 

 

 

 
5,668

 
5,668

 
41,237

 
12
%
10 largest JV investments
581,452

 
2,956,228

 
32,564

 
13,500

 
19,064

 
433,282

 
465,846

 
2,254,874

 
17
%
Other JVs
148,424

 
548,502

 
19,962

 

 
19,962

 
80,461

 
100,423

 
405,508

 
20
%
Total
$
729,876

 
3,504,730

 
52,526

 
13,500

 
39,026

 
513,743

 
566,269

 
2,660,382

 
18
%
Land seller debt and other debt
 
 
 
 
$

 

 

 
21,973

 
21,973

 
 
 
 
Total JV debt
 
 
 
 
$
52,526

 
13,500

 
39,026

 
535,716

 
588,242

 
 
 
 
(1)
All of the joint ventures presented in the table above operate in our Homebuilding West segment except for Rocking Horse Partners and Willow Springs Properties, which operate in our Homebuilding Central segment and MS Rialto Residential Holdings, which operates in all of our homebuilding segments and Homebuilding Other.
(2)
This joint venture is the new unconsolidated joint venture that was formed as a result of one of our consolidated joint ventures contributing certain assets to it that was discussed in the Results of Operations section.

81



The table below indicates the percentage of assets, debt and equity of our 10 largest Lennar Homebuilding unconsolidated joint venture investments, as of May 31, 2013:
 
% of
Total JV
Assets
 
% of Maximum
Recourse Debt
Exposure to Lennar
 
% of Net
Recourse
Debt to
Lennar
 
% of Total Debt
Without Recourse to
Lennar
 
% of
Total JV
Equity
10 largest JVs
84
%
 
62
%
 
49
%
 
84
%
 
85
%
Other JVs
16
%
 
38
%
 
51
%
 
16
%
 
15
%
Total
100
%
 
100
%
 
100
%
 
100
%
 
100
%
Rialto Investments: Investments in Unconsolidated Entities
In 2010, 2011 and 2012, the Rialto segment obtained investors in Fund I who made equity commitments of $700 million (including $75 million committed by us). All capital commitments have been called and funded. Fund I is closed to additional commitments. During the three and six months ended May 31, 2013, we received distributions of $29.4 million and $37.1 million, respectively, as a return of capital from Fund I. During the three and six months ended May 31, 2012, we contributed $10.7 million and $18.0 million, respectively, to Fund I. Of these amounts contributed, $13.9 million was distributed back to us during the three months ended May 31, 2012 as a return of excess capital contribution due to a securitization within Fund I. As of May 31, 2013 and November 30, 2012, the carrying value of our investment in Fund I was $72.9 million and $98.9 million, respectively. For the three and six months ended May 31, 2013, our share of earnings from Fund I was $4.8 million and $11.1 million, respectively. For the three and six months ended May 31, 2012, our share of earnings from Fund I was $3.0 million and $10.6 million, respectively.
In December 2012, our Rialto segment completed the first closing of its second real estate investment fund ("Fund II") with initial equity commitments of approximately $260 million, including $100 million committed by us. No cash was funded at the time of the closing. Fund II's objective during its three-year investment period is to invest in distressed real estate assets and other related investments that fit Fund II's investment parameters. Among other things, Fund II's documents prohibit us, including our Rialto segment, from acquiring real estate assets that might be suitable for Fund II, before Fund II is fully invested or committed, other than residential properties we acquire in connection with our homebuilding activities. As of May 31, 2013, the equity commitment of Fund II were $520 million. During the three months ended May 31, 2013, $175 million of the $520 million in equity commitments was called, of which, we contributed our portion of $33.6 million.
Additionally, another subsidiary in our Rialto segment has approximately a 5% investment in the Servicer Provider, which provides services to the consolidated LLCs, among others. As of May 31, 2013 and November 30, 2012, the carrying value of our investment in the Servicer Provider was $8.5 million and $8.4 million, respectively.
Summarized condensed financial information on a combined 100% basis related to Rialto’s investment in unconsolidated entities that are accounted for by the equity method was as follows:
Balance Sheets
(In thousands)
May 31,
2013
 
