D.R. Horton, Inc. (DHI) Q4 2026 Earnings Report, Transcript and Summary

Good morning, and welcome to the Fourth Quarter 2020 Earnings Conference Call for D. R. Horton, America's Builder. At this time, all participants are placed on a listen-only mode. If you have any questions or comments during the presentation, you may press *1 on your phone to enter the question queue at any time. And we will open the floor for your questions and comments after the presentation. I will now turn the call over to Jessica Hansen, senior vice president of communications for D. R. Horton.

Thank you, and good morning. Welcome to our call to discuss our fourth quarter and fiscal 2026 financial results. Before we get started, today's call includes forward looking statements as defined by the Private Securities Litigation Reform Act of 2000. Although D.R. Horton believes any such statements are based on reasonable assumptions, there is no assurance that actual outcomes will not be materially different. All forward looking statements are based upon information available to D. R. Horton on the date of this conference call, and D. R. Horton does not undertake any obligation to publicly update or revise any forward looking statements. Additional information about factors that could lead to material changes in performance is contained in D.R. Horton's annual report on Form 10-Ks and its most recent quarterly report on Form 10-Q both of which are filed with the Securities and Exchange Commission. This morning's earnings release and supplemental data presentation can be found on our website at investors.drhorton.com and we plan to file our 10-Ks in about 3 weeks. Please note that we are now posting our supplementary data presentation at time of our earnings release. After this call, we will also post our updated investor presentation for your reference. Now I will turn the call over to Paul J. Romanowski, our President and CEO.

Thank you, Jessica, and good morning. I am pleased to also be joined on this call by Mike Murray, our chief operating officer and Bill W. Wheat, our chief financial officer. This year, the D.R. Horton team completed our 25th consecutive year as America's largest builder by volume. And had the privilege of providing homeownership to more than 84 thousand individuals and families, including approximately 43.5 thousand first time homebuyers. In total, our homebuilding and rental operations provided more than 89 thousand families a place to call home during fiscal 2026. For the fourth quarter, our consolidated pretax income was $1 billion on revenues of $9.4 billion with a pretax profit margin of 10.8%. For the year, our consolidated pretax income was $3.9 billion. On revenues of $33 billion with a pretax profit margin of 11.8%. In fiscal 2026, we generated $3.5 billion of cash from operations and returned $4.1 billion to shareholders through repurchases and dividends. Over the past 5 years, we have generated $14 billion of operating cash flow and returned all of it to shareholders, reflecting consistent execution operational efficiency, and disciplined balanced capital allocation. We work every day to leverage our industry leading platform unmatched scale, efficient operations, and experienced teams to bring home ownership opportunities at affordable price points to more Americans. 60-3 percent of the D. R. Horton homes that are mortgage company financed this quarter were to first time homebuyers. Our teams continue to manage each community based on local market conditions. Adjusting pricing and incentives to meet demand and maximize returns. New home demand came under increased pressure in the fourth quarter as mortgage rates rose sharply, which further constrained affordability while consumer sentiment remained cautious. Our net sales orders were 7% lower than the prior year quarter, and our home sales gross margin was below our expectations. In response to the more challenging market conditions, we reduced our starts from the June quarter to better align our inventory with demand. Our cycle times remain near historical lows, providing us with greater flexibility to respond to changes in demand while operating with fewer homes in inventory. We will continue to manage our inventory levels closely while maintaining enough homes available for sale to meet demand in each of our communities. We are well positioned to drive future growth and stronger returns when market conditions improve. Mike?

Net income for the quarter was $742 million. or $2.67 per diluted share on consolidated revenues of $9.4 billion. For the year, net income was $2.9 billion or $10.11 per diluted share on revenues of $33 billion Home sales revenues in the fourth quarter totaled $8.4 billion on 22.9 thousand homes closed. Our average closing price for the quarter was $366 thousand up 1% sequentially and flat compared to the prior year. Our average closing price was approximately $135 thousand or 27%, below the average price of a new home in The United States. Reflecting our continued focus on affordability. Bill?

