Thank you for standing by, and welcome to the Pulte Group Inc. 3rd Quarter 2025 Earnings Conference Call. All lines have been placed on mute to prevent any background noise. After the speaker's remarks, there will be a question and answer session. If you would like to ask a question during this time, simply press star, followed by the number 1 on your telephone keypad. If you would like to withdraw your question, again, press star 1. Thank you. I'd now like to turn the call over to Jim Zoomer. You may begin.

Thanks, Rob. Good morning, and thank you for joining today's call as we look forward to discussing Pulte Group's third quarter operating and financial results. With me today are Ryan Marshall, President and CEO, Jim Osowski, Executive Vice President and CFO, and David Carrier, Senior Vice President and Finance. As always, a copy of our earnings released this morning's presentation has been posted to our corporate website at PulteGroup.com. We will also post an audio replay of this call later today. I would highlight that today's presentation includes forward-looking statements about the company's expected future performance. Actual results could differ materially from those suggested by our comments today. The most significant risk factors that could affect future results are summarized as part of today's earnings release and within the accompanying presentation. These risk factors and other key information are detailed in RICC filings, including our annual and quarterly reports. Now let me turn the call over to Ryan. Ryan?

Good morning and thank you for joining this morning's call. I look forward to updating you on Pulte Group's strong Q3 financial results and underlying business strategies that have positioned our operations for ongoing success. Specific to the company's third quarter results, our home building operation successfully closed over 7,500 homes, which helped to drive another quarter of overall strong financial results. As Jim will expand on shortly, I am pleased to highlight that Fulte Group generated third quarter home sale revenues of $4.2 billion, operating margins of 16.8% and earnings of $2.96 per share. And given our focus on returns, I would also highlight that the company has delivered a a return on equity of 21% for the trailing 12 months. These results reflect the strength of our diversified operating model, which continues to serve us well in a US housing market where home buying demand has geographically, our diversified operating platform that spans across 47 major markets remains a key strain. While our broad reach across buyer groups, First-time, move-up, and active adult provides unique strategic advantages that are helping us to successfully navigate today's demand dynamics. Specifically in today's market, weaker consumer confidence and stretched affordability are limiting opportunities with first-time buyers, while demand has been more resilient within the active adult segment, where we, through our Del Webb brand, are a recognized leader. For those of you that have not had the opportunity to visit a Del Webb community, think Disney Cruise Ship for those 55 and older. At 500 to 1,000 homes, Del Webb communities are larger and offer amenity packages that can include everything from tennis, pickleball, fitness, spa, to social activities, food, and dining. But more than anything, Dell Web communities offer personal connections and a place to As we highlighted on previous calls, we are capitalizing on the brand recognition and power of the Dell Web name through our new Dell Web Explore communities. Our new Dell Web Explore brand is designed to serve today's Gen X buyers looking for the amazing luxury lifestyle, but without the age restriction. We are in the early stages of planning a Get to Know Del Webb event in 2026, and we will keep you posted on the timing. Getting back to our results, in the third quarter, traffic to our communities was higher than last year, although conversion rates fluctuated from week to week. Based on feedback from our sales associates, consumers remain engaged in the home buying process, but they are proceeding with caution, given concerns which I think range from economic weakness and job stability to stretched affordability. I think that is why buyer response to the decrease in interest rates was more muted than we experienced in other periods of recent rate declines. We have always said that interest rates are a positive, lower interest rates are a positive, but rates don't operate in a vacuum. There is a clear offset if rates are coming down because the economy is slowing and people are worried about their jobs. I believe that is the scenario we are experiencing right now. That being said, I would note that our 2.2 homes per month was consistent with our pre-COVID average, although down from last year's third quarter absorption rate of 2.4. Again, while demand conditions differ by market and buyer segment, we would characterize U.S. housing, albeit competitive and with some challenge, but one in which our size and scale allow us to come. As discussed on prior calls, earlier in the year, we proactively made decisions to better align production levels with sales volumes. In the third quarter, we started 6,557 homes, which effectively equaled our Q3 sales pace. This pace is consistent with our strategy to match starts with sales as we work toward an appropriate level of inventory relative to current market demand. When setting our starts pace, our goal is to have the right level of inventory to meet core demand while avoiding excess finished spec production, thus allowing our sales team to start with our average build cycle now down to just 100. we can carry less inventory and still be responsive to any demand acceleration in Q4 or as we enter 2026. Along with adjusting our pace of production, earlier in the year we moderated our planned land spend for 2025 and remain on track to invest approximately $5 billion in land acquisition and development. At over $5 billion, our land spend would be down 5% from last year, but we remain in a strong position with a healthy land pipeline, a pipeline that can enable us to grow the business when home buying demand increases. Let me finish my comments by recognizing and saying thank you to the entire Fulpe team. They have truly done an outstanding job navigating 2025's evolving market conditions while staying focused on delivering outstanding quality and service to our homebuyers. You've done an amazing job, team. Now let me turn the call over to Jim for a detailed review of our third quarter results.