November 30,
2012
Assets:
 
 
 
Cash and cash equivalents
$
158,341

 
299,172

Loans receivable
425,562

 
361,286

Real estate owned
217,280

 
161,964

Investment securities
282,596

 
182,399

Investments in real estate partnerships
107,272

 
72,903

Other assets
188,618

 
199,839

 
$
1,379,669

 
1,277,563

Liabilities and equity:
 
 
 
Accounts payable and other liabilities
$
162,470

 
155,928

Notes payable
294,191

 
120,431

Partner loans
163,940

 
163,516

Equity
759,068

 
837,688

 
$
1,379,669

 
1,277,563


82



Statements of Operations
 
Three Months Ended
 
Six Months Ended
 
May 31,
 
May 31,
(In thousands)
2013
 
2012
 
2013
 
2012
Revenues
$
65,956

 
119,123

 
119,299

 
241,528

Costs and expenses
65,595

 
51,996

 
124,709

 
103,181

Other income, net (1)
38,786

 
37,335

 
94,787

 
303,775

Net earnings of unconsolidated entities
$
39,147

 
104,462

 
89,377

 
442,122

Rialto Investments equity in earnings from unconsolidated entities
$
4,505

 
5,569

 
10,678

 
24,027

(1)
Other income, net, for the three and six months ended May 31, 2013 and 2012 includes the AB PPIP Fund’s mark-to-market unrealized gains and unrealized losses, all of which our portion was a small percentage.
Option Contracts
We have access to land through option contracts, which generally enables us to control portions of properties owned by third parties (including land funds) and unconsolidated entities until we have determined whether to exercise the options.
The table below indicates the number of homesites owned and homesites to which we had access through option contracts with third parties (“optioned”) or unconsolidated JVs (i.e., controlled homesites) at May 31, 2013 and May 31, 2012:
 
Controlled Homesites
 
 
 
 
May 31, 2013
Optioned
 
JVs
 
Total
 
Owned
Homesites
 
Total
Homesites
East
6,379

 
238

 
6,617

 
37,270

 
43,887

Central
3,659

 
1,170

 
4,829

 
18,722

 
23,551

West
2,897

 
5,750

 
8,647

 
30,845

 
39,492

Southeast Florida
1,973

 
326

 
2,299

 
8,366

 
10,665

Houston
1,279

 
253

 
1,532

 
12,052

 
13,584

Other
894

 
23

 
917

 
6,524

 
7,441

Total homesites
17,081

 
7,760

 
24,841

 
113,779

 
138,620

 
Controlled Homesites
 
 
 
 
May 31, 2012
Optioned
 
JVs
 
Total
 
Owned
Homesites
 
Total
Homesites
East
3,614

 
339

 
3,953

 
33,886

 
37,839

Central
1,560

 
1,191

 
2,751

 
16,270

 
19,021

West
1,055

 
6,240

 
7,295

 
27,943

 
35,238

Southeast Florida
791

 
396

 
1,187

 
8,334

 
9,521

Houston
4,236

 
292

 
4,528

 
9,814

 
14,342

Other
90

 
67

 
157

 
5,399

 
5,556

Total homesites
11,346

 
8,525

 
19,871

 
101,646

 
121,517

We evaluate all option contracts for land to determine whether they are VIEs and, if so, whether we are the primary beneficiary of certain of these option contracts. Although we do not have legal title to the optioned land, if we are deemed to be the primary beneficiary, we are required to consolidate the land under option at the purchase price of the optioned land. During the six months ended May 31, 2013, the effect of consolidation of these option contracts was a net increase of $23.3 million to consolidated inventory not owned with a corresponding increase to liabilities related to consolidated inventory not owned in our condensed consolidated balance sheet as of May 31, 2013. To reflect the purchase price of the inventory consolidated, we reclassified the related option deposits from land under development to consolidated inventory not owned in the accompanying condensed consolidated balance sheet as of May 31, 2013. The liabilities related to consolidated inventory not owned primarily represent the difference between the option exercise prices for the optioned land and our cash deposits. The increase to consolidated inventory not owned was offset by our exercise of options to acquire land under certain contracts previously consolidated, resulting in a net decrease in consolidated inventory not owned of $20.7 million for the six months ended May 31, 2013.