Net sales orders in the fourth quarter decreased 7% from the prior year quarter to 18.6 thousand homes. And order value declined 9% to $6.6 billion. The average price of net sales orders was $357 thousand down 2% sequentially and year over year. Our cancellation rate for the quarter was 23%, compared to 20% sequentially and year over year. Our average number of active selling communities increased 2% sequentially and 10% year over year. Jessica?

Our gross profit margin on home sales revenues in the fourth quarter was 19.5%, down 120 basis points sequentially from the June quarter and below our expectations. Market conditions became more challenging as the quarter progressed, which limited our ability to offset higher costs with pricing resulting in 80 basis points of the decline. Above normal litigation costs accounted for the remainder of the decrease. On a per square foot basis, home sales revenues and stick and brick costs were each up 1% sequentially while lot cost increased 4%. For the full fiscal year, home sales revenues declined 2%, stick and brick costs declined 4%, and lot costs increased 6%. We expect continued pressure on our home sales gross margin in the first quarter reflecting a lower average sales price and higher incentive costs at current mortgage rates and we expect our incentive levels to remain elevated in fiscal 2027. Both incentive levels and our full year home sales gross margin will depend on the strength of demand during the spring, changes in mortgage rates, and other market conditions.

Bill? Our fourth quarter homebuilding SG&A expenses increased 7% compared to the prior year quarter, and SG&A expense as a percentage of revenues was 8.7%, up 80 basis points. For the year, homebuilding SG&A was 8.9% of revenues, up 60 basis points. Our annual homebuilding SG&A expenses grew 4% primarily due to the expansion of our operating platform in addition to higher advertising costs and technology investments. We remain focused on managing our cost structure with discipline. To gain market share efficiently while preserving the platform we have built. We expect to return to SG&A operating leverage when revenue growth resumes and our community absorption rates stabilize.

Paul? We started 13.1 thousand homes in the September quarter. Down 45% sequentially and 10% from the prior year quarter to align with the current sales environment. We ended the year with 28.2 thousand homes in inventory. Down 26% sequentially and 5% from the prior year quarter. Of those homes, 17.7 thousand were unsold at September 30. 8 thousand 8 hundred of our unsold homes were completed including 600 that had been completed for more than 6 months. For homes we closed in the fourth quarter, our median cycle time measured from home start to home close increased by roughly 10 days from the third quarter, but was down slightly from a year ago. Our cycle times remain near historical lows. Enabling us to operate with fewer homes in inventory, and turn our housing inventory more efficiently. We will continue to manage our homes and inventory and starts pace based on market conditions.

Mike? Our homebuilding position at year end consisted of 571 thousand lots. Of which 23% were owned and 77% were controlled through purchase contracts. We actively manage our investments in lots, land, and development based on market conditions. Remain focused on relationships with land developers across the country so we can build more homes on lots developed by others. This approach enhances our capital efficiency returns, and operational flexibility. Our owned lot position of 131 thousand lots is down 11% from a year ago and represents a 1.5-year supply. In the fourth quarter, 70% of the homes we closed were on lots developed by either Forestar or a third party, up from 65% in the prior year quarter. Our fourth quarter homebuilding investments in lots, land, and development totaled $2 billion of which $1.4 billion was for finished lots, $500 million was for land development, and $120 million was for land acquisition. For the year, our homebuilding investments in lots, land, and development totaled $8.2 billion.

Paul? In the fourth quarter, our rental operations generated $647 million of revenue from the sale of 509 single family rental homes and 2.18 thousand multi family rental units. The rental segment's pretax loss of $25.3 million for the quarter includes $91.4 million of inventory impairment charge related to 9 completed multifamily projects. The impairments primarily reflect our lower sales price expectations due to the recent increases in interest rates. For the full year, our rental operations earned pretax income of $18.2 million or $110 million excluding the impairment charges. on $1.2 billion of revenues From the sale of 2,073 single family rental homes and 2.74 thousand multifamily rental units. Our rental property inventory at September 30 was $2.6 billion down 3% from the prior year and consisted of $291 million of single family rental properties and $2.3 billion of multifamily rental properties. We continue working to improve the capital efficiency and returns of our rental operations and expect our rental inventory balance to remain at or below its current level. during fiscal 2027. Turning to our financial services operations, pre tax income for the fourth quarter was $78 million on $219 million of revenues. Resulting in a pretax profit margin of 35.7%. For the year, financial services earned $258 million of pretax income on $817 million of revenues with a pretax profit margin of 31.6%.