Jim? Thank you, Ryan, and good morning, everyone. I appreciate the opportunity to review Pulte Group's Q3 financial results. In the third quarter, Pulte's net new orders totaled 6,638 homes, which is 6% lower than the third quarter of last year. The year-over-year decline in Q3 net new orders reflects a 10% decrease in absorption pace, partially offset by a 5% increase, and our average community count to 1,002. The percentage of starting backlog for cancellation rates of the third quarter was 12%, which is modestly up from 10% last year. On a sequential basis, the Q3 cancellation rate was up 60 basis points from the second quarter, which tells us that most home buyers, once under contract, remain committed to their home. As Ryan noted, our third quarter absorption pace was 2.2 homes per month compared with 2.4 homes per month. Buyer demand in the quarter reflected a typical seasonal pattern, although core demand in 2025 has been below what we experienced in 2020. Broken down by buyer group, net new orders among first-time buyers were down 14% from last year and our move-up business was down three percent as has been the case throughout 2025 our active adult business remains our strongest buyer group as net new orders increased seven percent over two in the third quarter net new orders within our active adult business benefited from both an increase in community count and absorption base active adult sales represented 24 of q3 net new orders and as we have shared on previous calls most of these homes will be delivered in 2020. Home sale revenues in the third quarter totaled $4.2 billion, which is down to 2% from last year's Q3 revenues before. The decline in home sale revenues reflects a 5% decrease in closing volumes to 7,529 homes, partially offset by a 3% increase in average sales price at $560. Closing ASP benefited from the geographic mix of deliveries realized in Q3. My buyer group is 39% first-time, 39% move-up, and our active adult business. This is generally in line with our mix in the third quarter of last year when our closings were 40% first-time, 40% move-up, and 20%. Reflective of Q3 orders and closing volume, we ended the third quarter with a backlog of 9,888 homes valued at $6.2 billion. In the third quarter of last year, our backlog was 12,089 homes with a value of 7.7. We ended Q3 with 15,096 homes in production, of which 7,369, or 49%, were spec homes. In absolute numbers, our quarter-end inventory of spec homes was down 1% from the third quarter of last year, and down 16% for almost 1,400 houses. Our field teams have done an excellent job managing startups as they work to balance inventory levels with consumer demand. Given current sales trends, and specifically the number of built-to-order contracts we are executing, specs are likely to remain closer to 50% of production for the next several quarters, which is higher than our target range of 40% to 45%. Since spec homes continue to make up a large percentage of overall sales, we are comfortable with our strategy. Based on sales activity and the number of homes in our production pipeline, we expect to close between 7,200 to 7,600 homes in the fourth quarter. Given this guide for expected Q4 closings, the map tells you that if we could exceed our previous guidance, this whole year closings likely end up in the range of 29,000 to 29,400. We still have homes to sell and close to achieve these numbers, so we're focused on converting spec inventory into closing and finishing the year strong. Given our backlog, production pipeline, and recent order trends, we are still guiding to our average sales price of closings to be in the range of $560,000 to $570,000 in the fourth quarter and the full year of 2000. Looking at our land pipeline, we continue to expect our community count the fourth quarter to be 3% to 5% higher than the comparable prior year. In line with our previous guidance, we reported a third quarter gross margin of 26.2 percent which on a sequential basis is down 80 basis. Hulti's third quarter gross margin is inclusive of higher incentives incurred during the period resulting from demand conditions and local competitive dynamics. Incentives in the third quarter were 8.9 percent of gross sales price which compares with 7.0 percent last year and 8.7 percent while incentives move slightly higher teams are doing an excellent job controlling bill of costs, which at $79 per square foot are consistent with the prior year and with the second quarter. Let me just add a quick update here to our prior comments regarding the impact of tariffs. At this time, we estimate that tariffs will effectively have little to no impact on our closings in Q4 of 2025, but they could increase build costs by roughly one thousand five hundred dollars per home starting in 2026 we will provide a more definitive estimate on tariffs we report our fourth quarter earnings factoring in current demand conditions the generally competitive local market dynamics and our goal of reducing excess finished spec inventory we now expect fourth quarter growth margins in the range of 25.5 percent to 26.0 percent for a third quarter sgna expense was 401 million dollars for 9.4 percent of home sale revenue this is comparable to prior sgna expense of 407 million dollars for 9.4 in the face of current market dynamics we remain focused on appropriately controlling our overhead spend and finding opportunities to lower expenses while still delivering the billing quality and buying experience which given the success of our efforts we are maintaining our previous guide for full year 2025 sga expense to be in the range of 9.5 percent to 9.7 percent financial services operations reported third quarter pre-tax income of 44 million dollars which is down from 55 million dollars pre-tax income from the quarter was impacted by lower closing volumes in our home building operations and a lower capture rate in the period our mortgage Each capture rate in the third quarter was 84 percent, a pyramid 87 percent. Before the third quarter, Fulton Group's reported pre-tax income was $768 million. In the period, our tax expense was $182 million, or an effective tax rate of 23.7. Effective tax rate in Q3 benefited from the purchase of renewable energy tax credits. For the fourth quarter, we expect our tax rate to be approximately 24.5 percent, assuming no discrete period specifics. We reported third quarter net income of $568 million for $2.96 per share. In the third quarter of last year, the company reported net income of $698 million for $3.35. Multigroup's third quarter earnings per share was calculated based on $198 million of mid-shares outstanding. Our share count is down 5% from the prior year as we continue to execute our stock. In this year's third quarter, we repurchased 2.4 million common shares for $300 million. Through the first nine months of 2025, the company repurchased 8.2 million common shares for a total of $900 million for an average price of $109.81. At quarter end, we have $1.3 billion remaining under our existing share. Consistent with our state of capital allocation priorities, we invested $1.3 billion in land acquisition in the third quarter, with 54% deployed toward the development of our existing land assets. Year to date, we have invested $3.8 billion in land acquisition and development, as we work to maintain a reliable pipeline engineer and long-term buildable lot. We ended the third quarter with approximately 240,000 lots under control. On a sequential basis, 9,000 lots in the second quarter, as we elected to walk away from certain option deals that were years out and early in the past, these actions are consistent with our discipline, land underwriting practices, and capital allocation. Our ability to proactively manage our land pipeline demonstrates the importance of our differentiated approach to controlling critical land assets. As we have highlighted in the past, over 80% of Polky's land options, with the underlying land seller the remainder structure was one-off transaction to remain disciplined in executing and focus on enhancing project returns and mitigating market risk based on operating results results through the first three quarters of 2025 and adjustments we have made to this year's production and planned land spend we still expect cash flow generation for the full year to be approximately 1.4 million dollars let me close with a few comments about our balance sheet we Ended in the third quarter with $1.5 billion of cash and a debt-to-capital ratio level. Adjusting for the cash balance or net debt-to-capital ratio level. Now, let me turn the call back to Ryan. Thanks, Jim. We wanted to provide some additional.