83



Our exposure to loss related to our option contracts with third parties and unconsolidated entities consisted of our non-refundable option deposits and pre-acquisitions costs totaling $135.5 million and $176.7 million, respectively, at May 31, 2013 and November 30, 2012. Additionally, we had posted $28.5 million and $42.5 million, respectively, of letters of credit in lieu of cash deposits under certain option contracts as of May 31, 2013 and November 30, 2012.
Contractual Obligations and Commercial Commitments
During the six months ended May 31, 2013, we issued $275 million aggregate principal amount of our 4.125% senior notes due 2017 and an additional $225 million aggregate principal amount of our 4.750% senior notes due 2022. During the six months ended May 31, 2013, we retired $314.6 million of Rialto Investments notes payable and $63.0 million of our 5.95% Senior Notes due 2013 for 100% of the outstanding principal amount plus accrued and unpaid interest as of the maturity date. The following summarizes our contractual debt obligations as of May 31, 2013:
 
Payments Due by Period
(In thousands)
Total
 
Six Months ending November 30, 2013
 
December 1, 2013 through November 30, 2014
 
December 1, 2014 through November 30, 2016
 
December 1, 2016 through November 30, 2018
 
Thereafter
Lennar Homebuilding - Senior notes and other debts payable
$
4,538,344

 
154,518

 
388,222

 
941,366

 
1,090,638

 
1,963,600

Lennar Financial Services - Notes and other
    debts payable
334,741

 
334,741

 

 

 

 

Interest commitments under interest
     bearing debt (1)
1,087,362

 
114,185

 
218,080

 
353,520

 
210,469

 
191,108

Rialto Investments - Notes payable (2)
259,883

 
1,871

 
191,496

 
64,035

 
2,326

 
155

Operating leases
110,546

 
14,934

 
25,375

 
32,582

 
18,769

 
18,886

Other contractual obligation (3)
166,364

 
116,364

 
50,000

 

 

 

Total contractual obligations (4)
$
6,497,240

 
736,613

 
873,173

 
1,391,503

 
1,322,202

 
2,173,749

(1)
Interest commitments on variable interest-bearing debt are determined based on the interest rate as of May 31, 2013.
(2)
Amount includes $156.0 million of notes payable that was consolidated as part of the LLC consolidation related to the FDIC transaction and is non-recourse to Lennar; however, $37.9 million of cash collections on loans in excess of expenses had been deposited in a defeasance account established for the repayment of the FDIC notes payable.
(3)
Includes $66.4 million of commitments to fund Rialto segment's Fund II and $100 million of commitments to fund a new unconsolidated entity for further expenses up until the unconsolidated entity obtains permanent financing.
(4)
Total contractual obligations excludes our gross unrecognized tax benefits of $8.8 million as of May 31, 2013 because we are unable to make reasonable estimates as to the period of cash settlement with the respective taxing authorities.
We are subject to the usual obligations associated with entering into contracts (including option contracts) for the purchase, development and sale of real estate in the routine conduct of our business. Option contracts for the purchase of land generally enable us to defer acquiring portions of properties owned by third parties and unconsolidated entities until we have determined whether to exercise our options. This reduces our financial risk associated with land holdings. At May 31, 2013, we had access to 24,841 homesites through option contracts with third parties and unconsolidated entities in which we have investments. At May 31, 2013, we had $135.5 million of non-refundable option deposits and pre-acquisition costs related to certain of these homesites and $28.5 million of letters of credit posted in lieu of cash deposits under certain option contracts.
At May 31, 2013, we had letters of credit outstanding in the amount of $335.5 million (which included the $28.5 million of letters of credit discussed above). These letters of credit are generally posted either with regulatory bodies to guarantee our performance of certain development and construction activities, or in lieu of cash deposits on option contracts, for insurance risks, credit enhancements and as other collateral. Additionally, at May 31, 2013, we had outstanding performance and surety bonds related to site improvements at various projects (including certain projects in our joint ventures) of $638.7 million. Although significant development and construction activities have been completed related to these site improvements, these bonds are generally not released until all of the development and construction activities are completed. As of May 31, 2013, there were approximately $400.0 million, or 63%, of anticipated future costs to complete related to these site improvements. We do not presently anticipate any draws upon these bonds or letters of credit, but if any such draws occur, we do not believe they would have a material effect on our financial position, results of operations or cash flows.
Our Lennar Financial Services segment had a pipeline of loan applications in process of $1.5 billion at May 31, 2013. Loans in process for which interest rates were committed to the borrowers and builder commitments for loan programs totaled approximately $411.9 million as of May 31, 2013. Substantially all of these commitments were for periods of 60 days or less. Since a portion of these commitments is expected to expire without being exercised by the borrowers or because borrowers may not meet certain criteria at the time of closing, the total commitments do not necessarily represent future cash requirements.

