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TEJON RANCH CO - Quarter Report: 2022 June (Form 10-Q)


UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
WASHINGTON, D.C. 20549
FORM 10-Q
 (Mark One)

☒ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934
For the quarterly period ended June 30, 2022
OR
☐ TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934
For the transition period from              to             
Commission file number: 1-07183
trc-20220630_g1.jpg
TEJON RANCH CO.
(Exact name of registrant as specified in its charter) 

Delaware
(State or other jurisdiction of incorporation or organization)
77-0196136
(I.R.S. Employer Identification No.)
P.O. Box 1000, Tejon Ranch, California 93243
(Address of principal executive offices) (Zip Code)
(661) 248-3000
(Registrant’s telephone number, including area code)

Securities registered pursuant to Section 12(b) of the Act:
Title of each classTrading symbol(s)Name of each exchange on which registered
Common Stock, $0.50 par valueTRCNew York Stock Exchange
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 ☒ No ☐
Indicate by check mark whether the registrant has submitted electronically every Interactive Data File required to be submitted 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 such files). Yes ☒ No ☐
Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, a smaller reporting company, or an emerging growth company. See the definitions of “large accelerated filer,” “accelerated filer,” “smaller reporting company,” and “emerging growth company” in Rule 12b-2 of the Exchange Act.
Large accelerated filer☐Accelerated filer☐
Non-accelerated filer☒Smaller reporting company
☒
Emerging growth company
☐
If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act. ☐
Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act). Yes ☐ No ☒
The number of the Company’s outstanding shares of Common Stock on July 31, 2022 was 26,491,770.


TEJON RANCH CO. AND SUBSIDIARIES
TABLE OF CONTENTS
  Page
PART I.FINANCIAL INFORMATION
Item 1.Financial Statements
Unaudited Consolidated Statements of Comprehensive Income for the Three and Six Months Ended June 30, 2022 and 2021
Item 2.
Item 3.
Item 4.
PART II.
Item 1.
Item 1A.
Item 2.
Item 3.
Item 4.
Item 5.
Item 6.

2

PART I - FINANCIAL INFORMATION

ITEM 1. FINANCIAL STATEMENTS

TEJON RANCH CO. AND SUBSIDIARIES
UNAUDITED CONSOLIDATED STATEMENTS OF OPERATIONS
(In thousands, except per share amounts)

Three Months Ended June 30,Six Months Ended June 30,
 2022202120222021
Revenues:
Real estate - commercial/industrial$2,462 $8,126 $9,811 $10,354 
Mineral resources4,131 7,404 16,099 14,580 
Farming1,921 279 2,576 886 
Ranch operations755 829 1,803 1,872 
Total revenues9,269 16,638 30,289 27,692 
Costs and Expenses:
Real estate - commercial/industrial1,822 4,712 4,558 6,264 
Real estate - resort/residential423 439 846 992 
Mineral resources2,445 4,253 9,602 9,300 
Farming3,462 1,203 5,224 2,681 
Ranch operations1,250 1,142 2,565 2,329 
Corporate expenses2,185 2,364 4,600 4,655 
Total expenses11,587 14,113 27,395 26,221 
Operating (loss) income(2,318)2,525 2,894 1,471 
Other Income:
Investment income79 9 96 16 
Other income, net(91)43 827 107 
Total other income(12)52 923 123 
(Loss) income from operations before equity in earnings of unconsolidated joint ventures(2,330)2,577 3,817 1,594 
Equity in earnings of unconsolidated joint ventures, net1,663 1,365 2,876 1,306 
(Loss) income before income tax expense (667)3,942 6,693 2,900 
Income tax (benefit) expense(5)1,118 3,041 1,139 
Net (loss) income(662)2,824 3,652 1,761 
Net income (loss) attributable to non-controlling interest5 2 12 (6)
Net (loss) income attributable to common stockholders$(667)$2,822 $3,640 $1,767 
Net (loss) income per share attributable to common stockholders, basic$(0.03)$0.11 $0.14 $0.07 
Net (loss) income per share attributable to common stockholders, diluted$(0.03)$0.11 $0.14 $0.07 

See accompanying notes.

3

TEJON RANCH CO. AND SUBSIDIARIES
UNAUDITED CONSOLIDATED STATEMENTS OF COMPREHENSIVE INCOME
(In thousands)

 Three Months Ended June 30,Six Months Ended June 30,
 2022202120222021
Net (loss) income$(662)$2,824 $3,652 $1,761 
Other comprehensive (loss) gain:
Unrealized loss on available-for-sale securities(109)3 (177)(7)
Unrealized gain on interest rate swap 1,658 (422)4,211 1,781 
Other comprehensive gain before taxes1,549 (419)4,034 1,774 
Expense for income taxes related to other comprehensive income items(436)115 (1,131)(498)
Other comprehensive gain (loss)1,113 (304)2,903 1,276 
Comprehensive income451 2,520 6,555 3,037 
Comprehensive income (loss) attributable to non-controlling interests5 2 12 (6)
Comprehensive income attributable to common stockholders$446 $2,518 $6,543 $3,043 
See accompanying notes.
4

TEJON RANCH CO. AND SUBSIDIARIES
CONSOLIDATED BALANCE SHEETS
(In thousands, except per share data)

June 30, 2022December 31, 2021
(unaudited)
ASSETS
Current Assets:
Cash and cash equivalents$18,364 $36,195 
Marketable securities - available-for-sale27,185 10,983 
Accounts receivable2,751 6,473 
Inventories9,435 5,702 
Prepaid expenses and other current assets4,323 3,619 
Total current assets62,058 62,972 
Real estate and improvements - held for lease, net17,117 17,301 
Real estate development (includes $113,627 at June 30, 2022 and $112,063 at December 31, 2021, attributable to Centennial Founders, LLC, Note 15)
326,835 319,030 
Property and equipment, net52,794 50,699 
Investments in unconsolidated joint ventures38,632 43,418 
Net investment in water assets49,295 50,997 
Other assets1,574 1,619 
TOTAL ASSETS$548,305 $546,036 
LIABILITIES AND EQUITY
Current Liabilities:
Trade accounts payable$4,437 $4,545 
Accrued liabilities and other2,228 3,451 
Deferred income1,657 1,907 
Income Taxes Payable2,176 1,217 
Current maturities of long-term debt1,619 4,475 
Total current liabilities12,117 15,595 
Long-term debt, less current portion49,055 48,155 
Long-term deferred gains7,839 8,409 
Deferred tax liability4,029 2,898 
Other liabilities10,956 14,468 
Total liabilities83,996 89,525 
Commitments and contingencies
Equity:
Tejon Ranch Co. Stockholders’ Equity
Common stock, $0.50 par value per share:
Authorized shares - 30,000,000
Issued and outstanding shares - 26,484,947 at June 30, 2022 and 26,400,921 at December 31, 2021
13,242 13,200 
Additional paid-in capital346,137 344,936 
Accumulated other comprehensive loss(3,919)(6,822)
Retained earnings93,475 89,835 
Total Tejon Ranch Co. Stockholders’ Equity448,935 441,149 
Non-controlling interest15,374 15,362 
Total equity464,309 456,511 
TOTAL LIABILITIES AND EQUITY$548,305 $546,036 
See accompanying notes.
5

TEJON RANCH CO. AND SUBSIDIARIES
UNAUDITED CONSOLIDATED STATEMENTS OF CASH FLOWS
(In thousands)
Six Months Ended June 30,
 20222021
Operating Activities
Net income$3,652 $1,761 
Adjustments to reconcile net income to net cash used by operating activities:
Depreciation and amortization2,048 1,932 
Amortization of premium/discount of marketable securities82 45 
Equity in earnings of unconsolidated joint ventures, net(2,876)(1,306)
Non-cash retirement plan expense (benefit)77 (50)
Non-cash profits recognized from land contribution— (2,784)
Profit from water sales1
(1,591)(2,526)
Profit from land sales2
(3,589)— 
Gain on sale of property plant and equipment(948)(16)
Stock compensation expense 2,087 2,225 
Excess tax shortfall from stock-based compensation3 155 
Loan fee write-off85— 
Distribution of earnings from unconsolidated joint ventures4,908 259 
Changes in operating assets and liabilities:
Receivables, inventories, prepaids and other assets, net119 477 
Current liabilities(1,399)(1,267)
Net cash provided by (used in) operating activities2,658 (1,095)
Investing Activities
Maturities and sales of marketable securities20,322 1,400 
Funds invested in marketable securities(36,783)(7,842)
Real estate and equipment expenditures(12,288)(11,414)
Proceeds from sale of real estate/assets— 55 
Investment in unconsolidated joint ventures—(600)
Distribution of equity from unconsolidated joint ventures2,899 5,096 
Proceeds from water sales1
3,973 5,874 
Investments in water assets(988)(2,415)
Net proceeds from land sales2
4,438 — 
Net cash used in investing activities(18,427)(9,846)
Financing Activities
Borrowings of long-term debt49,080 — 
Repayments of long-term debt(50,962)(2,132)
Deferred financing costs(181)— 
Interest rate swap settlement3
1,123 — 
Taxes on vested stock grants(1,122)(966)
Net cash used in financing activities(2,062)(3,098)
Decrease in cash and cash equivalents(17,831)(14,039)
Cash, cash equivalents, and restricted cash at beginning of period37,398 55,320 
Cash, cash equivalents, and restricted cash at end of period$19,567 $41,281 
6

Reconciliation to amounts on consolidated balance sheets:
Cash and cash equivalents$18,364 $40,478 
Restricted cash (Shown in Other Assets)1,203 803 
Total cash, cash equivalents, and restricted cash$19,567 $41,281 
Supplemental cash flow information
Non-cash investing activities
Accrued capital expenditures included in current liabilities$1,054 $611 
Accrued long-term water assets included in current liabilities$374 $262 
Contribution to unconsolidated joint venture2
$— $8,464 
Long term deferred profit on land contribution2
$— $2,785 
1In determining the classification of cash inflows and outflows related to water asset activity, the Company’s practices are supported by Accounting Standards Codification (“ASC”) 230-10-45-22, which provides that “Certain cash receipts and payments have aspects of more than one class of cash flows…. If so, the appropriate classification shall depend on the activity that is likely to be the predominant source of cash flows for the item.” Also, at the 2006 American Institution of Certified Public Accountants Conference on Current SEC and PCAOB Developments, the Securities and Exchange Commission, or SEC staff discussed that an entity should be consistent in how it classifies cash outflows and inflows related to an asset’s purchase and sale and noted that when cash flow classification is unclear, registrants must use judgment and analysis that considers the nature of the activity and the predominant source of cash flow for these items.

Given the nature of our water assets and the aforementioned authoritative guidance, the Company estimates the appropriate classification of water assets purchased based on the timing of the sale of the water. Water purchased in prior periods that was classified as investing was sold for $4.0 million in 2022, this cash inflow is appropriately classified in the Company’s investing activities. The profit of $1.6 million related to the water purchased in prior periods is appropriately being deducted from operating activities for the current period. The Company has and will continue to apply this methodology to water asset transactions that meet this fact pattern.
2In determining the classification of cash inflows and outflows related to land development costs, the Company’s practices are supported by Accounting Standards Codification (“ASC”) 230-10-45-22, which provides that “Certain cash receipts and payments have aspects of more than one class of cash flows…. If so, the appropriate classification shall depend on the activity that is likely to be the predominant source of cash flows for the item.” Also, at the 2006 American Institution of Certified Public Accountants Conference on Current SEC and PCAOB Developments, the Securities and Exchange Commission, or SEC staff discussed that an entity should be consistent in how it classifies cash outflows and inflows related to an asset’s purchase and sale and noted that when cash flow classification is unclear, registrants must use judgment and analysis that considers the nature of the activity and the predominant source of cash flow for these items.

Given the nature of our land development costs and the aforementioned authoritative guidance, the Company estimates the appropriate classification of land development costs based on the timing of the sale of land. Land development costs incurred during prior periods that were classified as investing were sold for $4.7 million in 2022, this cash inflow is appropriately classified in the Company’s investing activities. The profit of related to land development costs incurred in prior periods is appropriately being deducted from operating activities for the current period. The Company has and will continue to apply this methodology to land sale transactions that meet this fact pattern.

In June 2021, the Company contributed land with a fair value of $8.5 million to TRC-MRC 4, LLC an unconsolidated joint venture formed to pursue the development, construction, leasing, and management of a 630,000 square foot industrial building on the Company's property at TRCC-East. The total cost of the land was $2.9 million. The Company recognized $2.8 million in profit and deferred $2.8 million of profit after applying the five-step revenue recognition model in accordance with Accounting Standards Codification (ASC) Topic 606 — Revenue From Contracts With Customers and ASC Topic 323, Investments — Equity Method and Joint Ventures. Historically, cash outflows related to land development expenditures were accounted for within investing activities. For consistency, the Company will continue to classify cash outflows and cash inflows related to land development as investing activities.

3The Company had an interest rate swap agreement with Wells Fargo Bank, N.A. to reduce its exposure to fluctuations in the floating interest rate tied to the London Inter-Bank Offered Rate, or LIBOR, under a term note with Wells Fargo. The hedging relationship qualified as an effective cash flow hedge at the initial assessment, based upon a regression analysis, and is recorded at fair value. On June 27, 2022, the Company terminated the interest rate swap agreement with Wells Fargo and received a $1,123,200 cash termination fee from Wells Fargo. See Interest rate swap liability (Note 10) for further discussion.
See accompanying notes.
7

TEJON RANCH CO. AND SUBSIDIARIES
UNAUDITED CONSOLIDATED STATEMENT OF CHANGES IN EQUITY AND NONCONTROLLING INTERESTS
(In thousands, except shares outstanding)

Common Stock Shares OutstandingCommon StockAdditional Paid-In CapitalAccumulated Other Comprehensive (Loss) IncomeRetained EarningsTotal Stockholders' EquityNoncontrolling InterestTotal Equity
Balance, March 31, 202226,473,349 $13,237 $345,166 $(5,032)$94,142 $447,513 $15,369 $462,882 
Net loss— — — — (667)(667)5 (662)
Other comprehensive income— — — 1,113 1,113 — 1,113 
Restricted stock issuance11,598 5 (6)— — (1)— (1)
Stock compensation——977 — — 977 — 977 
Shares withheld for taxes and tax benefit of vested shares— — — — — — — — 
Balance, June 30, 202226,484,947 $13,242 $346,137 $(3,919)$93,475 $448,935 $15,374 $464,309 
Balance, March 31, 202126,336,115 $13,167 $342,329 $(8,140)$83,432 $430,788 $15,360 $446,148 
Net income— — — — 2,822 2,822 2 2,824 
Other comprehensive loss— — — (304)(304)— (304)
Restricted stock issuance7,749 4 (4)— — — — — 
Stock compensation— — 1,090 — — 1,090 — 1,090 
Shares withheld for taxes and tax benefit of vested shares— — — — — — — — 
Balance, June 30, 202126,343,864 $13,171 $343,415 $(8,444)$86,254 $434,396 $15,362 $449,758 

See accompanying notes.
8

Common Stock Shares OutstandingCommon StockAdditional Paid-In CapitalAccumulated Other Comprehensive (Loss) IncomeRetained EarningsTotal Stockholders' EquityNoncontrolling InterestTotal Equity
Balance, December 31, 202126,400,921 $13,200 $344,936 $(6,822)$89,835 $441,149 $15,362 $456,511 
Net income— — — — 3,640 3,640 12 3,652 
Other comprehensive income— — — 2,903 — 2,903 — 2,903 
Restricted stock issuance147,886 73 (74)— — (1)— (1)
Stock compensation— — 2,366 — — 2,366 — 2,366 
Shares withheld for taxes and tax benefit of vested shares(63,860)(31)(1,091)— — (1,122)— (1,122)
Balance, June 30, 202226,484,947 $13,242 $346,137 $(3,919)$93,475 $448,935 $15,374 $464,309 
Balance, December 31, 202026,276,830 $13,137 $342,059 $(9,720)$84,487 $429,963 $15,368 $445,331 
Net income (loss)— — — — 1,767 1,767 (6)1,761 
Other comprehensive income— — — 1,276 — 1,276 — 1,276 
Restricted stock issuance125,692 63 (63)— — — — — 
Stock compensation— — 2,356 — — 2,356 — 2,356 
Shares withheld for taxes and tax benefit of vested shares(58,658)(29)(937)— — (966)— (966)
Balance, June 30, 202126,343,864 $13,171 $343,415 $(8,444)$86,254 $434,396 $15,362 $449,758 
9