Mike? Forestar, our majority owned residential lot development company, reported fourth-quarter revenues of $581 million on 5 thousand lots sold, with pretax income of $79 million and a pretax profit margin of 13.5%. For the full year, Forestar delivered 13.5 thousand lots generating $1.6 billion of revenues and $192 million in pretax income. With a pretax profit margin of 11.7%. 60-6 percent of Forestar's own lots are under contract or subject to a right of first offer with D. R. Horton. During the fourth quarter, we purchased $465 million of finished lots from Forestar. Forestar has a strong separately capitalized balance sheet with $1.3 billion of liquidity. And its national operating platform and lot supply position it well to provide essential finished lots to the home building industry and continue gaining market share over the next several years.

Bill? Our capital allocation remains disciplined and balanced. Supporting an operating platform that consistently generates substantial operating cash flows. And attractive returns through market cycles. We maintain a strong balance sheet with low leverage and healthy liquidity, providing significant financial flexibility to adapt to changing conditions and opportunities. At September 30, we had $7.2 billion of consolidated liquidity consisting of $2.1 billion of cash, and $5.1 billion of available capacity on our credit and mortgage repurchase facilities. Consolidated debt at the end of the quarter totaled $6.1 billion including $600 million of our 1.3% homebuilding senior notes that we repaid at maturity in October. We have no other senior note maturities in fiscal 2027. Our consolidated leverage at fiscal year end was 20.8%, and we continue to target leverage of around 20% over the long term. During fiscal 2026, consolidated cash provided by operations was $3.5 billion representing 11% of consolidated revenues. Similar to 10% in fiscal 2025. We distributed $4.1 billion to our shareholders through share repurchases and dividends during fiscal 2026. During the quarter, we repurchased 9.4 million shares of common stock for $1.4 billion For the full year, we repurchased 24 million shares for $3.6 billion, which reduced our outstanding share count by 8% From a year ago. We also paid cash dividends of $125 million during the quarter, and $513 million during fiscal 2026. Our fiscal year end stockholders' equity was $23.1 billion. down $1.1 billion or 4% from a year ago. While book value per share increased 4% to $85.14. In fiscal 2027, we expect to further reduce our outstanding share count through share repurchases, which provide support to our future earnings per share. Based on our financial position and cash flow expectations, our board declared a new quarterly dividend of $0.50 per share, an 11% increase from our prior quarterly dividend. making fiscal 2027 our 13th consecutive year of growth in our dividends per share.

Jessica? Looking ahead to fiscal 2027, we expect affordability constraints, higher mortgage rates and cautious consumer sentiment to continue to pressure new home demand. Given the uncertainty in these conditions and the broader economy, our initial fiscal 2027 guidance reflects wider ranges than usual. As outlined in our press release this morning, for the full year of fiscal 2027, we currently expect to generate consolidated revenues of approximately 30 to $32 billion and homes closed by our homebuilding operations to be in the range of 79 thousand to 84 thousand homes. We forecast an income tax rate for fiscal 2027 of 25.5%. We expect to generate approximately $3.5 billion of cash flow from operations in fiscal 2027 and we currently plan to repurchase approximately $3 billion of our common stock in addition to paying dividends of around $500 million For our first fiscal quarter ending December 31, we currently expect to generate consolidated revenues in the range of $5.9 to $6.4 billion and homes closed for our homebuilding operations to be in the range of 15.5 thousand to 16.5 thousand homes. We expect our home sales gross margin for the first quarter to be in the range of 18% to 18.5% and our consolidated pre tax profit margin to be in the range of 7% to 8%. Finally, we expect our income tax rate for the first quarter to be approximately 25.5%.