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Our Lennar Financial Services segment uses mandatory mortgage-backed securities (“MBS”) forward commitments, option contracts and investor commitments to hedge our mortgage-related interest rate exposure. These instruments involve, to varying degrees, elements of credit and interest rate risk. Credit risk associated with MBS forward commitments, option contracts and loan sales transactions is managed by limiting our counterparties to investment banks, federally regulated bank affiliates and other investors meeting our credit standards. Our risk, in the event of default by the purchaser, is the difference between the contract price and fair value of the MBS forward commitments and option contracts. At May 31, 2013, we had open commitments amounting to $639.7 million to sell MBS with varying settlement dates through August 31, 2013.

(3) New Accounting Pronouncements
See Note 16 of our condensed consolidated financial statements included under Item 1 of this Report for a discussion of new accounting pronouncements applicable to our Company.

(4) Critical Accounting Policies
We believe that there have been no significant changes to our critical accounting policies during the six months ended May 31, 2013 as compared to those we disclosed in Management’s Discussion and Analysis of Financial Condition and Results of Operations included in our Annual Report on Form 10-K for the year ended November 30, 2012.


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Item 3. Quantitative and Qualitative Disclosures About Market Risk
We are exposed to market risks related to fluctuations in interest rates on our investments, debt obligations, loans held-for-sale and loans held-for-investment. We utilize forward commitments and option contracts to mitigate the risks associated with our mortgage loan portfolio.
During the six months ended May 31, 2013, we issued $275 million aggregate principal amount of our 4.125% senior notes due 2017 and an additional $225 million aggregate principal amount of our 4.750% senior notes due 2022. During the six months ended May 31, 2013, we retired $314.6 million of Rialto Investments notes payable and $63.0 million of our 5.95% Senior Notes due 2013 for 100% of the outstanding principal amount plus accrued and unpaid interest as of the maturity date.

Information Regarding Interest Rate Sensitivity
Principal (Notional) Amount by
Expected Maturity and Average Interest Rate
May 31, 2013
 
Six Months Ending November 30,
 
Years Ending November 30,
 
 
 
 
 
Fair Value at May 31,
(Dollars in millions)
2013
 
2014
 
2015
 
2016
 
2017
 
2018
 
Thereafter
 
Total
 
2013
LIABILITIES:
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Lennar Homebuilding:
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Senior Notes and
   other debts payable
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Fixed rate
$
42.9

 
319.1

 
516.3

 
257.9

 
396.9

 
650.8

 
1,963.6

 
4,147.5

 
5,226.1

Average interest rate
3.8
%
 
4.8
%
 
5.5
%
 
6.4
%
 
12.2
%
 
5.6
%
 
3.6
%
 
5.2
%
 

Variable rate
$
111.6

 
69.1

 
98.3

 
68.8

 
43.0

 

 

 
390.8

 
411.7

Average interest rate
1.4
%
 
3.2
%
 
3.2
%
 
3.1
%
 
3.2
%
 

 

 
2.7
%
 

Lennar Financial Services:
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Variable rate
$
334.7

 

 

 

 

 

 

 
334.7

 
334.7

Average interest rate
2.6
%
 

 

 

 

 

 

 
2.6
%
 

Rialto Investments:
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Fixed rate (1)
$
1.9