TEJON RANCH CO. AND SUBSIDIARIES
NOTES TO UNAUDITED CONSOLIDATED FINANCIAL STATEMENTS

1.    BASIS OF PRESENTATION
The summarized information of Tejon Ranch Co. and its subsidiaries (the Company or Tejon), provided pursuant to Part I, Item 1 of Form 10-Q, is unaudited and reflects all adjustments which are, in the opinion of the Company’s management, necessary for a fair statement of the results for the interim period. All such adjustments are of a normal recurring nature. The Company has evaluated subsequent events through the date of issuance of its consolidated financial statements.
The periods ended June 30, 2022 and December 31, 2021 include the consolidation of Centennial Founders, LLC’s statement of operations within the resort/residential real estate development segment and statements of cash flows. The Company’s June 30, 2022 and December 31, 2021 balance sheets and statements of changes in equity and noncontrolling interests are presented on a consolidated basis, including the consolidation of Centennial Founders, LLC.
The Company has identified five reportable segments: commercial/industrial real estate development, resort/residential real estate development, mineral resources, farming, and ranch operations. Information for the Company’s reportable segments are presented in its Consolidated Statements of Operations. The Company’s reportable segments follow the same accounting policies used for the Company’s consolidated financial statements. The Company uses segment profit or loss and equity in earnings of unconsolidated joint ventures as the primary measures of profitability to evaluate operating performance and to allocate capital resources.
The results of the period reported herein are not indicative of the results to be expected for the full year due to the seasonal nature of the Company’s agricultural activities, water activities, timing of real estate sales and leasing activities. Historically, the Company’s largest percentages of farming revenues are recognized during the third and fourth quarters of the fiscal year. Please refer to Item 2. Management’s Discussion and Analysis of Financial Condition and Results of Operations for further discussion.
For further information and a summary of significant accounting policies, refer to the Consolidated Financial Statements and notes thereto included in the Company’s Annual Report on Form 10-K for the year ended December 31, 2021.
Restricted Cash
Restricted cash is included in Prepaid expenses and other current assets within the Consolidated Balance Sheets and primarily relate to funds held in escrow. The Company had $1,203,000 of restricted cash as of June 30, 2022.
Recent Accounting Pronouncements
No new Accounting Standards Update, or ASU, is applicable to our consolidated financial statements as of June 30, 2022.
2.    EQUITY
Earnings Per Share (EPS)
Basic net income (loss) per share attributable to common stockholders is based upon the weighted-average number of shares of common stock outstanding during the year. Diluted net income (loss) per share attributable to common stockholders is based upon the weighted average number of shares of common stock outstanding and the weighted average number of shares outstanding assuming the issuance of common stock upon exercise of stock options, warrants to purchase common stock, and the vesting of restricted stock grants per ASC Topic 260, “Earnings Per Share.”
Three Months Ended June 30,Six Months Ended June 30,
 2022202120222021
Weighted average number of shares outstanding:
Common stock26,480,405 26,343,353 26,456,330 26,328,620 
Common stock equivalents47,507 68,177 57,665 63,930 
Diluted shares outstanding26,527,912 26,411,530 26,513,995 26,392,550 
10

3.     MARKETABLE SECURITIES
ASC Topic 320, “Investments – Debt and Equity Securities,” requires that an enterprise classify all debt securities as either held-to-maturity, trading or available-for-sale. The Company classifies its securities as available-for-sale and therefore is required to adjust securities to fair value at each reporting date. All costs and both realized and unrealized gains and losses on securities are determined on a specific identification basis. The following is a summary of available-for-sale securities at:
($ in thousands) June 30, 2022December 31, 2021
Marketable Securities:Fair Value
Hierarchy		CostFair ValueCostFair Value
Certificates of deposit
with unrealized losses for less than 12 months$— $— $401 $400 
with unrealized gains649 649 — — 
Total Certificates of depositLevel 1649 649 401 400 
U.S. Treasury and agency notes
with unrealized losses for less than 12 months8,498 8,455 1,360 1,358 
Total U.S. Treasury and agency notesLevel 28,498 8,455 1,360 1,358 
Corporate notes
with unrealized losses for less than 12 months16,984 16,847 9,231 9,225 
with unrealized losses for more than 12 months591 585 — — 
with unrealized gains499 500 — — 
Total Corporate notesLevel 218,074 17,932 9,231 9,225 
Municipal notes
with unrealized losses for less than 12 months150 149 — — 
Total Municipal notesLevel 2150 149 — — 
$27,371 $27,185 $10,992 $10,983 
ASC Topic 326, "Financial Instruments - Credit Losses," requires the Company to use an allowance approach when recognizing credit loss for available-for-sale debt securities, measured as the difference between the security's amortized cost basis and the amount expected to be collected over the security's lifetime. Under this approach, at each reporting date, the Company records impairment related to credit losses through earnings offset with an allowance for credit losses, or ACL. At June 30, 2022, the Company has not recorded any credit losses.
At June 30, 2022, the fair market value of marketable securities was $186,000 below their cost basis. The Company’s gross unrealized holding gains equaled $1,000 and gross unrealized holding losses equaled $187,000. As of June 30, 2022, the adjustment to accumulated other comprehensive loss reflected a decline in market value of $177,000, including estimated taxes of $50,000.
The Company elected to exclude applicable accrued interest from both the fair value and the amortized cost basis of the available-for-sale debt securities, and separately present the accrued interest receivable balance per ASC Topic 326. The accrued interest receivables balance totaled $147,000 as of June 30, 2022 and was included within the Prepaid expenses and other current assets line item of the Consolidated Balance Sheets. The Company elected not to measure an allowance for credit losses on accrued interest receivable as an allowance on possible uncollectible accrued interest is not warranted.
U.S. Treasury and agency notes
The unrealized losses on the Company's investments in U.S. Treasury and agency notes at June 30, 2022 and December 31, 2021 were caused by relative changes in interest rates since the time of purchase. The contractual cash flows for these securities are guaranteed by U.S. government agencies. The unrealized losses on these debt security holdings are a function of changes in investment spreads and interest rate movements and not changes in credit quality. As of June 30, 2022 and December 31, 2021, the Company did not intend to sell these securities and it is not more-likely-than-not that the Company would be required to sell these securities before recovery of their cost basis. Therefore, these investments did not require an ACL as of June 30, 2022 and December 31, 2021.
11

Corporate notes
The contractual terms of those investments do not permit the issuers to settle the securities at a price less than the amortized cost basis of the investments. The unrealized losses on corporate notes are a function of changes in investment spreads and interest rate movements and not changes in credit quality. The Company expects to recover the entire amortized cost basis of these securities. As of June 30, 2022 and December 31, 2021, the Company did not intend to sell these securities and it is not more-likely-than-not that the Company would be required to sell these securities before recovery of their cost basis. Therefore, these investments did not require an ACL as of June 30, 2022 and December 31, 2021.
The following tables summarize the maturities, at par, of marketable securities as of:
June 30, 2022
($ in thousands)20222023Total
Certificates of deposit$649 $— $649 
U.S. Treasury and agency notes3,003 5,500 8,503 
Corporate notes5,527 12,470 17,997 
Municipal notes150 — 150 
$9,329 $17,970 $27,299 
 
December 31, 2021
($ in thousands)20222023Total
Certificates of deposit$400 $— $400 
U.S. Treasury and agency notes855 500 1,355 
Corporate notes8,925 250 9,175 
$10,180 $750 $10,930 
The Company’s investments in corporate notes are with companies that have an investment grade rating from Standard & Poor’s as of June 30, 2022.
4.     REAL ESTATE
Our accumulated real estate development costs by project consisted of the following:
($ in thousands)June 30, 2022December 31, 2021
Real estate development
Mountain Village$152,025 $150,668 
Centennial113,627 112,063 
Grapevine38,472 37,922 
Tejon Ranch Commerce Center22,711 18,377 
Real estate development$326,835 $319,030 
Real estate and improvements - held for lease
Tejon Ranch Commerce Center$20,589 $20,595 
Less accumulated depreciation(3,472)(3,294)
Real estate and improvements - held for lease, net$17,117 $17,301 
12


5.     LONG-TERM WATER ASSETS
Long-term water assets consist of water and water contracts held for future use or sale. The water is held at cost, which includes the price paid for the water and the cost to pump and deliver the water from the California aqueduct into the water bank. Water is currently held in a water bank on Company land in southern Kern County and by the Tejon-Castac Water District (TCWD) in the Kern Water Banks.
The Company has secured State Water Project, or SWP, entitlements under long-term SWP water contracts within the Tulare Lake Basin Water Storage District, or Tulare Lake Basin, and the Dudley-Ridge Water District, or Dudley-Ridge, totaling 3,444 acre-feet of SWP entitlement annually, subject to SWP allocations. These contracts extend through 2035 and have been transferred to the Antelope Valley East Kern Water Agency, or AVEK, for the Company's use in the Antelope Valley. In 2013, the Company acquired a contract to purchase water that obligates the Company to purchase 6,693 acre-feet of water each year from Nickel Family, LLC, or Nickel, a California limited liability company that is located in Kern County.
The initial term of the water purchase agreement with Nickel runs to 2044 and includes a Company option to extend the contract for an additional 35 years. The purchase cost of water in 2022 is $861 per acre-foot. The purchase cost is subject to annual cost increases based on the greater of the consumer price index or 3%.
Water assets will ultimately be sold to water districts servicing the Company’s commercial/industrial and resort/residential real estate developments, and for the Company's own use in its agricultural operations. Interim uses may include the sale of the temporary “right-of-use” of portions of this water to third-party users on an annual basis until this water is fully allocated to Company uses, as previously described.
Water revenues and cost of sales were as follows ($ in thousands):
June 30, 2022June 30, 2021
Acre-Feet Sold8,470 10,596 
Revenues$12,407 $11,862 
Cost of sales7,980 7,918 
Profit$4,427 $3,944 

The costs assigned to water assets held for future use were as follows ($ in thousands):
June 30, 2022December 31, 2021
Banked water and water for future delivery$23,855 $25,020 
Water available for banking, sales, or internal use3,024 2,879 
Total water held for future use at cost$26,879 $27,899 

Intangible Water Assets
The Company’s carrying amounts of its purchased water contracts were as follows ($ in thousands):
June 30, 2022December 31, 2021
CostsAccumulated DepreciationCostsAccumulated Depreciation
Dudley-Ridge water rights$11,581 $(5,549)$11,581 $(5,307)
Nickel water rights18,740 (5,569)18,740 (5,247)
Tulare Lake Basin water rights6,479 (3,266)6,479 (3,148)
$36,800 $(14,384)$36,800 $(13,702)
Net cost of purchased water contracts22,416 23,098 
Total cost water held for future use26,879 27,899 
Net investments in water assets$49,295 $50,997 

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Water contracts with the Wheeler Ridge Maricopa Water Storage District, or WRMWSD, and TCWD are also in place, but were entered into with each district at the inception of the respective contracts, were not purchased later from third parties, and do not have a related financial value on the books of the Company. Therefore, there is no amortization expense related to these contracts. Total water resources, including both recurring and one-time usage, are:
(in acre-feet, unaudited)June 30, 2022December 31, 2021
Water held for future use
TCWD - Banked water owned by the Company54,314 56,189 
Company water bank50,349 50,349 
Water available for banking, sales, or internal use4,004 4,203 
Total water held for future use108,667 110,741 
Purchased water contracts
Water Contracts (Dudley-Ridge, Nickel and Tulare)10,137 10,137 
WRMWSD - Contracts with the Company15,547 15,547 
TCWD - Contracts with the Company5,749 5,749 
Total purchased water contracts31,433 31,433 
Total water held for future use and purchased water contracts140,100 142,174 
Tejon Ranchcorp, or Ranchcorp, a wholly-owned subsidiary of Tejon Ranch Co., entered into a Water Supply Agreement with Pastoria Energy Facility, L.L.C., or PEF, in 2015. PEF is a current lessee of the Company in a land lease for the operation of a power plant. Pursuant to the Water Supply Agreement, PEF may purchase from the Company up to 3,500 acre-feet of water per year until July 31, 2030, with an option to extend the term. PEF is under no obligation to purchase water from the Company in any year but is required to pay the Company an annual option payment equal to 30% of the maximum annual payment. The price of the water under the Water Supply Agreement for 2022 is $1,224 per acre-foot, subject to 3% annual increases over the life of the contract. The Water Supply Agreement contains other customary terms and conditions, including representations and warranties that are typical for agreements of this type. The Company's commitments to sell water can be met through current water assets.
6.     ACCRUED LIABILITIES AND OTHER
Accrued liabilities and other consisted of the following:
($ in thousands)June 30, 2022December 31, 2021
Accrued vacation$762 $782 
Accrued paid personal leave364 356 
Accrued bonus1,060 2,062 
Other42 251 
$2,228 $3,451 
7.     LINE OF CREDIT AND LONG-TERM DEBT
Debt consisted of the following:
($ in thousands)June 30, 2022December 31, 2021
Notes payable$50,901 $52,784 
Less: line-of-credit and current maturities of long-term debt(1,619)(4,475)
Less: deferred loan costs(227)(154)
Long-term debt, less current portion$49,055 $48,155 
On June 30, 2022, the Company entered into a variable rate term note, or New Term Note, and a new Revolving Line of Credit Note, or New RLC, with Bank of America, N.A, or collectively the New Credit Facility. The New Term Loan provided a principal amount of $49,080,000 and a maturity date of June 28, 2032, which was used to pay off the existing Wells Fargo Amended Term Note. The Company evaluated the debt exchange under Accounting Standards Codification (ASC) 470 and
14

determined that the exchange should be treated as a debt extinguishment. The amount of New RLC under the New Credit Facility is $45,000,000.
The New Term Note had a $49,080,000 balance as of June 30, 2022. The interest rate per annum applicable to the New Term Loan is the daily Secured Overnight Financing Rate, or SOFR, plus a margin of 1.55 percentage points. The interest rate for the term of the New Term Note has been fixed through the use of an interest rate swap at a rate of 4.62%. The New Term Note requires monthly amortization payments pursuant to a schedule set forth in the New Term Note, with the final outstanding principal amount due June 28, 2032. The New Credit Facility is secured by the Company's farmland and farm assets, which include equipment, crops and crop receivables; the PEF power plant lease and lease site; and related accounts and other rights to payment and inventory.
The New RLC had no outstanding balance as of June 30, 2022. At the Company’s option, the interest rate on this line of credit can float at 1.37% over a selected the Daily SOFR rate or can be fixed at 1.37% above Term SOFR for a fixed rate term. During the term of this RLC (which matures in June 2032), the Company can borrow at any time and partially or wholly repay any outstanding borrowings and then re-borrow, as necessary.

8.     OTHER LIABILITIES
Other liabilities consisted of the following:
($ in thousands)June 30, 2022December 31, 2021
Pension liability$39 $185 
Interest rate swap liability (Note 10)— 3,088 
Supplemental executive retirement plan liability7,805 7,847 
Excess joint venture distributions and other3,112 3,348 
Total$10,956 $14,468 
For the captions presented in the table above, please refer to the respective Notes to Unaudited Consolidated Financial Statements for further detail.
9.     STOCK COMPENSATION - RESTRICTED STOCK AND PERFORMANCE SHARE GRANTS
The Company’s stock incentive plans provide for the making of awards to employees based upon a service condition or through the achievement of performance-related objectives. The Company has issued three types of stock grant awards under these plans: restricted stock with service condition vesting; performance share grants that only vest upon the achievement of specified performance conditions, such as share price, or as Performance Condition Grants; and performance share grants that include threshold, target, and maximum achievement levels based on the achievement of specific performance measures, or Performance Milestone Grants. Performance Condition Grants with market-based conditions are based on the achievement of a target share price. The share price used to calculate vesting for market-based awards is determined using a Monte Carlo simulation. Failure to achieve the target share price will result in the forfeiture of shares. Forfeiture of share awards with service conditions or performance-based restrictions will result in a reversal of previously recognized share-based compensation expense. Forfeiture of share awards with market-based restrictions do not result in a reversal of previously recognized share-based compensation expense.