Paul? In closing, our results and position reflect the strength of our experienced teams. Industry leading market share, broad geographic footprint and focus on delivering quality homes at affordable price points. These key components of our operating platform support our ability to adapt, to the current challenging market. Gain market share, generate meaningful operating cash flows, and consistently return capital to shareholders. While being well positioned for future opportunities. We will stay disciplined as we navigate the current housing market and broader economy. And keep our focus on delivering long term value for both our homebuyers and shareholders. Finally, I want to thank the entire D.R. Horton family. Our employees, land developers, trade partners, vendors, and real estate agents for your dedication and hard work. Let's continue working to improve our operations and provide homeownership opportunities to more individuals and families. This concludes our prepared remarks. We will now host questions.

Certainly. Everyone at this time will be conducting a question-and-answer session. If you have any questions or comments, please press 1 on your phone at this time. We do ask that while posing a question, please pick up your handset if you are listening on speakerphone to provide optimum sound quality. Also, we ask each participant to limit yourself to 1 question and 1 follow-up. And once again, if you have any questions or comments, please press 1 on your phone. Your first question is coming from Stephen Kim from Evercore ISI. Your line is live.

Thanks a lot, guys. Appreciate all the color that you have given so far. I guess my question is, let's start with the gross margin guide here, 18% to 18.5%. You know, obviously, you know, materially lower, and you explained all the reasons why given the market conditions. But as I think way back that, once upon a time, I think you all talked about a gross margin of, call it, 20% being kind of normal. And if I recall correctly, you indicated at that time that sort of higher-end product that you were building back then be kind of at the higher end, let's call it, 22% or something like that, and then, like, lower end product be somewhere around 18%. So as I use that as kind of a backdrop to the 18% to 18.5% that you are guiding to, I am curious how you think about the gross margin that you are going to experience in the first quarter relative to sort of a longer term perspective on where you think you are profitability is likely to be. Should we think that 18 handle, kind of, gross margin is kind of appropriate on a longer term basis given the fact that your product mix is skewing a little bit more entry level now than maybe it did when you were giving those comments earlier?

No, Steve. I feel that the 18% to 18.5% is more indicative of the current market conditions that we see. You know, our incentives remain elevated, well above our historical norm, with the rise that we saw in rates throughout the market. The additional pressure that we are seeing from just consumer confidence, not being where it is, we still see the buyers out there with a want, just having a hard time moving forward We have had to incentivize a little more, to keep moving homes that we had started in the, second and the third quarter. But, do feel. Still feel like we have a long term opportunity to realize a higher than 18% to 18.5% gross margin on a go-forward basis. it is just indicative of what we are seeing in the market today.

Yeah. that is fair. I guess, maybe another way of asking a question around that is what kind of mortgage rate are you anticipating or envisioning in your outlook not just for the quarter, but also you gave some commentary particularly around cash flow for the year. What kind of mortgage rate environment are you envisioning?

I think that anticipating it to go down is not prudent at all. So as we look at our guide for the year and expect that we are going to continue to see elevated rates You know, we will see how that progresses through the spring. We will see what happens, as the spring comes about and what happens with consumer confidence. If we see some stability in the geopolitical environment, we see some, reduction in gas prices, some other things that bring that back. We think that will help with the market, but not expecting to see much reduction in rates. In the near term.

Okay. So you are assuming some of those other factors, sort of the psychological factors and so forth, sentiment measures might improve, but not necessarily rates. Is that what you are saying? Correct. Okay. Thanks very much, guys. Appreciate it.

Thank you. Thank you. Your next question is coming from Alan Ratner from Zelman. Your line is live.

Hey, guys. Good morning. Thanks for the details so far. First question, maybe just touching a little bit on the supply chain and what you are seeing there. I think this is the first quarter in a while where you guys saw an uptick in construction costs as well as an increase in cycle time. So was hoping you could talk a little bit more about what you are seeing there. Is that a function of some of the labor tightness, ice raids, we have been hearing about Is it some other factors in the material supply chain? And where do you see that going in 2027.