Generally, buyer-difficult seasonal pattern, although buyer demand at the local market level also reflected new and exciting, which in a number of markets remain elevated. Seasonal demand trends remain on track through the first few weeks of October, with traffic and buyer interest generally comparable to what we experienced in Q3. From a sales standpoint, we are now in the seasonally slowest part of the year, but we remain optimistic that lower rates in combination with a strong economy and higher confidence can ultimately work to energize new and, just as importantly, existing home sales. For all these reasons, we focus on the new home market, but demand within existing home market remains soft. resulting in elevated levels of inventory. To the extent that lower rates can revitalize existing home sales, it will be a positive for U.S. housing. Specific to Pulse Group's third quarter results, we experienced better home buying demand in parts of the Midwest, Northeast, and the Southeast in markets ranging from Cleveland, Charlotte, and the Coastal Carolinas to Tennessee and D.C. Northern Virginia. Extremely pleased again to call out the relative strength of our Florida operations as our teams there continue to execute at a very high level. As you can see in this morning's press release, third quarter net new orders for the state of Florida increased by two percent. Market conditions are competitive, but our local teams are led by experienced operators who have assembled exceptional land pipelines over the years. As has been the case for much of the year consumer demand in our texas and western markets remain soft in the third quarter you have heard me say before that we can't be margin proud so when operating in more difficult market conditions our local teams understand the importance of finding the market and turning assets while not giving away price that is the approach we continue to take as we compete for sales and work to sell through finished inventory i think it's fair to say that home buying demand in 2025 has been more challenging than the industry was anticipating. And while it has been more challenging, I think Pulte Group's year-to-date results continue to demonstrate the importance of our diversified and balanced approach to the business. With a platform that extends across multiple markets and buyer groups, and a business model that allows for great, we continue to deliver strong cash flows. And before wrapping up, I think it's appropriate to offer some thoughts about comments issued recently by President Trump regarding the need for more housing and better affordability. We agree with the President's perspective, as it is consistent with industry estimates that routinely reference an under-build in this country of 3 to 4 million houses. While this supply deficit certainly has an impact on affordability generally, the complexities of the new home construction industry dictate that tackling a problem of this scale requires a coordinated and comprehensive approach that brings together federal, state, and local leaders working in partnership with the new home construction industry. We share the president's focus in wanting to make the American dream more attainable for everyone. We look forward to helping address the issue of housing in America and working with the administration in developing actionable solutions that are consistent with Pulte's long-term stream. Now let me turn the call over to Jim Sumer. Great. Thanks, Brian.