The following is a summary of the Company’s Performance Condition Grants as of the six months ended June 30, 2022:
Performance Condition Grants
Threshold performance— 
Target performance453,747 
Maximum performance342,411 
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The following is a summary of the Company’s stock grant activity, both time and performance share grants, assuming target achievement for outstanding performance grants for the six months ended June 30, 2022:
June 30, 2022
Stock Grants Outstanding Beginning of Period at Target Achievement683,645 
New Stock Grants/Additional Shares due to Achievement in Excess of Target60,078 
Vested Grants(128,893)
Expired/Forfeited Grants(14,291)
Stock Grants Outstanding End of Period at Target Achievement600,539 
The following is a summary of the assumptions used to determine the price for the Company’s market-based Performance Condition Grants for the six months ended June 30, 2022:
($ in thousands except for share prices)
Grant date12/12/201903/11/202012/11/202003/18/202112/16/202103/17/2022
Vesting end12/31/202212/31/202212/31/202303/18/202412/16/202403/17/2025
Share price at target achievement$18.80$16.36$17.07$20.02$21.58$20.43
Expected volatility17.28%18.21%29.25%30.30%31.29%31.54%
Risk-free interest rate1.69%0.58%0.19%0.33%0.92%2.13%
Simulated Monte Carlo share price$11.95$5.87$15.59$18.82$21.48$21.75
Shares granted6,32781,7163,62810,9053,53613,338
Total fair value of award$76$480$57$205$76$290
The unamortized cost associated with unvested stock grants and the weighted average period over which it is expected to be recognized as of June 30, 2022 were $2,200,000 and 9 months, respectively. The fair value of restricted stock with time-based vesting features is based upon the Company’s share price on the date of grant and is expensed over the service period. The fair value of performance grants that cliff vest based on the achievement of performance conditions is based on the share price of the Company’s stock on the day of grant once the Company determines that it is probable that the award will vest. This fair value is expensed over the service period applicable to these grants. For performance grants that contain a range of shares from zero to a maximum, the Company determined, based on historic and projected results, the probability of (1) achieving the performance objective and (2) the level of achievement. Based on this information, the Company determines the fair value of the award and measures the expense over the service period related to these grants. Because the ultimate vesting of all performance grants is tied to the achievement of a performance condition, the Company estimates whether the performance condition will be met and over what period of time. Ultimately, the Company will adjust stock compensation costs according to the actual outcome of the performance condition.
Under the Non-Employee Director Stock Incentive Plan, or NDSI Plan, each non-employee director receives a portion of his or her annual compensation in stock. The stock is granted at the end of each quarter based on the quarter-end stock price.
The following table summarizes stock compensation costs for the Company's 1998 Stock Incentive Plan, or the Employee Plan, and NDSI Plan for the following periods:
($ in thousands)Six Months Ended June 30,
Employee Plan:20222021
    Expensed$1,789 $1,969 
    Capitalized279 131 
2,068 2,100 
NDSI Plan - Expensed298 256 
Total Stock Compensation Costs$2,366 $2,356 
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10.     INTEREST RATE SWAP
In October 2014, the Company entered into an interest rate swap agreement to reduce its exposure to fluctuations in the floating interest rate tied to the London Inter-Bank Offered Rate, or LIBOR, under the term note with Wells Fargo, or the Term Note. On June 21, 2019, the Company amended the interest rate swap agreement to continue to hedge a portion of its exposure to interest rate risk from the Term Note, and, subsequently, the Amended Term Note. The original hedging relationship was de-designated, and the amended interest rate swap was re-designated simultaneously. The amended interest rate swap qualified as an effective cash flow hedge at the initial assessment, based upon a regression analysis, and is recorded at fair value. Changes in fair value, including accrued interest and adjustments for non-performance risk, that qualify as cash flow hedges are classified in accumulated other comprehensive income, or AOCI. Amounts classified in AOCI are subsequently reclassified into earnings in the period during which the hedged transactions affect earnings. 
On June 27, 2022, the Company terminated the related amended interest rate swap agreement with Wells Fargo and received a $1,123,000 cash termination fee from Wells Fargo. The amounts in AOCI were not reclassified into earnings upon the termination of the interest rate swap but will be released into earnings over the depreciable life of the constructed asset or when the asset is sold.
On June 30, 2022, the Company entered into a variable rate term note, or New Term Note, with Bank of America, N.A. On the same day, the Company entered into a new interest rate swap agreement to reduce its exposure to fluctuations in the floating interest rate tied to SOFR under the New Term Note. Per ASC 815, an entity may apply the shortcut method to hedging relationships that meet all of the conditions under ASC 815. The Company performed an initial assessment of the hedging relationship and determined it is appropriate to apply the shortcut method as all conditions were met. The new interest rate swap qualified as an effective cash flow hedge under the guidance of ASC 815. Applying the shortcut method allows the Company to assume that it has a perfectly effective hedging relationship, therefore there is no need for the Company to perform any quantitative assessments of whether the hedge is highly effective.
As of June 30, 2022, the fair value of the interest rate swap agreement equated its cost basis and as such no mark-to-market adjustment was recorded by the Company. The Company had the following outstanding interest rate swap agreement designated as an interest rate cash flow hedge as of June 30, 2022 and December 31, 2021 ($ in thousands):
June 30, 2022
Effective DateMaturity DateFair Value HierarchyWeighted Average Interest Pay RateFair ValueNotional Amount
June 30, 2022June 28, 2032Level 24.62%$—$49,080
December 31, 2021
Effective DateMaturity DateFair Value HierarchyWeighted Average Interest Pay RateFair ValueNotional Amount
July 5, 2019June 5, 2029Level 24.16%$(3,088)$50,837
11.     INCOME TAXES
The Company’s provision for income taxes as of June 30, 2022 has been calculated by applying an estimate of the annual effective tax rate for the full year to “ordinary” income or loss (pre-tax income or loss excluding unusual or infrequently occurring discrete items). For the six months ended June 30, 2022, the Company’s income tax expense was $3,041,000 compared to $1,139,000 for the six months ended June 30, 2021. Effective tax rates were 45% and 39% for the six months ended June 30, 2022 and 2021, respectively. As of June 30, 2022, the Company had income tax payables of $2,176,000. The Company classifies interest and penalties incurred on tax payments as income tax expense.
For the six months ended June 30, 2022, the Company’s effective tax rate was above statutory tax rates as a result of permanent differences related to Section 162(m) limitations and discrete tax expense associated with interest rate swap termination proceeds. The Section 162(m) compensation deduction limitations occurred as a result of changes in tax law arising from the 2017 Tax Cuts Jobs Act. The discrete item was primarily triggered after the Company terminated an existing interest rate swap position that was in a net asset position and as a result, received proceeds of $1,123,000.
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12.     COMMITMENTS AND CONTINGENCIES
Water Contracts
The Company has secured water contracts that are encumbered by the Company's land. These water contracts require minimum annual payments, for which $13,004,000 is expected to be paid in 2022. These estimated water contract payments consist of SWP contracts with WRMWSD, TCWD, Tulare Lake Basin, Dudley-Ridge, and the Nickel water contract. The SWP contracts run through 2035 and the Nickel water contract runs through 2044, with an option to extend an additional 35 years. Contractual obligations for future water payments were $277,288,000 as of June 30, 2022.
Conservancy Payments
As of June 30, 2022, the Company has fulfilled its financial obligations to the Tejon Ranch Conservancy as prescribed in the Conservation Agreement that was entered into with five major environmental organizations in 2008.
Contracts
The Company exited a consulting contract during the second quarter of 2014 related to the Grapevine Development, or Grapevine project, and is obligated to pay an earned incentive fee at the time of its successful receipt of litigated project entitlements and at a value measurement date five-years after litigated entitlements have been achieved for Grapevine. The final amount of the incentive fee will not be finalized until the future payment dates. The Company believes as of June 30, 2022, the net savings resulting from exiting the contract during this future time period will more than offset the incentive payment costs.
Community Facilities Districts
The Tejon Ranch Public Facilities Financing Authority, or TRPFFA, is a joint powers authority formed by Kern County and TCWD to finance public infrastructure within the Company’s Kern County developments. For the development of the Tejon Ranch Commerce Center, or TRCC, TRPFFA has created two Community Facilities Districts, or CFDs: the West CFD and the East CFD. The West CFD has placed liens on 420 acres of the Company’s land to secure payment of special taxes related to $28,620,000 of bond debt sold by TRPFFA for TRCC-West. The East CFD has placed liens on 1,931 acres of the Company’s land to secure payments of special taxes related to $75,965,000 of bond debt sold by TRPFFA for TRCC-East. At TRCC-West, the West CFD has no additional bond debt approved for issuance. At TRCC-East, the East CFD has approximately $44,035,000 of additional bond debt authorized by TRPFFA that can be sold in the future.
In connection with the sale of the bonds, there is a standby letter of credit for $4,393,000 related to the issuance of East CFD bonds. The standby letter of credit is in place to provide additional credit enhancement and cover approximately two years of interest on the outstanding bonds. This letter of credit will not be drawn upon unless the Company, as the largest landowner in the CFD, fails to make its property tax payments. The Company believes that the letter of credit will never be drawn upon. The letter of credit is for two years and will be renewed in two-year intervals as necessary. The annual cost related to the letter of credit is approximately $68,000.
The Company is obligated, as a landowner in each CFD, to pay its share of the special taxes assessed each year. The secured lands include both the TRCC-West and TRCC-East developments. Proceeds from the sale of West CFD bonds went to reimburse the Company for public infrastructure costs related to the TRCC-West development. As of June 30, 2022, there were no additional improvement funds remaining from the West CFD bonds. There are $15,647,940 of additional improvement funds remaining within the East CFD bonds for reimbursement of public infrastructure costs during future years. During fiscal 2022, the Company expects to pay approximately $3,247,000 in special taxes. As development continues to occur at TRCC, new owners of land and new lease tenants, through triple net leases, will bear an increasing portion of the assessed special tax. This amount could change in the future based on the amount of bonds outstanding and the amount of taxes paid by others. The tax assessment of each individual property sold or leased is not determinable at this time because it is based on the current tax rate of the property at the time of sale or at the time it is leased to a third-party. Accordingly, the Company was not required to recognize an obligation on June 30, 2022.
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Centennial
On April 30, 2019, the Los Angeles County Board of Supervisors granted final entitlement approval for the Centennial project. On May 15, 2019, Climate Resolve filed an action in Los Angeles Superior Court (the Climate Resolve Action), pursuant to the California Environmental Quality Act, or CEQA, and the California Planning and Zoning Law, against the County of Los Angeles and the Los Angeles County Board of Supervisors (collectively, LA County) concerning LA County’s granting of approvals for the Centennial project, including certification of the final environmental impact report and related findings (Centennial EIR); approval of associated general plan amendments; adoption of associated zoning; adoption of the Centennial Specific Plan; approval of a subdivision map for financing purposes; and adoption of a development agreement, among other approvals (collectively, the Centennial Approvals). Separately, on May 28, 2019, the Center for Biological Diversity (CBD) and the California Native Plant Society (CNPS) filed an action in Los Angeles County Superior Court (the CBD/CNPS Action) against LA County; like the Climate Resolve Action, the CBD/CNPS Action also challenges the Centennial Approvals. The Company, its wholly owned subsidiary Tejon Ranchcorp, and Centennial Founders, LLC are named as real parties-in-interest in both the Climate Resolve Action and the CBD/CNPS Action.
The Climate Resolve Action and the CBD/CNPS Action collectively allege that LA County failed to properly follow the procedures and requirements of CEQA and the California Planning and Zoning Law. The Climate Resolve Action and the CBD/CNPS Action have been deemed “related” and have been consolidated for adjudication before the judge presiding over the Climate Resolve Action. The Climate Resolve Action and CBD/CNPS Action seek to invalidate the Centennial Approvals and require LA County to revise the environmental documentation related to the Centennial project. The court held three consolidated hearings for the CBD/CNPS Action and Climate Resolve Action on September 30, 2020, November 13, 2020, and January 8, 2021.
On April 5, 2021 the court issued its decision denying the petition for writ of mandate by CBD/CNPS and granting the petition for writ of mandate filed by Climate Resolve. In granting Climate Resolve’s petition, the court found three specific areas where the EIR for the project was lacking. The court ruled that California’s Cap-and-Trade Program cannot be used as a compliance pathway for mitigating greenhouse gas (GHG) impacts for the project and therefore further ruled that additional analysis will be required related to all feasible mitigation of GHG impacts. The court also found that the EIR must provide additional analysis and explanation of how wildland fire risk on lands outside of the project site, posed by on-site ignition sources, is mitigated to less than significant. On April 19, 2021 CBD filed a motion for reconsideration with the court on the denial of their petition for writ of mandate to be granted prevailing party status in the Climate Resolve Action (“Motion for Reconsideration”). The hearing on the Motion for Reconsideration originally scheduled for August 13, 2021, was rescheduled to December 1, 2021.
On November 30, 2021, the Company together with Ranchcorp and Centennial, entered into a Settlement Agreement with Climate Resolve. Pursuant to the Settlement Agreement, the Company has agreed: (1) to make Centennial a net zero GHG emissions project through various on-site and off-site measures, including but not limited to installing electric vehicle chargers and establishing and funding incentive programs for the purchase of electric vehicles; (2) to fund certain on-site and off-site fire protection and prevention measures; and (3) to provide annual public reports and create an organization to monitor progress towards these commitments. The foregoing is only a summary of the material terms of the Settlement Agreement and does not purport to be a complete description of the rights and obligations of the parties thereunder and is qualified in its entirety by reference to the Settlement Agreement, a full copy of which is attached to the 2021 Annual Report on Form 10-K. In exchange, Climate Resolve filed a request for dismissal of the Climate Resolve Action with prejudice from the Los Angeles County Superior Court. On December 3, 2021, the Los Angeles Superior Court granted and entered Climate Resolve’s dismissal with prejudice concluding the Climate Resolve Action. On December 1, 2021, the Los Angeles Superior Court continued CBD/CNPS Motion for Reconsideration to January 14, 2022, directing CBD/CNPS to evaluate the Settlement Agreement reached in the Climate Resolve Action to address issues surrounding remedies should CBD be granted prevailing party status in the Climate Resolve Action, and to evaluate the potential to settle or otherwise address CBD’s objections to the Centennial project. To that end, the Company met and conferred twice on January 4, 2022 and January 20, 2022. On January 14, the Los Angeles County Superior Court heard CBD/CNPS Motion for Reconsideration and issued its decision granting CBD/CNPS prevailing party status in the Climate Resolve Action. The Los Angeles County Superior Court set a tentative hearing date of February 25, 2022 concerning the entry of final judgment and awarding of appropriate remedies. Upon mutual request of the parties and approval by the Court, the February 25, 2022 hearing date has been extended to September 7, 2022. Prior to and subsequent of final judgment being entered, appellate litigation may follow. To the extent there may be an adverse outcome of the claims still pending as described above, the monetary value cannot be estimated at this time.
Proceedings Incidental to Business
From time to time, the Company is involved in other proceedings incidental to its business, including actions relating to employee claims, real estate disputes, contractor disputes and grievance hearings before labor regulatory agencies.
The outcome of these other proceedings is not predictable. However, based on current circumstances, the Company does not believe that the ultimate resolution of these other proceedings will have a material adverse effect on the Company’s financial position, results of operations or cash flows, either individually or in the aggregate.
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13.    RETIREMENT PLANS
The Company sponsors a defined benefit retirement plan, or Benefit Plan, that covers eligible employees hired prior to February 1, 2007. The benefits are based on years of service and the employee’s five-year final average salary. Contributions are intended to provide for benefits attributable to service both to date and expected to be provided in the future. The Company funds the plan in accordance with the Employee Retirement Income Security Act of 1974 (ERISA). In April 2017, the Company froze the Benefit Plan as it relates to future benefit accruals for participants. The Company expects to contribute $165,000 to the Benefit Plan in 2022.
Benefit Plan assets consist of equity, debt and short-term money market investment funds. The Benefit Plan’s current investment policy changed during the third quarter of 2018. The policy's strategy seeks to minimize the volatility of the funding ratio. This objective will result in a prescribed asset mix between "return seeking" assets (e.g., stocks) and a bond portfolio (e.g., long duration bonds) according to a pre-determined customized investment strategy based on the Benefit Plan's funded status as the primary input. This path will be used as a reference point as to the mix of assets, which by design will de-emphasize the return seeking portion as the funded status improves. At June 30, 2022, the investment mix was approximately 20% equity, 79% debt, and 1% money market funds. At December 31, 2021, the investment mix was approximately 35% equity, 64% debt, and 1% money market funds. Equity investments comprise of value, growth, large cap, small cap and international stock funds. Debt investments consist of U.S. Treasury securities and investment grade corporate debt. A weighted average discount rate of 2.8% was used in determining the net periodic pension cost for fiscal 2022 and 2021. The assumed expected long-term rate of return on plan assets is 7.3% for both fiscal 2022 and 2021. The long-term rate of return on Benefit Plan assets is based on the historical returns within the plan and expectations for future returns.
Total pension and retirement earnings for the Benefit Plan was as follows:
Six Months Ended June 30,
($ in thousands)20222021
Earnings (cost) components:
Interest cost$(156)$(146)
Expected return on plan assets276 376 
Net amortization and deferral(24)(36)
Total net periodic pension earnings$96 $194 

The Company has a Supplemental Executive Retirement Plan, or SERP, to restore to executives designated by the Compensation Committee of the Board of Directors the full benefits under the pension plan that would otherwise be restricted by certain limitations now imposed under the Internal Revenue Code. The SERP is currently unfunded. In April 2017, the Company froze the SERP as it relates to the accrual of additional benefits.
The pension and retirement expense for the SERP was as follows:
Six Months Ended June 30,
($ in thousands)20222021
Cost components:
Interest cost$(92)$(82)
Net amortization and other(58)(62)
Total net periodic pension expense$(150)$(144)
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14.    REPORTING SEGMENTS AND RELATED INFORMATION
The Company currently operates in five reporting segments: commercial/industrial real estate development, resort/residential real estate development, mineral resources, farming, and ranch operations. For further details of the revenue components within each reporting segment, see Results of Operations by Segment in Item 2, "Management's Discussion and Analysis of Financial Condition and Results of Operations."
Real estate - Commercial/Industrial
Commercial/Industrial real estate development segment revenues consist of land sale revenues, leases of land and/or building space to tenants at the Company's commercial retail and industrial developments, base and percentage rents from the PEF power plant lease, communication tower rents, land sales, and payments from easement leases. Refer to Note 15 for discussion of unconsolidated joint ventures. The following table summarizes revenues, expenses and operating income from this segment for the periods ended:
Three Months Ended June 30,Six Months Ended June 30,
($ in thousands)2022202120222021
Commercial/industrial revenues$2,462 $8,126 $9,811 $10,354 
Equity in earnings of unconsolidated joint ventures1,663 1,365 2,876 1,306 
Commercial/industrial revenues and equity in earnings of unconsolidated joint ventures4,125 9,491 12,687 11,660 
Commercial/industrial expenses1,822 4,712 4,558 6,264 
Operating results from commercial/industrial and unconsolidated joint ventures $2,303 $4,779 $8,129 $5,396 

Real Estate - Resort/Residential
The Resort/Residential real estate development segment is actively involved in pursuing land entitlement and development processes both internally and through joint ventures. The segment incurs costs and expenses related to land management activities on land held for future development, but currently generates no revenue. The segment generated losses of $423,000 and $439,000 for the three months ended June 30, 2022 and 2021, respectively, and $846,000 and $992,000 for the six months ended June 30, 2022 and 2021.