I think what we saw in the fourth quarter deliveries on homes some lumber prices that occurred increases that occurred earlier in the year came through the production process. And put some upward pressure on our stick-and-brick cost. More broadly, we probably saw a little bit of labor inflation. We have seen where there have been different levels of various regulation and enforcement. A little bit of labor shortage, and additional cost to bring that labor to the job site. Community by community. So in terms of our first quarter guide, it would assume that our stick-and-brick costs are flat to slightly up and we continue to expect our lot costs to be flat to slightly up sequentially and continue to be up on a year over year basis for the next couple of quarters.

Got it. Very helpful. Thank you. Second question, just bridge a little bit your cash flow guide for 2027 versus, at least, the margin commentary for Q1? Because if I look at your revenue guide for the year, it is going to be down a little bit. It sounds like margins, at least to start the year, are going to be down a couple of hundred basis points year over year, yet your cash flow guide for the full year of $3.5 billion is dollars is pretty similar to what you have been generating the last several years. So is there a positive offset to what is presumed to be pressure on earnings that is allowing you to hold your free cash relatively steady?

Yes. We see opportunity to continue to, improve the efficiency of our balance sheet as we have improved our cycle times We are able to operate and turn our inventory more quickly. So we are able to operate with fewer homes in inventory than we have it historically. So there is still opportunity to pull some dollars out of the balance sheet there. As well as in our rental operations. We expect those asset levels to be a bit lower in the coming year. As we continue to improve the efficiency in that business. So that provides additional cash flow sources beyond the P&L in fiscal 27. Appreciate it. Thanks a lot.

Thank you. Your next question is coming from John Lovallo from UBS. Your line is live.

Good morning, guys. At the midpoint, you are forecasting consolidated revenue to be down about 6% year over year with deliveries down about 3%. So just curious what the 3 percentage point delta is. I mean, is that ASP Is that is rental? Is it financial services? Any help there would be appreciated.

Sure, John. it is predominantly being driven by a lower expected ASP. If you look at our sales in the quarter, our ASP was down to $357 thousand and we typically would not forecast an improvement in our ASP until we actually see it show up in our results. And so even if you flat line that for the year, our revenues are going to be down. Gotcha.

And then, I guess, more broadly, look, I mean, we have had 2 consecutive years of pretty serious exogenous shocks during the spring selling season, you know, with Liberation Day, on 4/2/2025, the Iran war on, you know, 2/28/2026. So I guess, in the absence of a third consecutive shock, it appears to us that the spring selling season is set up at least better than it has been over the prior 2 years. I mean, would you agree with this? I mean, despite your preliminary forecast for volume to be either slightly down year over year?

Yes. I think as I have said, you know, we still have buyers out there with a strong interest in moving forward, We see traffic, although traffic is down a little bit. You know, we are not in a situation where we just do not have people in our sales offices. And, you know, looking for a home today. there is just a lot of noise today out there in the consumer sentiment. People are just held back from moving forward. So, you know, we will see how the spring comes. It would be nice to go through a spring without an additional shock or something coming out there so that people can settle down and move forward with their own purchase. Okay. Thank you.

Thank you. Your next question is coming from Sam Reid from Wells Fargo. Your line is live.

Specifically, Q4 to Q1 bridging. Curious, once you are embedding with respect to rate buy down activity, especially as rates ticked up in September? Are you holding, your rate buy downs at a specific level of interest rate, or are you holding that spread between the prevailing market rate and the buy down?

Just curious how you are running that As rates moved up through the quarter, we did move the rate that we are offering on a buy down up a little bit and we will continue to do that. So we kind of follow the market, that timing of that just depends on where we are with our builder forwards. And everything else. But, yes, we moved the rate up throughout the quarter. We would expect to stay, at about 1.5 points below market is kind of where we have been averaging. And we have continued to see a high 80s to low 90% of our mortgage company buyers get that rate buy down. So I think our anticipation would be it stays in that range as well.

that is really helpful. And then maybe could we just quickly touch on that comment about traffic being lower? Maybe give us a sense as to how traffic trended during the quarter. I would assume it probably fell off in September, but just curious if you could put a finer point on that. And any comments on traffic and order volumes quarter to date?