We are prepared to open the call for questions. We can get to as many questions as possible during the remaining time of this call. We ask that you limit yourself for one. Thank you. We now ask Rob to explain the process.

Thank you. We will now begin the question and answer session. If you would like to ask a question, please press star 1 in your telephone keypad to raise your hand and join the queue. If you would like to withdraw your question, simply press star 1 again. And as a reminder, we ask that you please limit yourself to one question and one follow-up. Your first question today comes from the line of Matthew Bully from Barclays. Your line is open.

Good morning, everyone. Thank you for taking the questions. I'd love to pick up on, of course, that last comment there, Ryan. So maybe if you can kind of delve into a little bit your dialogue with either the FHFA and the administration today, kind of from your perspective, what's sort of the right path forward here for Pulte in the home building industry? And I'm curious if you can expand on that last comment around what may be some of those actionable solutions could potentially be.

Thank you. yeah so uh matt um in in fairness we're not gonna have this call be dominated by uh some of the the comments of recent past there's too many happening inside of our business and we're too excited about the future strategic direction that we're going um you know the prepared remarks that i just shared i think are fully comprehensive of um we have uh had communication with the administration And, you know, we certainly think it is a complicated issue that is largely rooted in local politics, mentalities, and coordinated effort. So, you know, hopefully that helps, but it's a long time to create this structural housing shortage. It's going to take time to...

Okay. No, fair enough. I really appreciate those thoughts. Maybe secondly, kind of delving into your own strategy, I think I heard you mention at the top that you're planning to run spec production closer to 50 percent now. You'd been saying for a while you were trying to get it back down to 40 to 45. So, I mean, is this more of kind of a market driven approach, just simply saying, look, this is where the demand is better today for quicker move in homes or kind of any other subtle shifts around, you know, intention going forward from a volume and production perspective? Thank you.

Yeah, Matt, there's probably two concepts here that I'd highlight. Number one, we've been saying consistently for the entire year, we wanted starts to be aligned with sales. And we'd ideally like our spec inventory to be 40. Because of the challenging sales, we've sold fewer to be built homes than we would have anticipated. And so just the way the math works out of what our, the math has yielded a slightly higher percent, despite actually lowering the headline percentage and too much about the actual number of specs. And then what, you know, we, we really fully aligned with how we've historically operated the company and in due time, I think that percent.

Well, got it. Thanks, Ryan. Good luck, guys.

Thanks, man. Your next question comes from the line of John Lovallo from UBS. Your line is open.

Good morning, guys. Thanks for taking my questions as well. The first one kind of dovetails off of Ryan's comments towards the end there about Florida and the southeast in particular. I mean, Florida orders were up about 2.4 percent. Southeast was up 1 percent. I mean, our checks seem to indicate sort of some stabilization in demand pricing and even inventory in these markets. Just curious for your comments on those factors. Are you seeing something similar?

You know, we are, John, Florida. We were pretty consistent saying Florida's a good market for us. We've got great locations. We're not worried. And I think the results that we demonstrated over the last two quarters that have – so we're now two quarter business. And I think it is indicative, one, of the outside to live in those communities. And then, two, I think there is some good stabilization in Florida. You mentioned the southeast as well, I think.

Okay, that's encouraging. And then the $79 per square foot in stick and brick being consistent, I think that that's encouraging. We've heard on the land side that not only are builders able to get a little bit of a break on the development side, but actually able to go back and renegotiate price and take down schedules. Are you seeing anything along those lines as well that might be helpful as we move into next year?