Mineral Resources
The Mineral Resources segment revenues include water sales and oil and mineral royalties from exploration and development companies that extract or mine natural resources from the Company's land. The following table summarizes revenues, expenses and operating results from this segment for the periods ended:
Three Months Ended June 30,Six Months Ended June 30,
($ in thousands)2022202120222021
Mineral resources revenues$4,131 $7,404 $16,099 $14,580 
Mineral resources expenses2,445 4,253 9,602 9,300 
Operating results from mineral resources $1,686 $3,151 $6,497 $5,280 
21

Farming
The Farming segment revenues include the sale of almonds, pistachios, wine grapes, and hay. The following table summarizes revenues, expenses and operating results from this segment for the periods ended:
Three Months Ended June 30,Six Months Ended June 30,
($ in thousands)2022202120222021
Farming revenues$1,921 $279 $2,576 $886 
Farming expenses3,462 1,203 5,224 2,681 
Operating results from farming$(1,541)$(924)$(2,648)$(1,795)
Ranch Operations
The Ranch Operations segment consists of game management revenues and ancillary land uses such as grazing leases and on-location filming. The following table summarizes revenues, expenses and operating results from this segment for the periods ended:
Three Months Ended June 30,Six Months Ended June 30,
($ in thousands)2022202120222021
Ranch operations revenues$755 $829 $1,803 $1,872 
Ranch operations expenses1,250 1,142 2,565 2,329 
Operating results from ranch operations$(495)$(313)$(762)$(457)
15.    INVESTMENT IN UNCONSOLIDATED AND CONSOLIDATED JOINT VENTURES
The Company maintains investments in joint ventures. The Company accounts for its investments in unconsolidated joint ventures using the equity method of accounting unless the venture is a variable interest entity, or VIE, and meets the requirements for consolidation. The Company’s investment in its unconsolidated joint ventures as of June 30, 2022 was $38,632,000. Equity in earnings from unconsolidated joint ventures was $2,876,000 for the six months ended June 30, 2022. The unconsolidated joint ventures have not been consolidated as of June 30, 2022, because the Company does not control the investments. The Company’s current joint ventures are as follows:
•Petro Travel Plaza Holdings LLC – Petro Travel Plaza Holdings LLC, or Petro, is an unconsolidated joint venture with TravelCenters of America that develops and manages travel plazas, gas stations, convenience stores, and fast-food restaurants throughout TRCC. The Company has 50% of the voting rights but participates in 60% of all profits and losses. The Company does not control the investment due to having only 50% of the voting rights. The Company's partner is the managing partner and performs all of the day-to-day operations and has significant decision-making authority over key business components such as fuel inventory and pricing at the facilities. The Company's investment in this joint venture was $26,029,000 as of June 30, 2022.
•Majestic Realty Co. – Majestic Realty Co., or Majestic, is a privately-held developer and owner of real estate projects throughout the United States. The Company has formed six 50/50 joint ventures with Majestic to acquire, develop, manage, and operate industrial real estate at TRCC. The partners have equal voting rights and equally share in the profit and loss of the joint ventures. The Company and Majestic guarantee the performance of all outstanding debt.
•On March 29, 2022, TRC-MRC 5 LLC was formed to pursue the development, construction, lease-up, and management of an approximately 446,400 square foot industrial building located within TRCC-East.
•In February 2022, we formed TRC-MRC Multi I, LLC, to pursue the development, construction, lease-up, and management of approximately 495 multi-family rental units located within TRCC-East.
•On March 25, 2021, TRC-MRC 4 LLC was formed to pursue the development, construction, lease-up, and management of a 629,274 square foot industrial building located within TRCC-East. Construction of the building has begun with completion expected in 2022. The construction is being financed by a $47,500,000 construction loan that had an outstanding balance of $30,088,000 as of June 30, 2022. The construction loan is individually and collectively guaranteed by the Company and Majestic. In 2021, the Company contributed land with a fair value of $8,464,000 to TRC-MRC 4, LLC. The total cost of the land was $2,895,000. The Company recognized profit of $2,785,000 and deferred profit of $2,785,000 after applying the five-step revenue recognition model in accordance with ASC Topic 606 — Revenue From Contracts With Customers and ASC Topic 323, Investments — Equity Method and Joint Ventures. The Company's investment in this joint venture was $4,663,000 as of June 30, 2022.
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•In November 2018, TRC-MRC 3, LLC was formed to pursue the development, construction, leasing, and management of a 579,040 square foot industrial building located within TRCC-East. TRC-MRC 3, LLC qualified as a VIE from inception, but the Company is not the primary beneficiary; therefore, it does not consolidate TRC-MRC 3, LLC in its financial statements. The building is 100% leased as of June 30, 2022. In March 2019, the joint venture entered into a promissory note with a financial institution to finance the construction of the building. The note matures on May 1, 2030 and had an outstanding principal balance of $34,913,000 as of June 30, 2022. On April 1, 2019, the Company contributed land with a fair value of $5,854,000 to TRC-MRC 3, LLC in accordance with the limited liability agreement. The Company's investment in this joint venture was $531,000 as of June 30, 2022.
•In August 2016, the Company partnered with Majestic to form TRC-MRC 2, LLC to acquire, lease, and maintain a fully occupied warehouse at TRCC-West. The partnership acquired the 651,909 square foot building for $24,773,000, which was largely financed through a promissory note guaranteed by both partners. The promissory note was refinanced on June 1, 2018 with a $25,240,000 promissory note. The note matures on July 1, 2028 and has an outstanding principal balance of $22,937,000 as of June 30, 2022. The building is 100% leased as of June 30, 2022. Since its inception, the Company has received excess distributions resulting in a deficit balance in its investment of $1,329,000. In accordance with the applicable accounting guidance, the Company reclassified excess distributions to Other Liabilities within the Consolidated Balance Sheets. The Company expects to continue to record equity in earnings as a debit to the investment account and if it were to become positive, the Company would reclassify the liability to an asset. If it becomes obvious that any excess distribution may not be returned (upon joint venture liquidation or otherwise), the Company will immediately recognize the liability as income.
•In September 2016, TRC-MRC 1, LLC was formed to develop and operate an approximately 480,480 square foot industrial building at TRCC-East. The building is 100% leased as of June 30, 2022. Since its inception, the Company has received excess distributions resulting in a deficit balance in its investment of $1,777,000. In accordance with the applicable accounting guidance, the Company reclassified excess distributions to Other Liabilities within the Consolidated Balance Sheets. The Company expects to continue to record equity in earnings as a debit to the investment account and if it were to become positive, the Company will reclassify the liability to an asset. If it becomes obvious that any excess distribution may not be returned (upon joint venture liquidation or otherwise), the Company will immediately recognize the liability as income. The joint venture refinanced its construction loan in December 2018 with a mortgage loan. The original balance of the mortgage loan was $25,030,000, of which $23,097,000 was outstanding as of June 30, 2022. During the first quarter we received notice from a tenant of plans to vacate their current space, concurrently, we received a request from a second tenant wanting to move into a larger space. These two events will free up approximately 240,000 square feet of space during the first quarter of 2023.
•Rockefeller Joint Ventures – The Company has two active joint ventures with Rockefeller Group Development Corporation, or Rockefeller. At June 30, 2022, the Company’s combined equity investment balance in these two joint ventures was $7,409,000.
•18-19 West LLC was formed in August 2009 through the contribution of 61.5 acres of land by the Company that is being held for future development. The Company owns a 50% interest in this joint venture, and the joint venture is being accounted for under the equity method due to both members having significant participating rights in the management of the venture. In 2021, a third-party purchased the land from the joint venture for $15,213,000. The cash proceeds from the sale were distributed to the partners in the first quarter of 2022 and we are in the process dissolving this entity.
•TRCC/Rock Outlet Center LLC was formed in 2013 to develop, own, and manage a net leasable 326,000 square foot outlet center on land at TRCC-East. The Company controls 50% of the voting interests of TRCC/Rock Outlet Center LLC; thus, it does not control the joint venture by voting interest alone. The Company is the named managing member. The managing member’s responsibilities relate to the routine day-to-day activities of TRCC/Rock Outlet Center LLC. However, all operating decisions, including the setting and monitoring of the budget, leasing, marketing, financing, and selection of the contractor for any construction, are jointly made by both members of the joint venture. Therefore, the Company concluded that both members have significant participating rights that are sufficient to overcome the presumption of the Company controlling the joint venture through it being named the managing member. As a result, the investment in TRCC/Rock Outlet Center LLC is being accounted for under the equity method. On September 7, 2021, the TRCC/Rock Outlet Center LLC joint venture successfully extended the maturity date of its term note with a financial institution from September 5, 2021 to May 31, 2024. In connection with the loan extension, the joint venture also reduced the outstanding amount by $4,600,000. As of June 30, 2022, the outstanding balance of the term note was $28,249,000. The Company and Rockefeller guarantee the performance of the debt.
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•Centennial Founders, LLC – Centennial Founders, LLC, or CFL, is a joint venture with TRI Pointe Homes to pursue the entitlement and development of land that the Company owns in Los Angeles County. As of June 30, 2022, the Company owned 93.17% of CFL.
The Company’s investment balance in its unconsolidated joint ventures differs from its respective capital accounts in the respective joint ventures. The difference represents the difference between the cost basis of assets contributed by the Company and the agreed upon fair value of the assets contributed.
Unaudited condensed statement of operations for the six months ended June 30, 2022 and condensed balance sheet information of the Company’s unconsolidated joint ventures as of June 30, 2022 and December 31, 2021 are as follows:
Three Months Ended June 30,
202220212022202120222021
Joint VentureTRC
($ in thousands)RevenuesEarnings (Loss)Equity in Earnings (Loss)
Petro Travel Plaza Holdings, LLC$49,469 $34,496 $3,256 $2,537 $1,953 $1,522 
18-19 West, LLC— 252 (47)216 (24)107 
TRCC/Rock Outlet Center, LLC1
1,376 1,401 (964)(730)(482)(365)
TRC-MRC 1, LLC801 795 (25)10 (12)5 
TRC-MRC 2, LLC1,031 1,004 338 309 169 155 
TRC-MRC 3, LLC1,015 974 126 (118)63 (59)
TRC-MRC 4, LLC— — (10)— (4)— 
Total$53,692 $38,922 $2,674 $2,224 $1,663 $1,365 
Centennial Founders, LLC$203 $122 $78 $(22)Consolidated
(1) Revenues for TRCC/Rock Outlet Center are presented net of non-cash tenant allowance amortization of $0.3 million and $0.3 million as of the three months ended June 30, 2022 and June 30, 2021, respectively.
Six Months Ended June 30,
202220212022202120222021
Joint VentureTRC
($ in thousands)RevenuesEarnings (Loss)Equity in Earnings (Loss)
Petro Travel Plaza Holdings, LLC$87,797 $58,317 $5,190 $2,780 $3,114 $1,668 
18-19 West, LLC— 254 (47)181 (24)90 
TRCC/Rock Outlet Center, LLC1
2,940 2,676 (1,378)(1,419)(689)(709)
TRC-MRC 1, LLC1,640 1,642 (6)97 (3)48 
TRC-MRC 2, LLC2,056 2,019 682 645 341 323 
TRC-MRC 3, LLC2,033 1,944 284 (227)142 (114)
TRC-MRC 4, LLC— — (11)— (5)— 
Total$96,466 $66,852 $4,714 $2,057 $2,876 $1,306 
Centennial Founders, LLC$324 $251 $175 $89 Consolidated
(1) Revenues for TRCC/Rock Outlet Center are presented net of non-cash tenant allowance amortization of $0.6 million and $0.6 million as of the six months ended June 30, 2022 and June 30, 2021, respectively.

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June 30, 2022December 31, 2021
Joint VentureTRCJoint VentureTRC
($ in thousands)AssetsDebtEquityEquityAssetsDebtEquityEquity
Petro Travel Plaza Holdings, LLC$85,290 $(14,466)$64,050 $26,029 $78,064 $(14,848)$58,859 $22,915 
18-19 West, LLC384 — 384 — 14,965 — 14,895 6,877 
TRCC/Rock Outlet Center, LLC60,028 (28,249)30,945 7,409 61,927 (28,783)32,323 8,098 
TRC-MRC 1, LLC24,454 (23,097)993 — 24,964 (23,400)1,209 — 
TRC-MRC 2, LLC20,720 (22,937)(2,834)— 20,497 (23,255)(5,657)— 
TRC-MRC 3, LLC36,929 (34,913)827 531 37,579 (35,324)(914)859 
TRC-MRC 4, LLC39,501 (30,088)9,330 4,663 25,671 (16,307)9,319 4,669 
Total$267,306 $(153,750)$103,695 $38,632 $263,667 $(141,917)$110,034 $43,418 
Centennial Founders, LLC$102,033 $— $101,835 ***$101,178 $— $100,261 ***
*** Centennial Founders, LLC is consolidated within the Company's financial statements.
16.    RELATED PARTY TRANSACTIONS
TCWD is a not-for-profit governmental entity, organized on December 28, 1965, pursuant to Division 13 of the Water Code, State of California. TCWD is a landowner voting district, which requires an elector, or voter, to be an owner of land located within the district. TCWD was organized to provide the water needs for future municipal, residential, and industrial development. The Company is the largest landowner and taxpayer within TCWD. The Company has a water service contract with TCWD that entitles it to receive all of TCWD’s State Water Project entitlement and all of TCWD’s banked water. TCWD is also entitled to make assessments of all taxpayers within the district, to the extent funds are required to cover expenses and to charge water users within the district for the use of water. From time to time, the Company transacts with TCWD in the ordinary course of business.
The Company has water contracts with WRMWSD for SWP water deliveries to its agricultural and municipal/industrial operations in the San Joaquin Valley. The terms of these contracts extend to 2035. Under the contracts, the Company is entitled to annual water for 5,496 acres of land, or 15,547 acre-feet of water, subject to SWP allocations. The Company's Executive Vice President and Chief Operating Officer/Chief Financial Officer is one of nine directors at WRMWSD. As of June 30, 2022, the Company paid $2,190,000 for these water contracts and related costs.
17.    SUBSEQUENT EVENTS
In July of 2022, the Company sold 58 acres of industrial land, located at TRCC East, to a major multinational corporation for gross consideration of $22,000,000.
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ITEM 2. MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS OF OPERATIONS