 
158.5

 
1.2

 
4.8

 
1.2

 
1.2

 
0.2

 
169.0

 
167.7

Average interest rate
6.4
%
 
0.1
%
 
6.0
%
 
6.2
%
 
5.9
%
 
5.9
%
 
6.0
%
 
0.5
%
 

Variable rate
$

 
33.0

 
57.9

 

 

 

 

 
90.9

 
85.1

Average interest rate

 
4.5
%
 
4.5
%
 

 

 

 

 
4.5
%
 

(1)
Amount includes $156.0 million of notes payable that was consolidated as part of the LLC consolidation related to the FDIC transaction and is non-recourse to Lennar; however, $37.9 million of cash collections on loans in excess of expenses had been deposited in a defeasance account established for the repayment of the FDIC notes payable.

Item 4. Controls and Procedures
Our Chief Executive Officer and Chief Financial Officer participated in an evaluation by our management of the effectiveness of our disclosure controls and procedures as of the end of our fiscal quarter that ended on May 31, 2013. That evaluation took account of, among other things, the fact that we had determined that supplemental information in a note to prior consolidated financial statements or condensed consolidated financial statements regarding transactions among Lennar Corporation, its subsidiaries that are guarantors of its Senior Notes, and its subsidiaries that are not guarantors of the Senior Notes, had to be adjusted to take account of the allocation of certain non-cash items among Lennar and the two groups of its subsidiaries, and required a reclassification of certain items as to whether they were cash flows from operating, financing or investing activities.
Based on their participation in that evaluation, our CEO and CFO concluded that our disclosure controls and procedures were effective as of May 31, 2013 to ensure that information required to be disclosed in our reports filed or submitted under the Securities Exchange Act of 1934, as amended, is recorded, processed, summarized and reported within the time periods specified in the Securities and Exchange Commission’s rules and forms, and to ensure that information required to be disclosed

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in our reports filed or furnished under the Securities Exchange Act of 1934, as amended, is accumulated and communicated to our management, including our CEO and CFO, as appropriate, to allow timely decisions regarding required disclosures.
Our CEO and CFO also participated in an evaluation by our management of any changes in our internal control over financial reporting that occurred during the quarter ended May 31, 2013. That evaluation did not identify any changes that have materially affected, or are reasonably likely to materially affect, our internal control over financial reporting.

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Part II. Other Information

Item 1 - 5. Not Applicable

Item 6. Exhibits
 
31.1.
Rule 13a-14(a) certification by Stuart A. Miller, Chief Executive Officer.
31.2.
Rule 13a-14(a) certification by Bruce E. Gross, Vice President and Chief Financial Officer.
32.
Section 1350 certifications by Stuart A. Miller, Chief Executive Officer, and Bruce E. Gross, Vice President and Chief Financial Officer.
101.
The following financial statements from Lennar Corporation Quarterly Report on Form 10-Q for the quarter ended May 31, 2013, filed on July 10, 2013, were formatted in XBRL (Extensible Business Reporting Language); (i) Condensed Consolidated Balance Sheets, (ii) Condensed Consolidated Statements of Operations, (iii) Condensed Consolidated Statements of Cash Flows and (iv) the Notes to Condensed Consolidated Financial Statements.*

* In accordance with Rule 406T of Regulation S-T, the XBRL related to information in Exhibit 101 to this Quarterly Report on Form 10-Q shall not be deemed to be “filed” for purposes of Section 18 of Exchange Act, or otherwise subject to the liability of that section, and shall not be part of any registration or other document filed under the Securities Act or the Exchange Act, except as shall be expressly set forth by specific reference in such filing. 


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SIGNATURES
Pursuant to the requirements of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned thereunto duly authorized.
 
 
 
Lennar Corporation
 
 
(Registrant)
 
 
 
Date: July 10, 2013
 
/s/    Bruce E. Gross        
 
 
Bruce E. Gross
 
 
Vice President and Chief Financial Officer
 
 
 
Date: July 10, 2013
 
/s/    David M. Collins        
 
 
David M. Collins
 
 
Controller


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