We are in some of the underground over the last few years. And those input costs that go into our future.

Okay. Helpful. Thank you.

Your next question comes from the line of Michael Reho from JPMorgan. Your line is open.

Thanks. Good morning, everyone. Thanks for taking my questions as well. Wanted to shift the focus or from a question standpoint around the mix. And I know, you know, Ryan, in your earlier comments, you kind of highlighted the active adult business, which is obviously a real distinction in terms of what Pulte is able to offer versus the competition. You know, if you look at the other two segments over, you know, in the back of your slide deck, you know, over the last five years, four or five years, you've had the move up business kind of shrink from 45% to 38%. The first time go from 31% to 40%. So I'm curious as you look at 26, 27, and obviously talking about, you know, higher margins for the move up business as well as active adult. How should we think about that mix over the next couple of years, particularly as your build times continue to come in line?

And that was a big issue, I think, in offering spec and maybe shifting a little bit towards a ready-built model. yeah so mike we've we've worked really hard to kind of position our land pipeline uh toward what we view as an optimal mix of business that's re that's indexed against what the overall opportunity is starting with the first time entry level buyer uh group we see that business in the kind of 38 to 40 percent range overall so pretty consistent with where we're operating today and I think that indexed against the overall buying opportunity or buyer profile in the United States the move up business brought down into that same range of about 35 to 38 percent ideally and then the balance is our active adult business at 25. We're you know Jim shared we're almost like perfectly indexed to where we want to be um we you know the the change that you'll see continue to play out over will be the active adult business going up to that ideal 25 percent um so we like the way the business is positioned um certainly that won't last for our return um you know that's a buyer would remind everyone that that our first-time entry-level communities do tend to play on the higher end of the price range that are located.

Great. I appreciate that, and that's an important reminder on the first-time business. I guess, secondly, I know it's a little premature to give formal 26 guidance, but I think one of the questions we've gotten, and maybe not just for Pulte, but more broadly for the group is, you know, right now you're trending backlog volumes down, you know, as of the end of this quarter, 18%. We would assume that, you know, by the end of the next quarter, it might be in a similar type of zip code. You know, I think a lot of people are kind of struggling with volume growth, the prospects for volume growth next year, even if, you know, community count is up, you know, zero to five or mid-single digits, which I know is probably your ongoing goal. Maybe you could kind of walk through how you get the volume growth for next year. And again, not asking for formal guidance, but, you know, either your directional level of confidence or what investors might be missing.

Yeah, you know, Mike, we'll look forward to given kind of full 2026 guidance at the end of our next quarter, you know, as we wrap up the full year. So, you know, stay tuned for that. You know, that said, we've got an amazing land pipeline that we've worked incredibly hard to build over the last three to four years that is very much in line and prepped for us to continue to grow our business. We certainly see, you know, need the the consumer and the market to cooperate with that um and what you've heard from us is we're going to continue to be balanced in our start rate um to make sure that that's responsive and reflective for the actual demand that we're seeing um some of those things we can't control all that said you know we are seeing up with rates that come down a little bit consumer confidence improves a little bit um you know we know that they're i think that we're well positioned to capitalize on that. You know, the other piece that I think we're down to 106, you know, we've really got some time before we need to make the destruction levels to deal with growing our business in 2026 over what we've done in 2025. So we remain pretty positive and optimistic, Mike, about, you know, stay tuned for kind of our full 2020 at the end of next quarter.

Great. Thank you.

Your next question comes from a line of Alan Ratner from Zellman. Your line is open.

Hey, guys. Good morning. Thanks for all the detail so far. First question, Ryan, I'd love to get some of your thoughts on kind of where the consumer sits today. You had a comment in the prepared remarks saying, in a vacuum, lower interest rates are always good for housing. But, you know, maybe right now people are perhaps incrementally worried about either their job or the direction of the economy. And I'm just curious whether over the last 60 or 90 days, have you actually seen, you know, however you can think about this or quantify it, have you actually seen the consumer looking and feeling more stretched that's coming into your communities? Are you having a harder time getting buyers qualified? Are you hearing more concerns about the direction of the economy? Any color you can give would be great.