Forward-Looking Statements
This Quarterly Report on Form 10-Q contains forward-looking statements, including without limitation statements regarding strategic alliances, the almond, pistachio and grape industries, the future plantings of permanent crops, future yields, prices and water availability for the Company's crops and real estate operations, future prices, production and demand for oil and other minerals, future development of the Company's property, future revenue and income of its jointly-owned travel plaza and other joint venture operations, potential losses to Tejon Ranch Co. and its subsidiaries (the Company, Tejon, we, us, and our) as a result of pending environmental proceedings, the adequacy of future cash flows to fund our operations, and of current assets and contracts to meet our water and other commitments, market value risks associated with investment and risk management activities and with respect to inventory, accounts receivable and our own outstanding indebtedness, ongoing negotiations, the uncertainties regarding the impact of COVID-19 on the Company, its customers and suppliers, and global economic conditions, and other future events and conditions. In some cases, these statements are identifiable through use of words such as “anticipate,” “believe,” “estimate,” “expect,” “intend,” “plan,” “project,” “target,” “can,” “could,” “may,” “will,” “should,” “would,” “likely,” and similar expressions such as “in the process.” In addition, any statements that refer to projections of our future financial performance, our anticipated growth, and trends in our business and other characterizations of future events or circumstances are forward-looking statements. We caution you not to place undue reliance on these forward-looking statements. These forward-looking statements are not a guarantee of future performance, are subject to assumptions and involve known and unknown risks, uncertainties and other important factors that could cause the actual results, performance or achievements of the Company, or industry results, to differ materially from any future results, performance, or achievement implied by such forward-looking statements. These risks, uncertainties and important factors include, but are not limited to, the impacts of COVID-19 and the actions taken by governments, businesses, and individuals in response to it, including the development, distribution, efficacy and acceptance of vaccines and related mandates, weather, market and economic forces, availability of financing for land development activities, and competition and success in obtaining various governmental approvals and entitlements for land development activities. No assurance can be given that the actual future results will not differ materially from the forward-looking statements that we make for several reasons, including those described above and in the section entitled “Risk Factors” in our most recent Annual Report on Form 10-K.
OVERVIEW
We are a diversified real estate development and agribusiness company committed to responsibly using our land and resources to meet the housing, employment, and lifestyle needs of Californians and to create value for our shareholders. In support of these objectives, we have been investing in land planning and entitlement activities for new industrial and residential land developments and in infrastructure improvements within our active industrial development. Our prime asset is approximately 270,000 acres of contiguous, largely undeveloped land that, at its most southerly border, is 60 miles north of Los Angeles and, at its most northerly border, is 15 miles east of Bakersfield.
Business Objectives and Strategies
Our primary business objective is to maximize long-term shareholder value through the monetization of our land-based assets. A key element of our strategy is to entitle and then develop large-scale mixed-use master planned residential and commercial/industrial real estate development projects to serve the growing populations of Southern and Central California. Our mixed-use master planned residential developments have been approved to collectively include up to 35,278 housing units, and more than 35 million square feet of commercial space. Over the next few years, it is possible that we will be engaged in continuous litigation defending the entitlements of our master planned developments.
We are currently executing on value creation as we are engaged in construction, commercial sales, and leasing at our fully operational commercial/industrial center Tejon Ranch Commerce Center, or TRCC. In January 2021, the Kern County Board of Supervisors approved two Conditional Use Permits, authorizing development of multi-family apartment uses within the Tejon Ranch Commerce Center, on a 27-acre site located immediately north of the Outlets at Tejon. This authorization allows the Company to develop up to a maximum of 495 multi-family residences, in thirteen apartment buildings, as well as approximately 6,500 square feet of community amenity space and we anticipate construction beginning late 2022. All of these efforts are supported by diverse revenue streams generated from other operations including: farming, mineral resources, and our various joint ventures.
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Our Business
We currently operate in five reporting segments: commercial/industrial real estate development; resort/residential real estate development; mineral resources; farming; and ranch operations.
Activities within the commercial/industrial real estate development segment include planning and permitting of land for development; construction of infrastructure; construction of pre-leased buildings; construction of buildings to be leased or sold; and the sale of land to third parties for their own development. The commercial/industrial real estate development segment also includes activities related to the power plant lease and communications leases.
At the heart of the commercial/industrial real estate development segment is TRCC, a 20 million square foot commercial/industrial development on Interstate 5 just north of the Los Angeles basin. Six million square feet of industrial, commercial and retail space has already been developed, including distribution centers for IKEA, Caterpillar, Famous Footwear, L'Oreal, Camping World, and Dollar General. TRCC sits on both sides of Interstate 5, giving distributors immediate access to the west coast’s principal north-south goods movement corridor.
We are also involved in multiple joint ventures within TRCC with several partners that help us expand our commercial/industrial business activities:
•A joint venture with TravelCenters of America that owns and operates two travel and truck stop facilities, comprised of five separate gas stations with convenience stores and fast-food restaurants within TRCC-West and TRCC-East.
•Two joint ventures with Rockefeller Development Group, or Rockefeller:
◦18-19 West LLC owns 61.5 acres of land for future development within TRCC-West. In 2019, our 18-19 West LLC joint venture entered into a land purchase option with the same third-party who purchased the Five West building and land. In November 2021, the third-party exercised the land option and purchased the land from the joint venture for $15,213,000; and
◦TRCC/Rock Outlet Center LLC operates the Outlets at Tejon, a net leasable 326,000 square foot shopping experience in TRCC-East;
•Six joint ventures with Majestic Realty Co., or Majestic, to develop, manage, and operate industrial buildings within TRCC:
◦TRC-MRC 1, LLC operates a 480,480 square foot industrial building in TRCC-East, which was completed during 2017 and is fully leased;
◦TRC-MRC 2, LLC owns and operates a 651,909 square foot building in TRCC-West that is fully leased;
◦TRC-MRC 3, LLC operates a 579,040 square foot industrial building in TRCC-East that is fully leased; and
◦TRC-MRC 4, LLC was formed in 2021 to pursue the development, construction, leasing and management of a 629,274 square foot industrial building in TRCC-East. Grading on the site has been substantially completed and construction of the building has begun. The building is expected to be completed during the second half of 2022.
◦TRC-MRC 5 LLC was formed in March 29, 2022 to pursue the development, construction, lease-up, and management of an approximately 446,400 square foot industrial building located within TRCC-East. The project is currently in its initial planning and design phases with construction set to commence in 2023.
◦TRC-MRC Multi I, LLC was formed in February 2022 with Majestic for the development, leasing and management of approximately 495 multi-family residential community. The development would be located on an approximately 23-acre site located immediately north of the Outlets at Tejon.
The resort/residential real estate development segment is actively involved in the land entitlement and development process internally and through a joint venture. Our active developments within this segment are Mountain Village at Tejon Ranch, or MV, Centennial at Tejon Ranch, or Centennial, and Grapevine at Tejon Ranch, or Grapevine.
•MV encompasses a total of 26,417 acres, of which 5,082 acres will be used for a mixed-use development that will include housing, retail, and commercial components. MV is entitled for 3,450 homes, 160,000 square feet of commercial development, 750 hotel keys, and more than 21,335 acres of open space. The first final map for the project consisting of 401 residential lots and parcels for hospitality, amenities, and public uses was approved by Kern County in December 2021;
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•The Centennial development is a mixed-use master planned community development encompassing 12,323 acres of our land within Los Angeles County. Upon completion of Centennial, it is estimated that the community will include approximately 19,333 homes and 10.1 million square feet of commercial development, including nearly 3,500 affordable units. Centennial had entitlements approved in December 2018 and received legislative approvals in April 2019 from the Los Angeles County Board of Supervisors. See Note 12 (Commitments and Contingencies) of the Notes to Unaudited Consolidated Financial Statements for additional information related to current litigation; and
•Grapevine is an 8,010-acre development area located on the San Joaquin Valley floor area of our lands, adjacent to TRCC. Upon completion of Grapevine, the community will include 12,000 homes, 5.1 million square feet for commercial development, and more than 3,367 acres of open space and parks. The 4,643 acres designated for mixed-use development will include housing, retail, commercial, and industrial components.
•Immediately northeast of Grapevine is Grapevine North, a 7,655-acre development area, that is currently used for agricultural purposes. Identified as a development area in the Tejon Ranch Conservation and Land Use Agreement, or RWA, Grapevine North presents a significant opportunity for future development. Grapevine North may feature mixed use community development similar to Grapevine at Tejon Ranch, or other development uses as appropriate based upon market conditions at the time.
Please refer to our Annual Report on Form 10-K for the year ended December 31, 2021, for a more detailed description of our active developments within the resort/residential real estate development segment.
Our mineral resources segment generates revenues from oil and gas royalty leases, rock and aggregate mining leases, a lease with National Cement Company of California Inc., and water sales.
The farming segment produces revenues from the sale of wine grapes, almonds, and pistachios.
Lastly, the ranch operations segment consists of game management revenues and ancillary land uses such as grazing leases and filming.
Summary of 2022 Performance
For the three months ended June 30, 2022, the Company had a net loss attributable to common stockholders of $667,000 compared to net income of $2,822,000 for the three months ended June 30, 2021. Because of the timing of land and water sales, the Company's commercial real estate and mineral resources segments experienced operating profit declines, over the comparative period, of $2,774,000 and $1,465,000, respectively. Offsetting those declines was a decrease in income tax expense of $1,123,000.
For the first six months of 2022, we had net income attributable to common stockholders of $3,640,000 compared to $1,767,000 during the first six months of 2021. The Company's mineral resources and commercial real estate segments experienced operating profit improvements of $1,217,000 and $1,163,000, respectively, resulting from stronger margins associated with water and land sales.
This Management’s Discussion and Analysis of Financial Condition and Results of Operations provides a narrative discussion of our results of operations. It contains the results of operations for each reporting segment of the business and is followed by a discussion of our financial position. It is useful to read the reporting segment information in conjunction with Note 14 (Reporting Segments and Related Information) of the Notes to Unaudited Consolidated Financial Statements.
Critical Accounting Estimates
The preparation of our interim financial statements in accordance with generally accepted accounting principles in the United States, or GAAP, requires us to make estimates and judgments that affect the reported amounts for assets, liabilities, revenues and expenses, and related disclosure of contingent assets and liabilities. We consider an accounting estimate to be critical if: (1) the accounting estimate requires us to make assumptions about matters that were highly uncertain at the time the accounting estimate was made, and (2) changes in the estimates that are likely to occur from period to period, use of different estimates that we reasonably could have used in the current period, or would have a material impact on our financial condition or results of operations. On an ongoing basis, we evaluate our estimates, including those related to revenue recognition, impairment of long-lived assets, capitalization of costs, allocation of costs related to land sales and leases, stock compensation, and our future ability to utilize deferred tax assets. We base our estimates on historical experience and on various other assumptions that are believed to be reasonable under the circumstances, the results of which form the basis for making judgments about the carrying values of assets and liabilities that are not readily apparent from other sources. Actual results may differ from these estimates under different assumptions or conditions.
During the six months ended June 30, 2022, our critical accounting policies have not changed since the filing of our Annual Report on Form 10-K for the year ended December 31, 2021. Please refer to that filing for a description of our critical accounting policies. Please also refer to Note 1 (Basis of Presentation) in the Notes to Unaudited Consolidated Financial Statements in this report for newly adopted accounting principles.
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Results of Operations by Segment
We evaluate the performance of our reporting segments separately to monitor the different factors affecting financial results. Each reporting segment is subject to review and evaluation as we monitor current market conditions, market opportunities, and available resources. The performance of each reporting segment is discussed below:
Real Estate – Commercial/Industrial:
Three Months Ended June 30,Change
($ in thousands)20222021$%
Commercial/industrial revenues
Pastoria Energy Facility$996 $1,079 $(83)(8)%
TRCC Leasing366 533 (167)(31)%
TRCC management fees and reimbursements365 176 189 107 %
Commercial leases162 155 7 5 %
Communication leases255 251 4 2 %
Landscaping and other318 253 65 26 %
Land sale— 5,679 (5,679)(100)%
Total commercial/industrial revenues$2,462 $8,126 $(5,664)(70)%
Total commercial/industrial expenses$1,822 $4,712 $(2,890)(61)%
Operating income from commercial/industrial$640 $3,414 $(2,774)(81)%

•Commercial/industrial real estate development segment revenues were $2,462,000 for the three months ended June 30, 2022, a decrease of $5,664,000, or 70%, from $8,126,000 for the three months ended June 30, 2021. The decrease is attributed to the absence of land sales during the second quarter of 2022 whereas in 2021, the Company contributed land to its TRC-MRC 4 joint venture and recognized $5,679,000 in land sales revenues. Lastly, the Company in 2021 received a one time lease termination payment from a tenant at TRCC resulting in a decrease in revenues for the current year.
•Commercial/industrial real estate development segment expenses were $1,822,000 for the three months ended June 30, 2022, a decrease of $2,890,000, or 61%, from $4,712,000 for the three months ended June 30, 2021. This decrease is primarily attributed to the absence of the cost of sales in 2022 when compared to the prior period.






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Six Months Ended June 30,Change
($ in thousands)20222021$%
Commercial revenues
Pastoria Energy Facility$1,992 $2,095 $(103)(5)%
TRCC Leasing754 932 (178)(19)%
TRCC management fees and reimbursements950 362 588 162 %
Commercial leases316 297 19 6 %
Communication leases508 478 30 6 %
Landscaping and other610 511 99 19 %
Land sale4,681 5,679 (998)(18)%
Total commercial revenues$9,811 $10,354 $(543)(5)%
Total commercial expenses$4,558 $6,264 $(1,706)(27)%
Operating income from commercial/industrial$5,253 $4,090 $1,163 28 %

•Commercial/industrial real estate development segment revenues were $9,811,000 for the first six months of 2022, a decrease of $543,000, or 5%, from $10,354,000 for the first six months of 2021. The decrease is primarily attributed to selling a smaller land parcel in 2022 when compared to 2021. This decrease was partially offset by an increase in developer fees.
•Commercial/industrial real estate development segment expenses were $4,558,000 during the first six months of 2022, a decrease of $1,706,000, or 27%, from $6,264,000 during the first six months of 2021. The decrease is primarily attributed to selling a smaller land parcel in 2022 when compared to the previous period.
The logistics operators currently located within TRCC have demonstrated success in serving all of California and the western region of the United States, and the Company showcases their success in its marketing efforts. We expect to continue to focus our marketing strategy for TRCC-East and TRCC-West on the significant labor and logistical benefits of our site, the pro-business approach of Kern County, and the demonstrated success of the current tenants and owners within our development. Our location fits within the logistics model that many companies are using, which favors large, centralized distribution facilities which have been strategically located to maximize the balance of inbound and outbound efficiencies, rather than many decentralized smaller distribution centers. The world-class logistics operators located within TRCC have demonstrated success through utilization of this model. With access to markets of over 40 million people for next-day delivery service, they are also demonstrating success with e-commerce fulfillment.
Our Foreign Trade Zone, or FTZ, designation allows businesses to secure the many benefits and cost reductions associated with streamlined movement of goods in and out of the trade zone. This FTZ designation is further supplemented by the Advance Kern Incentive Program, or AKIP, adopted by the Kern County Board of Supervisors. AKIP is aimed to expand and enhance the County's competitiveness by taking affirmative steps to attract new businesses and to encourage the growth and resilience of existing businesses. AKIP provides incentives such as assistance in obtaining tax incentives, building supporting infrastructure, and workforce development. 
We believe that the FTZ and AKIP, along with our ability to provide fully entitled, shovel-ready land parcels to support buildings of any size, including buildings one million square feet or larger, can provide us with a potential marketing advantage. Our marketing efforts target the Inland Empire region of Southern California, the Santa Clarita Valley of northern Los Angeles County, the northern part of the San Fernando Valley - due to the limited availability of new product and high real estate costs in these locations, and the San Joaquin Valley of California. The Company continues to analyze the market and evaluate expansions of industrial buildings for lease either on our own or in partnerships, as we have done with the buildings developed within our joint ventures.
A potential disadvantage to our development strategy is our distance from the ports of Los Angeles and Long Beach in comparison to the warehouse/distribution centers located in the Inland Empire, a large industrial area located east of Los Angeles, which continues its expansion eastward beyond Riverside and San Bernardino, to include Perris, Moreno Valley, and Beaumont. As development in the Inland Empire continues to move east and farther away from the ports, the potential disadvantage of our distance from the ports is being mitigated. Strong demand for large distribution facilities is driving development farther east in a search for large, entitled parcels.
During the quarter ended June 30, 2022, historically tight market conditions continued to exist throughout the Inland Empire. Vacancy rates ticked up 20 basis points to 0.5% but is still 70 basis points below the mark from one year ago. Average asking
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rents posted a record-high rate, a 21% jump quarter over quarter and 79% increase from one year ago. Demand for Inland Empire logistics space continues to be strong, as net absorption reached 3.7 million square feet. As lease rates increase in the Inland Empire, we may experience greater pricing advantages due to our lower land basis.
During the quarter ended June 30, 2022, vacancy rates in the San Fernando Valley and Ventura County were unchanged at 0.5% quarter over quarter and 80 basis points below its mark from one year ago. Average asking rates continued to climb with a 22% jump from prior quarter. There is currently 622,000 square feet of industrial space under construction within this market.
Industrial vacancy rates are expected to remain low, and industrial users seeking larger spaces are going further north into neighboring Kern County, and particularly, TRCC, which has attracted increased attention as market conditions continue to tighten. Additionally, TRCC is in a position to capture tenant awareness due to our ability to provide a competitive alternative for users in the Inland Empire and the Santa Clarita Valley. The Company's TRC-MRC 4 joint venture is currently constructing a 629,274 square foot industrial building while Scannell Properties, a third-party land purchaser, is building a 252,000 square foot industrial building.
We expect our commercial/industrial real estate development segment to continue to experience costs, net of amounts capitalized, primarily related to professional service fees, marketing costs, commissions, planning costs, and staffing costs as we continue to pursue development opportunities. These costs are expected to remain consistent with current levels of expense with any variability in future costs tied to specific absorption transactions in any given year.
The actual timing and completion of development is difficult to predict due to the uncertainties of the market. Infrastructure development and marketing activities and costs could continue to increase over several years as we develop our land holdings. We will also continue to evaluate land resources to determine the highest and best uses for our land holdings. Future land sales are dependent on market circumstances and specific opportunities. Our goal in the future is to increase land value and create future revenue growth through planning and development of commercial and industrial properties.
Real Estate – Resort/Residential:
We are in the preliminary stages of property development for this segment; hence, no revenues or profits are attributed to this segment.
Resort/residential real estate development segment expenses were $423,000 for the three months ended June 30, 2022, a decrease of $16,000, or 4%, from $439,000 for the six months ended June 30, 2021. The decrease is attributed to additional payroll capitalized to qualifying real estate development projects.
Resort/residential real estate development segment expenses were $846,000 for the first six months of 2022, a decrease of $146,000, or 15%, from $992,000 for the first six months of 2021. The decrease is attributed to additional payroll capitalized to qualifying real estate development projects.
Our long-term business plan of developing the communities of MV, Centennial, and Grapevine remains unchanged. As home buyer trends change in California to a more suburban orientation and the economy stabilizes, we believe the perception of land values will continue to improve. Long-term macro fundamentals, primarily California's population growth and household formation will also support housing demand in our region. California also has a significant documented housing shortage, which we believe our communities will help ease as the population base within California continues to grow. Most of the expenditures and capital investment to be incurred within our resort/residential real estate segment are expected to continue to focus on the mixed use master planned communities of Centennial, Grapevine, and Mountain Village.
•Centennial – the approved Centennial specific plan includes 19,333 residential units and more than 10.1 million square feet of commercial space. The Company is working with the County of Los Angeles to address litigation filed in the Los Angeles Superior Court. See Note 12 (Commitments and Contingencies) of the Notes to Unaudited Consolidated Financial Statements for further discussion.
•Grapevine – an 8,010-acre development area located on the San Joaquin Valley floor area of our lands, adjacent to TRCC. Upon completion of Grapevine, the community will include 12,000 homes, 5.1 million square feet for commercial development, and more than 3,367 acres of open space and parks.
•MV – a fully entitled project that obtained final map approvals in 2021 for 401 residential lots and parcels for hospitality, amenities, and public uses. The timing of the MV development in the coming years will depend on the strength of both the economy and the real estate market, including both primary and second home markets. In moving the project forward, we will focus on consumer and market research studies, and fine tuning of development business plans.
•Over the next several years, we expect to explore funding opportunities for the future development of our projects. Such funding opportunities could come from a variety of sources, such as joint ventures with financial partners, debt financing, or the Company’s issuance of additional common stock.
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Mineral Resources:
Three Months Ended June 30,Change
($ in thousands)20222021$%
Mineral resources revenues
Oil and gas$436 $193 $243 126 %
Cement851 628 223 36 %
Rock aggregate548 485 63 13 %
Exploration leases27 25 2 8 %
Water Sales2,250 5,610 (3,360)(60)%
Reimbursables and other19 463 (444)(96)%
Total mineral resources revenues$4,131 $7,404 $(3,273)(44)%
Total mineral resources expenses$2,445 $4,253 $(1,808)(43)%
Operating income from mineral resources$1,686 $3,151 $(1,465)(46)%

•Mineral resources segment revenues were $4,131,000 for the three months ended June 30, 2022, a decrease of $3,273,000, or 44%, from $7,404,000 for the three months ended June 30, 2021. The reduction in revenues is primarily attributed to the timing of water sales, which were mostly completed during the first quarter of 2022. Comparatively, the Company sold 1,500 and 4,715 acre-feet of water as of the three months ended June 30, 2022 and 2021, respectively.
•Mineral resources segment expenses were $2,445,000 for the three months ended June 30, 2022, a decrease of $1,808,000, or 43%, from $4,253,000 for the six months ended June 30, 2021. This decrease is consistent with reduced water sales volume when compared to the prior period.
Six Months Ended June 30,Change
($ in thousands)20222021$%
Mineral resources revenues
Oil and gas$710 $367 $343 93 %
Cement1,434 1,094 340 31 %
Rock aggregate799 743 56 8 %
Exploration leases70 50 20 40 %
Water Sales12,407 11,862 545 5 %
Reimbursables and other679 464 215 46 %
Total mineral resources revenues$16,099 $14,580 $1,519 10 %
Total mineral resources expenses$9,602 $9,300 $302 3 %
Operating income from mineral resources$6,497 $5,280 $1,217 23 %