Demand did weaken as the quarter progressed. Certainly, as we saw rates move up and as we moved into October, we have seen, similar to what it was in September. So, traffic and sales activity is a little lower than what we would expect on a normal seasonal basis. The traffic we are seeing is somewhat cautious and tentative with their decision making process. there is a lot of negativity in the news today that I think is restraining people from taking action. So, hopefully, we will pass some of that at some point, maybe, and we see a little more urgency in the buyers actions. Really helpful, everyone. Thanks so much. I will pass it on.

Thank you. Your next question is coming from Matthew Bouley from Barclays. Your line is live.

Good morning, everyone. Thank you for taking the questions. Question on the old price versus pace. Obviously, in Q4 and the Q1 guide, you have sort of seeded a bit of margin. Guiding 27 deliveries down, talked about lower starts, inventories in Q4 coming down. Kind of going forward, is the intention that you may sort of go back to a bias of protecting margin as we kind of move past Q1? Or in other words, of is there an intention of finding a stabilization in the 18s at the expense of volume or at the end of the day this is just going to be kind of simply market dependent. So how are you kind of thinking about that? Thank you.

It will be market dependent at the community level, frankly, Matt. The way we operate the business is community by community. We focus on finding that right balance of pace and price margin. To try to maximize the returns we have in any given community. And that is what all of our operators in the field are trying to do every day, every week as they are challenged facing their market Whether it is a tailwind or a headwind in that given market, they are looking to adjust to maximize the returns. And so it rolls up to that, and that is what we are kind of seeing going forward in the margin metrics and some of our delivery guidance. But it is gonna happen at the community level.

Got it. Okay. Appreciate that. And then secondly, I think you would already mentioned a little bit on stick-and-brick, but just another 1 on that. You know, you reduce starts by quite a bit. Obviously, recall last year where part of the intention around reducing starts like that was to kind of go back to your negotiations, with the trade and with suppliers, etcetera. And So, I guess, how is that sort of playing out this year? And, you know, where you can kind of pull back a little bit more on your direct costs? Thank you.

We feel that is the same today. In other words, all day, every day, our operators are out working towards the best value we can deliver to our buyers. That means working with our trades and the reality of what we are seeing in the market today. We did see significant reduction in starts this quarter, and really that was to balance our inventory with what we are seeing in the market and the fact we just do not need to carry as many homes in inventory. So we are continuing to work with all of our trades and with LaborSource to drive to returns best stick and brick value that we can put into our homes, to continue to hit the price points that people need out there. Got it. Well, thanks, Paul. Thanks, everyone.

Thank you. Your next question is coming from Eric Bosshard from Cleveland Research. Your line is live.

Good morning. In terms of affordability, obviously. Or it appears that your assumptions that rates stay elevated with buydowns and incentives, you are helping solve it. I am just curious if there is anything structurally that you are evaluating or implementing into 2027 to solve affordability. Stated more simply, an opportunity to create lower priced homes to address what the consumer is looking for.

We are always looking to adjust the product that we are offering. We have that community by community and as we plan for and develop new communities, so continuing to find if it is a smaller product and or a smaller lot that allows us to hit a price point and more importantly, a monthly payment that opens up homeownership, we continue to look at that. Continuously and consistently. So I would expect that in the current environment, we will continue to build more of our smaller homes in those communities because it is what gets to the monthly payment that opens up homeownership.

To put some numbers around Paul's context, we are down 4% in our average square footage over the last 5 years, and we have also seen an increase in our number of attached closings, so predominantly duplexes and townhomes. Are now roughly 16% of our mix versus 10% a year ago.

Okay. And then just the 1 follow-up. You commented, I think lot prices up 6%. And net selling prices down It seems like at some point, those 2 numbers should go in a similar direction. Curious if on the lot side, there is visibility or progress or traction of creating downward pressure on lot prices to match what is going on with selling prices?