Yeah, Alan, I think the majority of the focus that I would probably share is around consumer confidence. And so the benefit that we've seen when rates have come down has been the overall lift in consumer confidence. The actual financial benefit from rates coming down is still not at the level that we're incentivizing with our forward mortgage commitment. So the rates we've been offering and continue to offer are far better than anything that the consumer will get by a change in the interest rate environment, getting better or coming down. So, you know, what we're kind of looking to kind of overall footing and confidence, there's a lot that goes into that. You know, we're at a doggone near at a 10-year low. So hopefully we're kind of about to turn that around and go the other direction. You combine that with the opportunity potentially for some further rate cuts. And I think the industry can be in a tremendous position to capitalize on what is that underlying housing demand. We know there's a structural shortage of housing. And if we can just get consumers confident about making this major purchase in their life, I think we can see some upside in those comments, Ryan.

You know, second question, pivoting back to the government, but not necessarily most focused on, there has been some good news coming out. I mean, I think the Senate recently passed a bill called the Road to Housing Act, which seems like it has a few pieces in there that could be longer-term positives for your business. We've heard a little bit of chatter about the potential for purchases of MBS by some entity. I know Jerome Powell kind of threw some cold water on that, but I'm curious if you're seeing either anything in that bill or any other chatter you're hearing that could actually be near term or intermediate term positives for housing demand in your business.

Yeah, Alan, what I would highlight, you know, trying to stay, you know, neutral on the political spectrum, we're seeing left, right and middle politics. That's the piece that I think we should all be focused on, is this country, we all want to grow the economy, we want to see jobs grown, and we need to strike the balance that as we grow jobs and we have new jobs, we need new homes to go with those jobs. And if we can get our political leaders, community, state and local level, really focus on saying housing is an essential ingredient to growing the economy in the executive branch or at your local city council. if we can put some things in place, the formula of, you know, the general rule of thumb is for every two jobs that are created, we need one home. So if we can focus on a mantra of two for one, two jobs, one home, and we can work on policy, I think over time we ourselves work out of this structural housing shortage.

Your next question comes from a line of Stephen Kim from Evercore. Your line is open.

Yeah, thanks a lot, guys. Appreciate all the color. And yeah, good job in a really tough market. I wanted to talk about the incentives a little bit. I think you brought up the four purchase commitments. But I think you said incentives, if I heard correctly, were 8.9%. I think last year they were 7.0. So kind of up about 190 bps and at a pretty high level, obviously. So I'm wondering, first of all, just to get our facts straight, How much of these incentives at this point would you classify or categorize as financial incentives, like closing costs, rate buy-downs, forward purchase commitments, and stuff like that? And are these reflected in ASP or COGS? And compare that to upgraded features and stuff, like nicer countertops and all that kind of stuff. And are they in ASP or in COGS, just to level set our understanding?

Yeah, Stephen, great question. So any of the incentives that we have, whether it's in the form of financing incentives or, say, a discount, to your point on some of the options that we might give people off, those are a reduction in your gross sales price, so they're a reduction in your ASP. The financing incentives are probably about a third of the total incentive package that we report.

Okay, so about a third are financial. So the majority of yours are, like, upgraded features and stuff like that?

Yes. It would be, you know, if we want to give you some money off in a design center, maybe you have a finished spec inventory, you give a little bit of a discount on that. So that's about two-thirds of the mix.

That's great. That's not a lot. So that's encouraging that not a lot are financial. But if we could drill a little bit deeper. So within the financial incentives, how much – I'm trying to get a sense how much is like forward purchase commitment specifically versus like regular rate buy-downs and closing costs and stuff like that. But maybe, like, if you could give us a sense for how much have you spent this year on forward purchase commitments, you know, or maybe what principal amount, you know, has that covered and that sort of thing. If you have any detail you can share there.

Yeah, I mean, the forward commitments, I tell you, probably roughly 30% of our consumers actually use that. So it's not a large percentage in total. But I would tell you financing incentives have been around forever. You know, if you go back even pre-COVID times, those have always been there. And probably 80% of our customers have had some sort of financing incentive. So I'd say it's probably maybe a half of it is some of the Ford commitment. But, again, we're always looking for things that we can go ahead and help consumers as they're looking to kind of find the right financial payment that they need every month or closing costs to get them over the finish line.

Excellent. Really appreciate it. Thanks so much, guys.

Thank you, Stephen.

Your next question comes from the line of Anthony Pettinieri from Citigroup. Your line is open.

Good morning. I was wondering if you could drill down a little in terms of the bridge between the current 4Q gross margin guide, 25.5% to 26% versus the prior, I guess, 26, 26.5%. And I guess specifically kind of how to think about the impact of lower mortgage rates, maybe making those buy-downs cheaper for you versus maybe any kind of other offsets you'd be applying?