•Mineral resources segment revenues were $16,099,000 for the first six months of 2022, an increase of $1,519,000, or 10%, from $14,580,000 for the first six months of 2021. The dry 2021/2022 winter diminished water availability in California and eventually resulted in a SWP allocation of 5%. As a result, the Company generated $545,000 in additional water sales revenues in 2022, as a result of improved pricing. Comparatively the Company sold 8,470 and 10,596 acre-feet of water as of June 30, 2022 and 2021, respectively. The remainder of the increase is attributed to the timing of property tax reimbursements from our mineral leases and increased production in the Company's oil and mineral leases as well as higher oil prices.
•Mineral resources segment expenses were $9,602,000 for the first six months of 2022, an increase of $302,000, or 3%, when compared to the same period in 2021. The increase is primarily attributed to increases in property taxes and general overhead costs.
As anticipated changes arise in the future related to groundwater management in California, such as limits on groundwater pumping in overdrafted water basins outside of our lands, we believe that our water assets, including water banking operations, ground water recharge programs, and access to water contracts like those we have purchased in the past, will become even more
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important and valuable in servicing our projects and providing opportunities for water sales to third parties. We do not expect any further water sales for the remainder of the year.
The price per barrel of oil has increased over 48% from December 31, 2021 levels leading to increases in production, with the expectation of more wells returning into production in the near future. Prices for oil, natural gas fluctuate in response to relatively minor changes in supply and demand, market uncertainty and a variety of additional factors that are beyond our control, such as: changes in domestic and global supply and demand, domestic and global inventory levels, political and regulatory conditions in California, and international disputes such as current conflicts in Eastern Europe.
Farming:
Three Months Ended June 30,Change
($ in thousands)20222021$%
Farming revenues
Almonds$1,643 $93 $1,550 1,667 %
Hay204 122 82 67 %
Other74 64 10 16 %
Total farming revenues$1,921 $279 $1,642 589 %
Total farming expenses$3,462 $1,203 $2,259 188 %
Operating loss from farming$(1,541)$(924)$(617)67 %
•Farming segment revenues were $1,921,000 for the three months ended June 30, 2022, an increase of $1,642,000, or 589%, from $279,000 during the same period in 2021. The improvement is primarily attributed to the timing of the 2021 almond crop sales. Comparatively we sold 722,032 and 44,000 pounds of almonds as of the three months ended June 30, 2022 and 2021, respectively.
•Farming segment expenses were $3,462,000 for the three months ended June 30, 2022, an increase of $2,259,000, or 188%, from $1,203,000 during the same period in 2021. The increase in expenses resulted from the additional cost of sales related to the increase in almond sales when compared to prior year and higher water costs.
Six Months Ended June 30,Change
($ in thousands)20222021$%
Farming revenues
Almonds$2,126 $397 1,729 436 %
Pistachios— 14 (14)(100)%
Wine grapes— 16 (16)(100)%
Hay318 251 67 27 %
Other132 208 (76)(37)%
Total farming revenues$2,576 $886 $1,690 191 %
Total farming expenses$5,224 $2,681 $2,543 95 %
Operating (loss) income from farming$(2,648)$(1,795)$(853)48 %

•Farming segment revenues were $2,576,000 for the first six months of 2022, an increase of $1,690,000, or 191%, from $886,000 during the same period in 2021. The improvement is primarily attributed to the timing of 2021 almond crop sales. Comparatively we sold 991,392 and 204,996 pounds of almonds as of the six months ended June 30, 2022 and 2021, respectively.
•Farming segment expenses were $5,224,000 for the first six months of 2022, an increase of $2,543,000, or 95%, from $2,681,000 when compared to the same period in 2021. The increase in expenses is primarily attributed to an increase in the amount of almonds sold. In addition, the Company is also incurring higher fixed water costs resulting from increased costs associated with maintaining local water district infrastructure and high State Water Project fixed water costs.
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Our almond, pistachio, and wine grape crop sales are highly seasonal with most of our sales occurring during the third and fourth quarters. Nut and grape crop markets are particularly sensitive to the size of each year’s world crop and the demand for those crops. As witnessed in 2020, large crop yields in California and abroad can rapidly depress prices. Tariffs from India, which is a major customer of almonds and pistachios, can make American products less competitive and push customers to switch to another producing country. The strengthening of the U.S. Dollar also makes our crops less attractive to foreign buyers.
Weather conditions can also impact the number of tree and vine dormant hours, which are integral to tree and vine growth. We will not know the impact of current weather conditions on 2022 production until the summer of 2022. We experienced a warm winter, which reduces the number of chilling hours for our pistachio and almond trees. In the past, this has had a very adverse effect on pistachio yields. The current SWP allocation of 5% alone is inadequate for our farming needs. As such, management will use a portion of the Company's water sources to cover any shortfall and may incur additional water delivery charges, which will increase overall 2022 crop production costs.
Labor shortages are increasing the cost of labor for the Company’s farming segment, while supply chain disruptions such as shortages of drivers for trucking companies and availability of food grade containers are impacting our ability to deliver goods to customers. Because a majority of the Company's almonds are sold to customers in India and China, it is very likely that there will be continued sales delays given the current disruption in the global supply chain network. The Company, along with the rest of the farming industry, is experiencing increased costs for chemicals, herbicides, and fertilizers. For the remainder of 2022, we expect these issues to have an adverse effect on the Company's farming operations.
Lastly, the impact of state ground water management laws on new plantings and continuing crop production remains unknown. Water delivery and water availability continues to be a long-term concern within California. Any limitation of delivery of SWP water and the absence of available alternatives during drought periods could potentially cause permanent damage to orchards and vineyards throughout California. While this could impact us, we believe we have sufficient water resources available to meet our requirements for the next crop year.
Ranch Operations:
Three Months Ended June 30,Change
($ in thousands)20222021$%
Ranch Operations revenues
Game management and other 1
$461 $448 $13 3 %
Grazing294 381 (87)(23)%
Total Ranch Operations revenues$755 $829 $(74)(9)%
Total Ranch Operations expenses$1,250 $1,142 $108 9 %
Operating loss from Ranch Operations$(495)$(313)$(182)58 %
1 Game management and other revenues consist of revenues from hunting, filming, high desert hunt club (a premier upland bird hunting club), and other ancillary activities.

•Ranch operations revenues were $755,000 for the three months ended June 30, 2022, a decrease of $74,000, or 9%, from $829,000 for the same period in 2021. The decrease is primarily attributed to a drought clause that reduced the number of cattle that are able to graze on the Company's land, thereby reducing grazing lease revenues.
•Ranch operations expenses were $1,250,000 for the three months ended June 30, 2022, an increase of $108,000, or 9%, from $1,142,000 for the same period in 2021. This increase is primarily attributed to an increase in repairs and maintenance costs resulting from a shift in business strategy. Historically, the Company has maintained property grounds using internal sources, during 2022 we began outsourcing this effort which is attributing to the aforementioned increase in repairs and maintenance costs during the quarter.
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Six Months Ended June 30,Change
($ in thousands)20222021$%
Ranch Operations revenues
Game Management and other 1
$1,163 $1,094 $69 6 %
Grazing640 778 (138)(18)%
Total Ranch Operations revenues$1,803 $1,872 $(69)(4)%
Total Ranch Operations expenses$2,565 $2,329 $236 10 %
Operating loss from Ranch Operations$(762)$(457)$(305)67 %
1 Game management and other revenues consist of revenues from hunting, filming, high desert hunt club (a premier upland bird hunting club), and other ancillary activities.

•Ranch operations revenues were $1,803,000 for the first six months of 2022, a decrease of $69,000, or 4%, from $1,872,000 for the same period in 2021. The decrease is primarily attributed to a drought clause that reduced the number of cattle that are able to graze on the Company's land, thereby reducing grazing lease revenues.
•Ranch operations expenses were $2,565,000 for the first six months of 2022, an increase of $236,000, or 10%, from $2,329,000 for the same period in 2021. This increase is primarily attributed to an increase in repairs and maintenance costs resulting from a shift in business strategy. Historically, the Company has maintained property grounds using internal sources, during 2022 we began outsourcing this effort which is attributing to the aforementioned increase in repairs and maintenance costs during the quarter.
Corporate and Other:
Corporate general and administrative costs were $2,185,000 for the three months ended June 30, 2022, a decrease of $179,000, or 8%, from $2,364,000 for the same period in 2021. The decrease is primarily attributed to a decrease in payroll and stock compensation, net of capitalization, of $95,000 as a result of the Company switching from a performance-based stock compensation plan to a market-based stock compensation plan. The Company also had a $44,000 reduction in insurance expense as a result of a refund.
Corporate general and administrative costs were $4,600,000 for the first six months of 2022, a decrease of $55,000, or 1%, from $4,655,000 for the same period in 2021. The decrease is primarily attributed to lower depreciation and amortization costs.
On November 2021, the Company's 18-19 West joint venture sold its land for $15,213,000. In 2022, the Company received excess distributions and recognized long-term deferred gains, associated with the 18-19 West joint venture of $925,000.
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Joint Ventures:
Three Months Ended June 30,Change
($ in thousands)20222021$%
Equity in earnings (loss)
Petro Travel Plaza Holdings, LLC$1,953 $1,522 $431 28 %
18-19 West, LLC(24)107 (131)(122)%
TRCC/Rock Outlet Center, LLC(482)(365)(117)32 %
TRC-MRC 1, LLC(12)5 (17)(340)%
TRC-MRC 2, LLC169 155 14 9 %
TRC-MRC 3, LLC63 (59)122 (207)%
TRC-MRC 4, LLC(4)— (4)100 %
Total equity in earnings$1,663 $1,365 $298 22 %

•Equity in earnings were $1,663,000 for the three months ended June 30, 2022, an increase of $298,000, from $1,365,000 during the same period in 2021. The improvement is primarily attributed to the Company's Petro joint venture that saw improved fuel and non-fuel operating margins in 2022.
Six Months Ended June 30,Change
($ in thousands)20222021$%
Equity in earnings (loss)
Petro Travel Plaza Holdings, LLC$3,114 $1,668 $1,446 87 %
18-19 West, LLC(24)90 (114)(127)%
TRCC/Rock Outlet Center, LLC(689)(709)20 (3)%
TRC-MRC 1, LLC(3)48 (51)(106)%
TRC-MRC 2, LLC341 323 18 6 %
TRC-MRC 3, LLC142 (114)256 (225)%
TRC-MRC 4, LLC(5)— (5)— %
Total equity in earnings$2,876 $1,306 $1,570 120 %
•Equity in earnings were $2,876,000 for the six months ended June 30, 2022, an increase of $1,570,000, or 120%, from $1,306,000 during the same period in 2021. The improvement is primarily attributed to the Company's Petro joint venture that saw improvements in both fuel and non-fuel operating margins. Additionally, the joint venture's full-service restaurants were open during the first quarter of 2022, but were closed due to COVID-19 mandates during the same period in 2021.
Please refer to "Non-GAAP Financial Measures" for further financial discussion of the results of our joint ventures.
General Outlook
The operations of the Company are seasonal and future results of operations cannot reliably be predicted based on quarterly results. Historically, the Company's largest percentages of farming revenues are recognized during the third and fourth quarters of the fiscal year. Real estate activity and leasing activities are dependent on market circumstances and specific opportunities and therefore are difficult to predict from period to period.
For further discussion of the risks and uncertainties that could potentially adversely affect us, please refer to Part I, Item 7 – “Management’s Discussion and Analysis of Financial Condition and Results of Operations” in the Company’s Annual Report on Form 10-K for the year ended December 31, 2021, or Annual Report, and to Part I, Item 1A - "Risk Factors" of our Annual Report. We continue to be involved in various legal proceedings related to leased acreage. For a further discussion, please refer to Note 12 (Commitments and Contingencies) of the Notes to Unaudited Consolidated Financial Statements in this report.
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Income Taxes
For the six months ended June 30, 2022, the Company had net income tax expense of $3,041,000 compared to $1,139,000 for the six months ended June 30, 2021. The effective tax rates approximated 45% and 39% for the six months ended June 30, 2022 and 2021, respectively. As of June 30, 2022, income tax payables were $2,213,000. The Company classifies interest and penalties incurred on tax payments as income tax expenses. The Company's effective tax rates were higher than statutory rates primarily because of permanent differences related to Section 162(m) limitations and discrete tax expense associated with interest rate swap termination proceeds. The Section 162(m) compensation deduction limitations occurred due to changes in tax law arising from the 2017 Tax Cuts Jobs Act. The discrete item was primarily triggered after the Company terminated an existing interest rate swap position that was in a net asset position and as a result, received proceeds of $1,123,000.
Cash Flow and Liquidity
Our financial position allows us to pursue our strategies of land entitlement, development, and conservation. Accordingly, we have established well-defined priorities for our available cash, including investing in core operating segments to achieve profitable future growth. We have historically funded our operations with cash flows from operating activities, investment proceeds, and short-term borrowings from our bank credit facilities. In the past, we have also issued common stock and used the proceeds for capital investment activities.
To enhance shareholder value over the long-term, we expect to continue to make investments in our real estate segments to secure land entitlement approvals, build infrastructure for our developments, provide adequate water supplies, and provide funds for general land development activities. Within our farming segment, we intend to make investments as needed to improve efficiency and add capacity to its operations when it is profitable to do so.
Our cash, cash equivalents and marketable securities totaled $45,549,000 as of June 30, 2022, a decrease of $1,629,000 from $47,178,000 as of December 31, 2021.
The following table shows our cash flow activities for the six months ended June 30,
(in thousands)20222021
Operating activities$2,658 $(1,095)
Investing activities$(18,427)$(9,846)
Financing activities$(2,062)$(3,098)

Operating Activities
During the first six months of 2022, the Company's operations provided $2,658,000 primarily as a result of distributions of earnings from unconsolidated joint ventures and an increase in net income.
During the first six months of 2021, the Company's operations used $1,095,000 primarily to fund crop cultural costs.
Investing Activities
During the first six months of 2022, investing activities used $18,427,000. The Company made capital expenditures, inclusive of capitalized interest and payroll (exclusive of stock compensation), of $12,288,000, which includes predevelopment activities for our master planned communities; $1,292,000 consisting of permitting efforts for MV; $420,000 consisting of permitting efforts for Grapevine, and costs related to litigation defense for Centennial of $2,067,000. At TRCC, we spent $4,480,000 on infrastructure improvements and planning on the residential community at TRCC-East. Within our farming segment, we spent $3,690,000 which includes cultural costs for orchards not currently in production and replacing machinery and equipment. Lastly, the Company used $988,000 to acquire water assets. The Company had marketable securities maturities of $20,322,000 and reinvested $36,783,000. Lastly, the Company received proceeds of $2,899,000, $3,973,000, $4,438,000, from joint venture distributions, water sales, and land sales, respectively.
During the first six months of 2021, investing activities used $9,846,000. The Company made capital expenditures, inclusive of capitalized interest and payroll (exclusive of stock compensation), of $11,414,000, which includes predevelopment activities for our master planned communities; $2,235,000 consisting of planning and permitting primarily related to the preparation of final maps for Phase 1 of MV; expenditures relating to litigation of $618,000 for Grapevine, and costs related to litigation defense for Centennial of $1,184,000. At TRCC, we spent $2,136,000 on infrastructure improvements, qualifying costs related to land development and the residential community at TRCC-East. Within our farming segment, we spent $4,812,000 developing new almond orchards and grape vineyards, which includes cultural costs for 2021 for orchards not currently in production and replacing machinery and equipment. Lastly, the Company used $2,415,000 to acquire water assets and invested $7,842,000 into marketable securities. The cash outlays previously mentioned were offset by water sales proceeds of $5,874,000, joint venture distributions of $5,096,000 primarily attributed to the sale of land to TRC-MRC 4 and proceeds from matured marketable securities of $1,400,000.
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As we move forward, we anticipate we will continue to use cash from operations, proceeds from the maturity of securities, and anticipated distributions from joint ventures to fund real estate project investments, including the investments summarized below.
Our estimated capital investment, inclusive of capitalized interest and payroll, for the remainder of 2022 is primarily related to our real estate projects. These estimated investments include approximately $8,236,000 of infrastructure development at TRCC-East to support continued commercial retail and industrial development and to expand water facilities to support future anticipated absorption. We also plan to continue to invest in cultural costs tied to new almond orchards and vineyards, and to replace farm equipment. The farm investments are part of a long-term farm management program to redevelop declining orchards and vineyards to maintain and improve future farm revenues. Lastly, we expect to invest up to $4,734,000 for land planning, litigation/appeals, federal and state agency permitting activities, and development activities at MV, Centennial, and Grapevine during the remainder of 2022.
We capitalize interest cost as a cost of the project only during the period for which activities necessary to prepare an asset for its intended use are ongoing, provided expenditures for the asset have been made and interest cost has been incurred. Capitalized interest for the six months ended June 30, 2022 and 2021, was $1,154,000 and $1,242,000, respectively, and is classified within real estate development. We also capitalized payroll costs related to development, pre-construction, and construction projects which aggregated $1,311,100 and $1,238,000 for the six months ended June 30, 2022 and 2021, respectively. Expenditures for repairs and maintenance are expensed as incurred.
Financing Activities
During the first six months of 2022, financing activities used $2,062,000, which was attributable to long-term debt service of $50,962,000, tax payments on vested share grants of $1,122,000, offset by debt issuance of $49,080,000 and proceeds from interest rate swap termination of $1,123,000.
During the first six months of 2021, financing activities used $3,098,000, which was attributable to long-term debt service of $2,132,000 and tax payments on vested share grants of $966,000.
It is difficult to accurately predict cash flows due to the nature of our businesses and fluctuating economic conditions. Our earnings and cash flows will be affected from period to period by the commodity nature of our farming and mineral operations, the timing of sales and leases of property within our development projects, and the beginning of development within our residential projects. The timing of sales and leases within our development projects is difficult to predict due to the time necessary to complete the development process and negotiate sales or lease contracts. Often, the timing aspect of land development can lead to certain years or periods having different earnings than comparable periods. Based on the Company's experience, the Company believes it will have adequate cash flows, cash balances, and availability on our line of credit (discussed below) over the next twelve months to fund internal operations. As we move forward with the completion of our litigation, permitting and engineering design for our master planned communities and prepare to move into the development stage, we will need to secure additional funding through the issuance of equity and secure other forms of financing such as joint ventures and possibly debt financing.
We continuously evaluate our short-term and long-term capital investment needs. Based on the timing of capital investments, we may supplement our current cash, marketable securities, and operational funding sources through the sale of common stock and the incurrence of additional debt.
Capital Structure and Financial Condition
At June 30, 2022, total capitalization at book value was $515,210,000, consisting of $50,901,000 of debt and $464,309,000 of equity, resulting in a debt-to-total-capitalization ratio of approximately 9.9%.
On October 13, 2014, the Company, as borrower, entered into an Amended and Restated Credit Agreement, a Term Note and a Revolving Line of Credit Note, with Wells Fargo, or collectively the Credit Facility. The Credit Facility added a $70,000,000 term loan, or Term Loan, to the then existing $30,000,000 revolving line of credit, or RLC. In August 2019, the Company amended the Term Note (Amended Term Note) and extended its maturity to June 2029 and amended the RLC to expand the capacity from $30,000,000 to $35,000,000 and extend the maturity to October 5, 2024. On June 27, 2022, the Company paid off the Amended Term Note and terminated the related interest rate swap agreement with Wells Fargo and received a $1,123,200 cash termination fee from Wells Fargo for the interest rate swap.
On June 30, 2022, the Company entered into a variable rate term note, or New Term Note, and a New Revolving Line of Credit Note, or New RLC, with Bank of America, N.A, (Lender) or collectively the New Credit Facility. The New Term Loan provides a principal amount of $49,080,000 and a maturity date of June 28, 2032, which was used to pay off the existing Wells Fargo Amended Term Note. The Company evaluated the exchange under ASC 470 and determined that the exchange should be treated as a debt extinguishment. The amount of New RLC under the New Credit Facility is $45,000,000. As a subfacility under the New RLC, the Lender agrees to provide up to $10,000,000 of capacity to issue standby letters of credit. The Company currently has $4,393,000 outstanding on a standby letter of credit (see Off-Balance Sheet Arrangements section
38