The land market is usually pretty slow to reset, and there is a lot of the lots that we are delivering on now have been developed And so the costs are already set on those lots, both the land and the development cost. But with lower activity on those, we would expect to see future development activities come in at better pricing absent fuel inflation as well as, you know, the land residuals resetting a little bit to the current market conditions. Thank you.

Thank you. Your next question is coming from Anthony Pettinari from Citigroup. Your line is live.

Good morning. Just following up on Matt's question on stick and brick. So I guess, costs are down 4%. and I am just wondering if you can maybe disentangle labor versus building materials. And I think you talked about labor costs rising earlier. Just wondering where you are seeing the savings, if it is more on the building product side, just trying to kind of square those 2.

Hard to put exact numbers on that spread. We kind of quarter to quarter, month to month see changes in different labor prices and or materials as we purchase them, have them locked in for a period of time, and then they may reset. As Mike mentioned, some of what we are seeing in this quarter's closings was a rise in lumber we saw earlier in the year. So that comes through a little a little more latent. Just continuing to work on all of those. Certainly, increased fuel costs have caused for some short term surcharges that we have needed to realize, and some of that may should be what is showing up.

But continuing to stay focused on both sides of it, the labor and the material So the 4% decline you mentioned is year over year. Sequentially, stick-and-brick costs were up 1% to Paul's point of some of the more recent challenges.

Okay. Okay. that is helpful. And then I am just curious, I mean, you obviously operate in a lot of markets with a lot of competitors. But is it possible to say how do you see private homebuilders maybe of your smaller competitors responding to this environment? Are some of them kind of dropping out of the market? Are there maybe opportunities for consolidation? Do you think you can just kind of hold share even in a kind of a declining market? I am just kind of curious what the competitive dynamic looks like there in a tougher demand environment?

Well, anecdotally, we are seeing that there are more builder opportunities for us to talk with. About where they see their business and how they can unlock the value they created in their companies. A lot of times that works with us, kind of acquiring their home building operations, and they become a lot developer. that is worked really well for us in a lot of markets across the country. And, you know, we continue to work with that program.

But we will see more pressure with the higher rate environments and inflationary cost environment, it is Does make it more challenging to deliver affordable product to the market today. And I think even with our full year guide of expecting flat to down closings this fiscal year, we would expect to continue to consolidate share, generally weaker market conditions give us an even better opportunity to consolidate share. Okay. that is very helpful. I will turn it over.

Thank you. Your next question is coming from Ryan Gilbert from BTIG. Your line is live.

Hi. Thanks. Good morning, guys. Thanks for taking my questions. First 1 is on the first quarter 2027 margin guides. And it looks like the consolidated pretax margin is declining on a sequential basis by a fair amount more than gross margin. Is the difference between the 2, you know, gross margin down a little over 100 basis points consolidated pretax down 300 basis points plus, just, SG and A deleverage in the homebuilding business? Or are there other considerations in the other businesses that we should be thinking about?

Yes. SG and A deleverage considering lower ASPs and lower volume is definitely a key factor there as well. And then when we look at the full year and we look at our rental margins right now, we would expect some decline to come from the rental business as well. And that also contributes to the wider range that we are providing because the wider range on volume, wider potential range on margins as well as the rental business. Those are the 2 additional factors beyond the homebuilding gross margin.

Okay. Got it. And then understand demand weaker in the quarter. I am wondering, just any variations in demand that you saw between your larger, more established markets and the newer markets that you have entered that are, you know, tend to be smaller, that you entered over the last few years. And I am wondering if, you know, in the larger markets, the affordability issues and challenges were compounded by supply competition, whereas in some of the smaller markets, there might not be as much supply competition and so you do not necessarily have that same compounding issue. Just wondering what you are seeing just in terms of variations in demand.