Yeah, great question. So I tell you the four commitments or mortgage buy-downs, really it's not that impactful. You know, rates have moved a little bit, but it's really not there. It's really, you know, as we step back and we created the guide for the fourth quarter, there's a lot of moving parts and pieces in there. um you know we look at the backlog we have we look at incentives that we have on sales for today um you know speculative inventory we talked about that you know we have to stay competitive in particular markets so as we created a guide and we looked at it it was really a matter of kind of putting all the parts and pieces together and i'd say you know moving some of that spec inventory um is what uh drew us to the conclusion to lower our guide a little bit okay that's very helpful.

And then just one, maybe one policy question, if I could, does the shutdown hinder your ability to offer mortgages at all, or does it impact closings or any other kind of part of the home buying process?

To this point, no. Now, there are loan programs that we don't use very often as of our business and the types of programs that we use, we've not been impacted. to them.

Okay, that's helpful. I'll turn it over.

Thanks, Ed. Thanks. Your next question comes from a line of Mike Dahl from RBC Capital Markets. Your line is open.

Thanks for taking my questions. I wanted to follow up on the incentive comments and just talk a little bit more about the trajectory of incentives. Maybe you can elaborate on the order trends because you talked about kind of normal seasonality uh on orders traffic continuing into october um so relative to that 8.9 incentives in the 3q closings how did your incentives on orders trend through the quarter and and can you be more specific on you know what level of incentives is embedded in the 4q gross margin guide yeah i would tell you that incentives to the three months of the quarter were fairly consistent um as it relates to you know kind of the guide you know i stepped back as we created the guide i mean there's about a thousand homes that we have to kind of book and close within the quarter so you know when we came up with the guide we had to make assumptions about where we were going to sell them when we were going to sell them and so those all factored into it so we haven't gotten that more granular but you know we've assumed that as we move some of this spec inventory in the fourth quarter um we feel comfortable with the guy that we presented okay as a follow-up and edges into 2026 comments but when you think about the 25 and a half to 26 and and your comments that spec mix is likely to remain at 50 for the next few quarters just given you know the dynamics today should we be thinking about you know if incentives are stable and the spec mix is stable that's that's kind of the baseline going into next year um you know understanding that you highlighted some of the tariff impacts as well and then there's moving pieces around rates but and any comments you could provide on kind of how to think about beyond 4q yeah mike we'll we'll hold on that You know, like I shared when Mike Rehart asked the question, give us 90 days when we report Q4, we'll have full 2026.

Your next question comes from a line of Rafe Chedrosich from Bank of America. Your line is open.

Great, thank you.

Hi, great, thank you for taking my question. um to first can you tell um talk about where you are in terms of finished specs per community today um and where you want that to be and how your planning starts going forward yeah we have uh right around 2 000 finished specs so it's about two per uh average community um it's it's almost double where we'd ideally like to be we generally like to run somewhere around one per um you know slightly more than one per maybe 1.2 um finish specs per community is ideal for us so um you know like i said we're a little higher than we'd like to be um part of that

is rolled into the incremental incentive load that jim's been talking about um we're not we're not we're not over we'd like it to be lower um to be optimized so um you know the the rate at which we've been starting homes is perfectly aligned with where we want to be in terms of kind of a sales rate um we'll continue to chip away at the next we'll get that kind of normalized and we'll start to work our way back into the optimal balance of finish spec and then you know really focus on increasing the number of dirt sales or built-to-order sales that we have, which, you know, is how we run our business.

Great. That's helpful. And then when we look at the sort of SG&A guidance for the fourth quarter, it's a pretty wide implied range. Your sales are down year over year just because of the base you had from last year. I think, like, on the low end of the SG&A guidance, you have your levering, and then at the high end, your de-leverage. What sort of gets you to the high end or low end of the range where you're able to leverage or not leverage? Like, what are the puts and takes there?

You know, as we look at it, I think our Q4 SG&A, you know, fairly consistent with where we are in Q3, you know, we've got a wider range as it relates to our closing guide. As we said, we've got a lot of specumentary that we're looking to move in the quarter, so that probably toggles it. But I would tell you there isn't anything out of the norm that I would point to with our SG&A in the fourth quarter.

Great. Thank you.

Your next question comes from the line of Sam Reid from Wells Fargo. Your line is open.

Thanks, guys. Just following up on an earlier question, what's the lag between lower horizontal development costs and when that actually hits the P&L? Is it two quarters? Is it three quarters? And not looking necessarily for 2026 guide here, but if you are seeing lower horizontal development costs, could that potentially be a favorable lever for lot cost inflation in 2026?