below for further discussion). The Company can issue an additional $5,607,000 in standby letters of credit. The allocation of the credit availability to a letter of credit does not incur an interest cost.
The New Term Note had a $49,080,000 balance as of June 30, 2022. The interest rate per annum applicable to the New Term Loan is the daily secured overnight financing rate, or SOFR, plus a margin of 1.55 percentage points. The interest rate for the term of the New Term Note has been fixed through the use of an interest rate swap at a rate of 4.62%. The New Term Note requires monthly amortization payments pursuant to a schedule set forth in the New Term Note, with the final outstanding principal amount due June 28, 2032. The New Credit Facility is secured by the Company's farmland and farm assets, which include equipment, crops and crop receivables; the PEF power plant lease and lease site; and related accounts and other rights to payment and inventory.
The New RLC had no outstanding balance as of June 30, 2022. At the Company’s option, the interest rate on this line of credit can float at 1.37% over a selected the Daily SOFR rate or can be fixed at 1.37% above Term SOFR for a fixed rate term. During the term of this RLC (which matures in June 2032), the Company can borrow at any time and partially or wholly repay any outstanding borrowings and then re-borrow, as necessary.
Any future borrowings under the New RLC are expected to be used for ongoing working capital requirements and other general corporate purposes. To maintain availability of funds under the RLC, undrawn amounts under the RLC will accrue a commitment fee of 10 basis points per annum. The Company's ability to borrow additional funds in the future under the New RLC is subject to compliance with certain financial covenants and making certain representations and warranties, which are typical in this type of borrowing arrangement.
The New Credit Facility requires compliance with two financial covenants: (a) total liabilities divided by tangible net worth not greater than 0.75 to 1.0 at each quarter end; (b) a debt service coverage ratio not less than 1.25 to 1.00 as of each quarter end on a rolling four quarter basis.
At June 30, 2022 and December 31, 2021, the Company was in compliance with all financial covenants.
The New Credit Facility also contains customary negative covenants that limit the ability of the Company to, among other things, make capital expenditures, incur indebtedness and issue guaranties, consummate certain assets sales, acquisitions or mergers, make investments, pay dividends or repurchase stock, make a change in capital ownership, or incur liens on any assets.
The New Credit Facility contains customary events of default, including: failure to make required payments; failure to comply with terms of the New Credit Facility; bankruptcy and insolvency. The New Credit Facility contains other customary terms and conditions, including representations and warranties, which are typical for credit facilities of this type.
The Company also has a $4,750,000 promissory note agreement whose principal and interest due monthly began October 1, 2013. The interest rate on this promissory note is 4.25% per annum, with principal and interest payments ending on September 1, 2028. The balance as of June 30, 2022 was $1,821,000.
Current and future capital resource requirements will be provided primarily from current cash and marketable securities, cash flow from ongoing operations, distributions from joint ventures, proceeds from the sale of developed and undeveloped land parcels, potential sales of assets, additional use of debt or drawdowns against our line of credit, proceeds from the reimbursement of public infrastructure costs through CFD bond debt (described below under “Off-Balance Sheet Arrangements”), and the issuance of additional common stock.
In May 2022, we filed an updated shelf registration statement on Form S-3, which went effective in May 2022. Under the shelf registration statement, we may offer and sell in the future one or more offerings not to exceed $200,000,000, common stock, preferred stock, debt securities, warrants or any combination of the foregoing. The shelf registration allows for efficient and timely access to capital markets and when combined with our other potential funding sources just noted, provides us with a variety of capital funding options that can then be used and appropriately matched to the funding needs of the Company.
Although we have a strong liquidity position at June 30, 2022 with $45,549,000 in cash and securities and $45,000,000 available on our RLC to meet any short-term liquidity needs, we have taken steps to maximize positive cash flow, in case a lack of liquidity in the economy limits our access to third party funding by responsibly limiting cash expenditures to the extent practical. See Note 3 (Marketable Securities) and Note 7 (Line of Credit and Long-Term Debt) of the Notes to Unaudited Consolidated Financial Statements for more information.
We continue to expect that substantial investments will be required to develop our land assets. To meet these capital requirements, we may need to secure additional debt financing and continue to renew our existing credit facilities. In addition to debt financing, we will use other capital alternatives such as joint ventures with financial partners, sales of assets, and the issuance of common stock. We will use a combination of the above funding sources to properly match funding requirements with the assets or development project being funded. There is no assurance that we can obtain financing or that we can obtain
39

financing at favorable terms. We believe we have adequate capital resources to fund our cash needs and our capital investment requirements in the near-term as described earlier in the cash flow and liquidity discussions.
Contractual Cash Obligations
The following table summarizes our contractual cash obligations and commercial commitments as of June 30, 2022, to be paid over the next five years and thereafter:
 Payments Due by Period
(In thousands)TotalOne Year or LessYears 2-3Years 4-5Thereafter
Contractual Obligations:
Estimated water payments$277,288 $11,632 $24,321 $25,804 $215,531 
Long-term debt50,901 1,619 3,733 4,109 41,440 
Interest on long-term debt18,987 2,307 4,365 4,007 8,308 
Cash contract commitments8,922 5,677 1,656 518 1,071 
Defined Benefit Plan 4,489 317 712 973 2,487 
SERP4,967 526 997 1,115 2,329 
Financing fees163 163 — — — 
Total contractual obligations$365,717 $22,241 $35,784 $36,526 $271,166 
The table above includes only those contracts that include fixed or minimum obligations. It does not include normal purchases, which are made in the ordinary course of business.
Estimated water payments include the Nickel Family, LLC water contract, which obligates us to purchase 6,693 acre-feet of water annually through 2044 and SWP contracts with Wheeler Ridge Maricopa Water Storage District, TCWD, Tulare Lake Basin Water Storage District, and Dudley-Ridge Water Storage District. These contracts for the supply of future water run through 2035. Please refer to Note 5 (Long-Term Water Assets) of the Notes to Consolidated Financial Statements for additional information regarding water assets.
Our cash contract commitments consist of contracts in various stages of completion related to infrastructure development within our industrial developments and entitlement costs related to our industrial and residential development projects. Also included in the cash contract commitments are operating lease obligations. Our operating lease obligations are for office equipment. At the present time, we do not have any capital lease obligations or purchase obligations outstanding.
As discussed in Note 13 (Retirement Plans) of the Notes to Unaudited Consolidated Financial Statements, we have long-term liabilities for deferred employee compensation, including pension and supplemental retirement plans. Payments in the above table reflect estimates of future defined benefit plan contributions from the Company to the plan trust, estimates of payments to employees from the plan trust, and estimates of future payments to employees from the Company that are in the SERP program. We expect to contribute $165,000 to our defined benefit plan in 2022.

40

Off-Balance Sheet Arrangements
The following table shows contingent obligations we have with respect to certain bonds issued by the CFDs: 
 Amount of Commitment Expiration Per Period
($ in thousands)Total< 1 year2 -3 Years4 -5 YearsAfter 5 Years
Other Commercial Commitments:
Standby letter of credit$4,393 $4,393 $— $— $— 
Total other commercial commitments$4,393 $4,393 $— $— $— 
The Tejon Ranch Public Facilities Financing Authority, or TRPFFA, is a joint powers authority formed by Kern County and TCWD to finance public infrastructure within the Company’s Kern County developments. TRPFFA created two CFDs, the West CFD and the East CFD. The West CFD has placed liens on 420 acres of the Company’s land to secure payment of special taxes related to $28,620,000 of bond debt sold by TRPFFA for TRCC-West. The East CFD has placed liens on 1,931 acres of the Company’s land to secure payments of special taxes related to $75,965,000 of bond debt sold by TRPFFA for TRCC-East. At TRCC-West, the West CFD has no additional bond debt approved for issuance. At TRCC-East, the East CFD has approximately $44,035,000 of additional bond debt authorized by TRPFFA.
In connection with the sale of the bonds there is a standby letter of credit for $4,393,000 related to the issuance of East CFD bonds. The standby letter of credit is in place to provide additional credit enhancement and cover approximately two years' worth of interest on the outstanding bonds. This letter of credit will not be drawn upon unless the Company, as the largest landowner in the CFD, fails to make its property tax payments. As development occurs within TRCC-East, there is a mechanism in the bond documents to reduce the amount of the letter of credit. The Company believes as of June 30, 2022, that the letter of credit will likely never be drawn upon. This letter of credit is for a two-year period and will be renewed in two-year intervals as necessary. The annual cost related to the letter of credit is approximately $68,000. The tax assessment of each individual property sold or leased within each CFD is not determinable at this time because it is based on the current tax rate of the property at the time of sale or at the time it is leased to a third-party. Accordingly, the Company is not required to recognize an obligation as of June 30, 2022.
As of June 30, 2022, aggregate outstanding debt of unconsolidated joint ventures was $153,750,000. We provided a guarantee on $139,284,000 of this debt, relating to our joint ventures with Rockefeller and Majestic. Because of positive cash flow generation within the Rockefeller and Majestic joint ventures, we, as of June 30, 2022, do not expect the guarantee to be called upon. We do not provide a guarantee on the $14,466,000 of debt related to our joint venture with TA/Petro.
41

Non-GAAP Financial Measures
EBITDA represents earnings before interest, taxes, depreciation, and amortization, a non-GAAP financial measure, and is used by us and others as a supplemental measure of performance. Adjusted EBITDA is used to assess the performance of our core operations, for financial and operational decision making, and as a supplemental or additional means of evaluating period-to-period comparisons on a consistent basis. Adjusted EBITDA is calculated as EBITDA, excluding stock compensation expense. We believe Adjusted EBITDA provides investors relevant and useful information because it permits investors to view income from our operations on an unleveraged basis before the effects of taxes, depreciation and amortization, and stock compensation expense. By excluding interest expense and income, EBITDA and Adjusted EBITDA allow investors to measure our performance independent of our capital structure and indebtedness and, therefore, allow for a more meaningful comparison of our performance to that of other companies, both in the real estate industry and in other industries. We believe that excluding charges related to share-based compensation facilitates a comparison of our operations across periods and among other companies without the variances caused by different valuation methodologies, the volatility of the expense (which depends on market forces outside our control), and the assumptions and the variety of award types that a company can use. EBITDA and Adjusted EBITDA have limitations as measures of our performance. EBITDA and Adjusted EBITDA do not reflect our historical cash expenditures or future cash requirements for capital expenditures or contractual commitments. While EBITDA and Adjusted EBITDA are relevant and widely used measures of performance, they do not represent net income or cash flows from operations as defined by GAAP. Further, our computation of EBITDA and Adjusted EBITDA may not be comparable to similar measures reported by other companies.
Three Months Ended June 30,Six Months Ended June 30,
($ in thousands)2022202120222021
Net income (loss)$(662)$2,824 $3,652 $1,761 
Net income (loss) attributable to non-controlling interest5 2 12 (6)
Net income (loss) attributable to common stockholders(667)2,822 3,640 1,767 
Interest, net
Consolidated(79)(9)(96)(16)
Our share of interest expense from unconsolidated joint ventures640 629 1,231 1,253 
Total interest, net561 620 1,135 1,237 
Income taxes(5)1,118 3,041 1,139 
Depreciation and amortization:
Consolidated1,081 967 2,048 1,932 
Our share of depreciation and amortization from unconsolidated joint ventures1,093 1,181 2,242 2,356 
Total depreciation and amortization2,174 2,148 4,290 4,288 
EBITDA2,063 6,708 12,106 8,431 
Stock compensation expense868 949 2,087 2,225 
Adjusted EBITDA$2,931 $7,657 $14,193 $10,656 
Net operating income (NOI) is a non-GAAP financial measure calculated as operating income, the most directly comparable financial measure calculated and presented in accordance with GAAP, excluding general and administrative expenses, interest expense, depreciation and amortization, and gain or loss on sales of real estate. We believe NOI provides useful information to investors regarding our financial condition and results of operations because it primarily reflects those income and expense items that are incurred at the property level. Therefore, we believe NOI is a useful measure for evaluating the operating performance of our real estate assets.
42

Three Months Ended June 30,Six Months Ended June 30,
($ in thousands)2022202120222021
Commercial
Revenues$2,462 $8,126 $9,811 $10,354 
Expenses1,822 4,712 4,558 6,264 
Commercial/Industrial operating income$640 $3,414 $5,253 $4,090 
Plus: Commercial/Industrial depreciation and amortization113 116 229 232 
Plus: General, administrative, cost of sales and other expenses1,594 4,490 4,112 5,828 
Less: Other revenues including land sales(675)(6,108)(6,234)(6,542)
Total Commercial/Industrial net operating income$1,672 $1,912 $3,360 $3,608 
($ in thousands)Three Months Ended June 30,Six Months Ended June 30,
Net operating income2022202120222021
Pastoria Energy Facility$992 $1,076 $1,985 $2,088 
TRCC272 443 576 761 
Communication leases253 244 499 465 
Other commercial leases155 149 300 294 
Total Commercial/Industrial net operating income$1,672 $1,912 $3,360 $3,608 
The Company utilizes NOI of unconsolidated joint ventures as a measure of financial or operating performance that is not specifically defined by GAAP. We believe NOI of unconsolidated joint ventures provides investors with additional information concerning operating performance of our unconsolidated joint ventures. We also use this measure internally to monitor the operating performance of our unconsolidated joint ventures. Our computation of this non-GAAP measure may not be the same as similar measures reported by other companies. This non-GAAP financial measure should not be considered as an alternative to net income as a measure of the operating performance of our unconsolidated joint ventures or to cash flows computed in accordance with GAAP as a measure of liquidity, nor are they indicative of cash flows from operating and financial activities of our unconsolidated joint ventures.
The following schedule reconciles net income of unconsolidated joint ventures to NOI of unconsolidated joint ventures. Please refer to Note 15 (Investment in Unconsolidated and Consolidated Joint Ventures) of the Notes to Unaudited Consolidated Financial Statements for further discussion on joint ventures.
Three Months Ended June 30,Six Months Ended June 30,
($ in thousands)2022202120222021
Earnings of unconsolidated joint ventures$2,674 $2,224 $4,714 $2,057 
Interest expense of unconsolidated joint ventures1,256 1,241 2,422 2,473 
Operating income of unconsolidated joint ventures3,930 3,465 7,136 4,530 
Depreciation and amortization of unconsolidated joint ventures2,054 2,220 4,197 4,434 
Net operating income of unconsolidated joint ventures$5,984 $5,685 $11,333 $8,964 
43

ITEM 3. QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK
Market risk represents the risk of loss that may impact the financial position, results of operations, or cash flows of the Company due to adverse changes in financial or commodity market prices or rates. We are exposed to market risk in the areas of interest rates and commodity prices.
Financial Market Risks
Our exposure to financial market risks includes changes to interest rates and credit risks related to marketable securities, interest rates related to our outstanding indebtedness and trade receivables.
The primary objective of our investment activities is to preserve principal while at the same time maximizing yields and prudently managing risk. To achieve this objective and limit interest rate exposure, we limit our investments to securities with a maturity of less than five years and an investment grade rating from Moody’s or Standard and Poor’s. See Note 3 (Marketable Securities) of the Notes to Unaudited Consolidated Financial Statements.
The New RLC had no outstanding balance as of June 30, 2022. At the Company’s option, the interest rate on this line of credit can float at 1.37% over a selected the Daily SOFR rate or can be fixed at 1.37% above Term SOFR for a fixed rate term. During the term of this RLC (which matures in June 2032), the Company can borrow at any time and partially or wholly repay any outstanding borrowings and then re-borrow, as necessary.
We are exposed to interest rate risk on our long-term debt. Long-term debt consists of two term loans, one of which has a balance of $49,080,000 as of June 30, 2022 and is tied to the daily secured overnight financing rate, or SOFR, plus a margin of 1.55 percentage points. The interest rate for the term of the New Term Note has been fixed through the use of an interest rate swap at a rate of 4.62%. The outstanding balance on the second term loan as of June 30, 2022 was $1,821,000 and has a fixed rate of 4.25%. We believe it is prudent at times to limit the variability of floating-rate interest payments and have from time to time entered into interest rate swap arrangements to manage those fluctuations, as we did with the first term loan (discussed here).
Market risk related to our farming inventories ultimately depends on the value of almonds, grapes, and pistachios at the time of payment or sale. Credit risk related to our receivables depends upon the financial condition of our customers. Based on historical experience with our current customers and our periodic credit evaluations of our customers’ financial conditions, we believe our credit risk is minimal. Market risk related to our farming inventories is discussed below in the section pertaining to commodity price exposure.
The following tables provide information about our financial instruments that are sensitive to changes in interest rates. The tables present our debt obligations and marketable securities and their related weighted average interest rates by expected maturity dates.

Interest Rate Sensitivity Financial Market Risks
Principal Amount by Expected Maturity
At June 30, 2022
(In thousands except percentage data)
20222023202420252026ThereafterTotalFair Value
Assets:
Marketable securities$9,357$18,014$—$—$—$—$27,371$27,185
Weighted average interest rate0.66%1.87%—%—%—%3.67%1.46%
Liabilities:
Long-term debt ($4.75M note)$129$265$277$289$302$559$1,821$1,821
Weighted average interest rate4.25%4.25%4.25%4.25%4.25%4.25%4.25%
Long-term debt (New Term Loan)$618$1,513$1,589$1,669$1,753$41,938$49,080$49,080
Weighted average interest rate4.62%4.62%4.62%4.62%4.62%4.62%4.62%

44

Interest Rate Sensitivity Financial Market Risks
Principal Amount by Expected Maturity
At December 31, 2021
(In thousands except percentage data)
20222023202420252026ThereafterTotalFair Value
Assets:
Marketable securities$9,834$756$—$—$—$—$10,590$10,983
Weighted average interest rate0.20%0.22%—%—%—%—%0.20%
Liabilities:
Long-term debt ($4.75M note)$254$265$277$289$302$560$1,947$1,947
Weighted average interest rate4.25%4.25%4.25%4.25%4.25%4.25%4.25%
Long-term debt ($70.0M note)$4,221$4,429$4,624$4,825$5,038$27,700$50,837$50,837
Weighted average interest rate4.16%4.16%4.16%4.16%4.16%4.16%4.16%
Commodity Price Exposure
Farming inventories and accounts receivables are exposed to adverse price fluctuations. Farming inventories consists of farming cultural and processing costs associated with crop production. Farming inventory costs are recorded as incurred. Historically, these costs have been recovered through crop sales occurring after harvest.
With respect to accounts receivables, the amount at risk primarily relates to farm crops. These receivables are recorded as estimates of the prices that ultimately will be received for the crops. The final price is generally not known for several months following the close of our fiscal year. Of the $2,751,000 of accounts receivable outstanding at June 30, 2022, $471,381, or 17%, pertains to pistachio sales receivables that are at risk to changing prices.
The price estimated for the remaining accounts receivable for pistachios recorded at June 30, 2022 was $2.14 per pound and compared to $2.04 at December 31, 2021 levels. For each $0.01 change in the price per pound of pistachios, our receivable for pistachios increases or decreases by $2,000. Although the final price per pound of pistachios, and therefore the extent of the risk is presently unknown, pricing over the past three years has ranged from $1.98 to $2.14.
45

ITEM 4. CONTROLS AND PROCEDURES
(a)Evaluation of Disclosure Controls and Procedures
At the end of the period covered by this report, management carried out an evaluation, under the supervision and with the participation of our Chief Executive Officer and Chief Financial Officer, of the effectiveness of the design and operation of our disclosure controls and procedures pursuant to Rules 13a-15 and 15d-15 of the Securities Exchange Act of 1934, as amended, or the Exchange Act. Based upon that evaluation, the Chief Executive Officer and Chief Financial Officer concluded that as of the end of the period covered by this report, our disclosure controls and procedures were effective in ensuring that all information required in the reports we file or submit under the Exchange Act was accumulated and communicated to our management, including our Chief Executive Officer and Chief Financial Officer, as appropriate to allow timely decisions regarding required disclosure and is recorded, processed, summarized and reported within the time period required by the rules and regulations of the SEC.
(b)Changes in Internal Control Over Financial Reporting
There have been no changes in our internal control over financial reporting identified in connection with the evaluation required by paragraph (d) of Rule 13a-15 or Rule 15d-15 under the Exchange Act that occurred during our last fiscal quarter that has materially affected, or is reasonably likely to materially affect, our internal control over financial reporting.
46

PART II - OTHER INFORMATION
Item 1. Legal Proceedings
Please refer to Note 12 (Commitments and Contingencies) in the Notes to Unaudited Consolidated Financial Statements in this report.

Item 1A. Risk Factors
There have been no material changes to the risk factors previously disclosed in Part I, Item 1A in our most recent Annual Report on Form 10-K.

Item 2. Unregistered Sales of Equity Securities and Use of Proceeds
None.

Item 3. Defaults Upon Senior Securities
None.

Item 4. Mine Safety Disclosures
Not applicable.

Item 5. Other Information
None.

Item 6. Exhibits:
3.1FN 1
3.2FN 2
4.3FN 5
4.5FN 37
10.1 Water Service Contract with Wheeler Ridge-Maricopa Water Storage District (without exhibits), amendments originally filed under Item 11 to Registrant's Annual Report on Form 10-KFN 6
10.7 FN 7
10.8 FN 7
10.9 FN 8
10.9(1)FN 7
10.10 FN 9
10.10(1)FN 7
10.12 FN 10
10.15 FN 11
10.16 FN 12
10.17 FN 13
10.18 FN 13
10.19 FN 13
10.23 FN 14
10.24 FN 15
10.25 FN 16
10.26 FN 17
10.27 FN 18
10.28 FN 19
10.29 FN 20
10.30 FN 21
10.31 FN 22
10.32 FN 25
47

10.33 FN 36
10.34 FN 23
10.35 FN 24
10.37 FN 26
10.38 FN 27
10.39 FN 28
10.40 FN 29
10.41 FN 30
10.42 FN 31
10.43 FN 32
10.44 FN 33
10.45 FN 34
10.46 FN 35
10.47 FN 38
10.48 FN 39
10.49 FN 40
10.50 FN 41
10.51 FN 42
10.52 Filed herewith
31.1 Filed herewith
31.2 Filed herewith
32 Furnished
101.INSXBRL Instance Document - the instance document does not appear in the Interactive Data File because its XBRL tags are embedded within the Inline XBRL document.Filed herewith
101.SCHInline XBRL Taxonomy Extension Schema Document.Filed herewith
101.CALInline XBRL Taxonomy Extension Calculation Linkbase Document.Filed herewith
101.DEFInline XBRL Taxonomy Extension Definition Linkbase Document.Filed herewith
101.LABInline XBRL Taxonomy Extension Label Linkbase Document.Filed herewith
101.PREInline XBRL Taxonomy Extension Presentation Linkbase Document.Filed herewith
104Cover Page Interactive Data File (formatted as Inline XBRL and contained in Exhibit 101).
*Management contract, compensatory plan or arrangement.

FN 1  
This document, filed with the Securities and Exchange Commission in Washington, D.C. (file number 1-07183) as Exhibit 3.1 to our Quarterly Report on Form 10-Q for the period ended June 30, 2021, is incorporated herein by reference.
FN 2  This document, filed with the Securities and Exchange Commission in Washington, D.C. (file number 1-07183) as Exhibit 99.1 to our Current Report on Form 8-K filed on May 26, 2020, is incorporated herein by reference.
FN 5  This document, filed with the Securities and Exchange Commission in Washington, D.C. (file number 1-07183) as Exhibit 4.1 to our Current Report on Form 8-K filed on December 20, 2005, is incorporated herein by reference.
FN 6  This document, filed with the Securities and Exchange Commission in Washington, D.C. (file number 1-07183) under Item 14 to our Annual Report on Form 10-K for the year ended December 31, 1994, is incorporated herein by reference. This Exhibit was not filed with the Securities and Exchange Commission in an electronic format.
FN 7  This document, filed with the Securities and Exchange Commission in Washington, D.C. (file number 1-07183) under Item 14 to our Annual Report on Form 10-K for the year ended December 31, 1997, is incorporated herein by reference.
48

FN 8  This document, filed with the Securities and Exchange Commission in Washington, D.C. (file number 1-07183) as Exhibit 10.9 to our Annual Report on Form 10-K for the year ended December 31, 2008, is incorporated herein by reference.
FN 9  This document, filed with the Securities and Exchange Commission in Washington, D.C. (file number 1-07183) as Exhibit 10.10 to our Annual Report on Form 10-K for the year ended December 31, 2008, is incorporated herein by reference
FN 10  This document filed with the Securities and Exchange Commission in Washington, D.C. (file number 1-07183) as Exhibit 10.16 to our Annual Report on Form 10-K for the year ended December 31, 2001, is incorporated herein by reference.
FN 11  This document, filed with the Securities and Exchange Commission in Washington, D.C. (file number 1-07183) as Exhibit 4.1 to our Current Report on Form 8-K filed on May 7, 2004, is incorporated herein by reference.
FN 12  This document, filed with the Securities and Exchange Commission in Washington, D.C. (file number 1-07183) as Exhibit 4.2 to our Current Report on Form 8-K filed on May 7, 2004, is incorporated herein by reference.
FN 13  This document, filed with the Securities and Exchange Commission in Washington, D.C. (file number 1-07183) as Exhibits 10.21-10.23 to our Annual Report on Form 10-K for the year ended December 31, 2004, is incorporated herein by reference.
FN 14  This document, filed with the Securities and Exchange Commission in Washington, D.C. (file number 1-07183) as Exhibit 10.24 to our Current Report on Form 8-K filed on May 24, 2006, is incorporated herein by reference.
FN 15  This document, filed with the Securities and Exchange Commission in Washington, D.C. (file number 1-07183) as Exhibit 10.28 to our Current Report on Form 8-K filed on June 23, 2008, is incorporated herein by reference.
FN 16This document, filed with the Securities and Exchange Commission in Washington, D.C. (file number 1-07183) as Exhibit 10.25 to our Quarterly Report on Form 10-Q for the period ended June 30, 2009, is incorporated herein by reference.
FN 17This document, filed with the Securities and Exchange Commission in Washington, D.C. (file number 1-07183) as Exhibit 10.26 to our Quarterly Report on Form 10-Q for the period ended March 31, 2013, for the period ended March 31, 2013, is incorporated herein by reference.
FN 18This document, filed with the Securities and Exchange Commission in Washington, D.C. (file number 1-07183) as Exhibit 10.27 to our Current Report on Form 8-K filed on June 4, 2013, is incorporated herein by reference.
FN 19This document, filed with the Securities and Exchange Commission in Washington, D.C. (file number 1-07183) as Exhibit 10.1 to our Current Report on Form 8-K filed on August 8, 2013, is incorporated herein by reference.
FN 20This document, filed with the Securities and Exchange Commission in Washington, D.C. (file number 1-07183) as Exhibit 10.29 to our Amended Annual Report on Form 10-K/A for the year ended December 31, 2013, is incorporated herein by reference.
FN 21This document, filed with the Securities and Exchange Commission in Washington, D.C. (file number 1-07183) as Exhibit 10.30 to our Current Report on Form 8-K filed on July 16, 2014, is incorporated herein by reference.
FN 22This document, filed with the Securities and Exchange Commission in Washington, D.C. (file number 1-07183) as Exhibits 10.31 to our Current Report on Form 8-K filed on October 17, 2014, is incorporated herein by reference.
FN 23This document, filed with the Securities and Exchange Commission in Washington, D.C. (file number 1-07183) as Exhibit 10.34 to our Annual Report on Form 10-K for the year ended December 31, 2014, is incorporated herein by reference.
FN 24This document, filed with the Securities and Exchange Commission in Washington, D.C. (file number 1-07183) as Exhibit 10.35 to our Quarterly Report on Form 10-Q for the period ended June 30, 2015, is incorporated herein by reference.
FN 25This document, filed with the Securities and Exchange Commission in Washington, D.C. (file number 1-07183) as Exhibit 10.32 to our Current Report on Form 8-K filed on October 17, 2014, is incorporated herein by reference.
FN 26This document, filed with the Securities and Exchange Commission in Washington, D.C. (file number 1-07183) as Exhibit 10.37 to our Quarterly Report on Form 10-Q for the period ended June 30, 2016, is incorporated herein by reference.
FN 27This document, filed with the Securities and Exchange Commission in Washington, D.C. (file number 1-07183) as Exhibit 10.38 to our Quarterly Report on Form 10-Q for the period ended September 30, 2016, is incorporated herein by reference.
FN 28This document, filed with the Securities and Exchange Commission in Washington, D.C. (file number 1-07183) as Exhibit 10.39 to our Annual Report on Form 10-K for the year ended December 31, 2016, is incorporated herein by reference.
FN 29This document, filed with the Securities and Exchange Commission in Washington, D.C. (file number 1-07183) as Exhibit 10.40 to our Annual Report on Form 10-K for the year ended December 31, 2016, is incorporated herein by reference.
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FN 30This document, filed with the Securities and Exchange Commission in Washington, D.C. (file number 1-07183) as Exhibit 10.41 to our Annual Report on Form 10-K for the year ended December 31, 2016, is incorporated herein by reference.
FN 31This document, filed with the Securities and Exchange Commission in Washington, D.C. (file number 1-07183) as Exhibit 10.42 to our Quarterly Report on Form 10-Q for the period ended September 30, 2018, is incorporated herein by reference.
FN 32This document, filed with the Securities and Exchange Commission in Washington, D.C. (file number 1-07183) as Exhibit 10.43 to our Annual Report on Form 10-K for the year ended December 31, 2018, is incorporated herein by reference.
FN 33This document, filed with the Securities and Exchange Commission in Washington, D.C. (file number 1-07183) as Exhibit 10.44 to our Annual Report on Form 10-K for the year ended December 31, 2018, is incorporated herein by reference.
FN 34This document, filed with the Securities and Exchange Commission in Washington, D.C. (file number 1-07183) as Exhibit 10.45 to our Quarterly Report on Form 10-Q for the period ended September 30, 2019, is incorporated herein by reference.
FN 35This document, filed with the Securities and Exchange Commission in Washington, D.C. (file number 1-07183) as Exhibit 10.46 to our Quarterly Report on Form 10-Q for the period ended September 30, 2019, is incorporated herein by reference.
FN 36This document, filed with the Securities and Exchange Commission in Washington, D.C. (file number 1-07183) as Exhibit 10.33 to our Current Report on Form 8-K filed on October 17, 2014, is incorporated herein by reference.
FN 37This document, filed with the Securities and Exchange Commission in Washington, D.C. (file number 333-231032) as Exhibit 4.6 to our Registration Statement on Form S-3 filed on April 25, 2019, is incorporated herein by reference.
FN 38This document, filed with the Securities and Exchange Commission in Washington, D.C. (file number 1-07183) as Exhibit 10.47 to our Annual Report on Form 10-K for the year ended December 31, 2019, is incorporated herein by reference.
FN 39This document, filed with the Securities and Exchange Commission in Washington, D.C. (file number 1-07183) as Exhibit 10.48 to our Quarterly Report on Form 10-Q for the period ended March 31, 2021, is incorporated herein by reference.
FN 40 This document, filed with the Securities and Exchange Commission in Washington, D.C. (file number 1-07183) as Exhibit 10.49 to our Annual Report on Form 10-K for the year ended December 31, 2021, is incorporated herein by reference.
FN 41This document, filed with the Securities and Exchange Commission in Washington, D.C. (file number 1-07183) as Exhibit 10.50 to our Annual Report on Form 10-K for the year ended December 31, 2021, is incorporated herein by reference.
FN 42This document, filed with the Securities and Exchange Commission in Washington, D.C. (file number 1-07183) as Exhibit 10.51 to our Quarterly Report on Form 10-Q for the year ended March 31, 2022, is incorporated herein by reference.
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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.
 
TEJON RANCH CO.
August 3, 2022/s/    Gregory S. Bielli
DateGregory S. Bielli
President and Chief Executive Officer
(Principal Executive Officer)
August 3, 2022/s/    Allen E. Lyda
DateAllen E. Lyda
Chief Operating Officer/Chief Financial Officer
(Principal Financial Officer)
August 3, 2022/s/    Robert D. Velasquez
DateRobert D. Velasquez
Chief Accounting Officer
(Principal Accounting Officer)
51