Land development generally runs 9 to 12 months, depending on the geography and the size of the bays that you're developing. So, you know, things we're developing right now in Q3, Q4 will have a favorable impact in the back half of Q26, potentially, and then kind of fully impacted.

That helps. And then switching gears, just want to quickly touch on DelWeb slash active adult. You're still building very large communities, but you're also building, say, smaller communities relative to what you might have historically. I'm looking, I think, around 750 or so units at the midpoint. Does this at all kind of change the margin profile for DelWeb as you rebuild your pipeline of active adult orders? Just want to think about margin implications there.

Thanks. we've sam we've been building communities of that size now for about a decade so um that is what our del web business has been um we have a few uh you know less than five legacy communities that are of the older vintage um you know very large two and three thousand unit plus del web communities um but there's not there's not really um anything in our del web business that's different from what it's been that would have an impact on the margin profile of how those communities.

That's helpful. Thanks so much, guys. I'll pass it on.

Your next question comes from the line of Susan McClary from Goldman Sachs. Your line is open.

Good morning, everyone. My first question is thinking a little bit more about the regional variations that you mentioned in your remarks. It sounds like Texas and the West are especially tough relative to what you're seeing in the northeast and much of the east coast. When you think about those dynamics, are there different variables that you need to see in order to get some of those markets that are underperforming to come back? Is it all related to rates and jobs or other affordability or are there other factors that are going on on a local level that are influencing some of the differences you're seeing on the ground?

Yeah, Sue, I think as it relates to Texas, there was, you know, a buildup of inventory there post-COVID along with rapid price appreciation. And the combination of those two things, you know, the Texas markets have been working through that. You know, we're seeing progress being made. We're still selling homes there, still good jobs and a lot of people that want to be in Texas. So, you know, we think we're a moment in time. As it relates to California, you know, I think we're dealing with a state that's also got a lot of tech dependent and some of the, I think the concern and the challenges around the tech industry have played into consumer confidence with the buyers that work in those spaces or in those and there's a lot there i won't unpack every single one of them and then you just combine that with kind of overall high prices and challenged affordability

and i think that's what's made um you know northern and southern california more challenged but you know i put yeah okay that's helpful and then um thinking about capital allocation you obviously have a very strong balance sheet the cash flows are healthy despite everything that's going on out there. Can you talk to your willingness to ramp shareholder returns or how you're thinking about priorities in general in terms of uses of cash?

Yeah, you know, Sue, we have a really thorough detailed process for how we think about capital allocation. Our view is for our shareholder, whether it's about the number of homes we're building or the amount of spec inventory optimal return on invest account we we meet with our board they take it with uh you know us um you know the best we've been very consistent laying out our

priorities we want to invest in our okay thanks for all the color and good luck with the quarter

thank you and our final question comes from a line of ken zener from seaport research your line is open good morning all Right.

I think you talked about, you know, incentives generally. So, Texas in the West, which Texas is a little more, right, there's four big markets there. So, can you talk about perhaps the 8.9%, how that's distributed amongst the regions awaiting your queue? But also, if you could substitute the word you talked about consumer confidence, when we look at job growth, you know, we see it half the long-term level in places like Dallas. I'd call that lack of jobs, which you obviously mentioned. But could you talk about how that is also impacting your buyer group, so active adult, let's say, in Georgetown, Texas versus the entry level?

If you could add that dynamic. yeah so ken in terms of kind of the distribution of incentives um broadly i would tell you less incentives in places like florida than southeast northeast midwest more incentives in texas and the west which is it's it's totally distributed in a line based on where things are harder to sell where things are easier to sell um you know slicing it any thinner than that is is probably more than we'd want to get into on this call um you know in terms of the texas markets and uh slowing job growth um i i probably not over index on that you know dallas markets are places where populations growing and jobs are growing and as long as you have those two factors you you can you can and will have a thriving housing environment um and the texas markets satisfy both those those criteria growing jobs growing population so you know the fact that the rate of change is a little bit different um i probably wouldn't read too much into that uh just based on um you know one period of slightly lower job growth thank you thanks ken and that concludes our question and answer session i will now turn the call back over to

jim zoomer for closing remarks okay thank you everybody for their time this morning we're certainly available for the remainder of the day to have any follow-up questions otherwise we will look forward to speaking with you again in the fourth quarter thank you this concludes today's conference call.

Thank you for your participation. You may now disconnect.