Ryan, we have seen that. I see in the smaller markets and or the secondary MSAs where there is just been less build-up of inventory and less competition. We enter those markets and tend to offer an affordable option into the market that may have been missing. And so, those have held up a little better, and we have seen more consistent sales in line with our expectations and budgets. Compared to some of the larger markets that have been more challenged, more competition. More inventory that is built up, both either on just the new home market and or on the resale market. When demand's a little lower, it is a little more challenging in some of those markets. Great. Thanks very much.

Thank you. Your next question is coming from Michael Rehaut from Melius. Your line is live.

Thanks. Good morning, everyone. I appreciate you taking my questions. Wanted to first just talk about the broader market dynamics and in particular, supply, resale supply. it is been pointed out over the last month or so by many competitors an increase in Texas and Florida. And, obviously, the homebuilders themselves particularly the production builders are trying to manage spec, reduce starts, etcetera. But it is been pointed out, I think, that the resale market is has been a little challenging from the supply standpoint. So I wanted to get your views on that. Particularly in Texas and Florida, and are there any other markets that stand out from your view.

We have certainly seen a little more buildup in inventory and that does create some competition, but still has been a significant drag on our absorption I think more so coming from the increase in rates and lack of consumer confidence and hesitancy from the buyers. You know, with the buildup of inventory or people staying put in the resale market, you know, it can impact the move up market a little more and we have seen that as far as home to sell contingency and people unable to move forward. But although we have seen it tick up some, still not to where we are concerned about it. Ultimately, we need to see that resale market unlock. And as it does that, people start to move and over time, that is just a normalized market for us, and we are we are comfortable competing in that environment. Great. Well, thank you for that, Paul.

I guess, secondly, certainly, the gross margin outlook near term is a little challenged. Wanted to get your sense in terms of, usually at the end of the year, you are trying to close out volumes, and it is an important focal point, and you also wanna make sure that you have lighter inventory if it is a weaker market going into the spring, so you can maybe reduce incentives potentially even in a weak market if you have that inventory flushed out. Do you feel like that is part of the dynamic here in terms of 3Q and 4Q? Or is this more of just a market reset to the current demand backdrop?

it is certainly reflective of the current market. it is not necessarily indicative of us trying to flush inventory in the fourth quarter. We are just continuing to respond to market conditions. The positive is, is that our fiscal Q1 December quarter is always our seasonally slowest time of the year. So to some of Paul's earlier points, I think we are hopeful that as we get into the spring, the setup's a little bit better, at least from a consumer confidence perspective. Although we expect interest rates to remain high and our incentive levels remain elevated as a result. But it is just a function of current market conditions, and that is what will continue to be as we move throughout the year as we adjust and address incentive levels to continue to drive demand.

No. Great. Thank you for that, Jessica. Did not mean to imply Horton trying to flush out inventory. I think it is just more sometimes a year end dynamic. So I appreciate that. Thank you.

Your next question is coming from Rafe Jadrosich from Bank of America. Your line is live.

Hi. Good morning. Thanks for taking my question. On the delivery guidance, spoke about how it is a little bit wider range to start the year than normal. Can you just talk about the assumptions, maybe at the high end and low end of that range around, like, absorption pace community count, and starts? Just, like, what sort of embedded in that delivery guidance?

Well, we have been consistently growing our communities this quarter sequentially up another 2%. And so our divisions are continuing to position themselves to, gain market share. And from a bottoms up view of our company, we are positioned to continue to deliver on potential growth. However, the reality of the current environment where rates are and where sentiment is, our absorptions are slower. And so those assumptions for, still what we would say probably below normal absorptions continue into our assumptions for the guide. And just given where rates are, where sentiment is, where demand and consumer sentiment is right now, that is what is driving our guide to flat to down. But, you know, in reality, there is a lot of variables there. And so we are providing a wider range because I think there is definitely a wider range of potential outcomes. Depending on what market conditions do over the coming months and especially in the spring. Thank you. that is helpful.

And then on the gross margin guidance, I think there was a warranty impact to fiscal 4Q. That was maybe 40 basis points or so. Can you just sort of bridge us from 4Q, what the core gross margin would be to 1Q? This is, you have addressed in different answers to different questions, just sort of, like, what is the core the core gross margin guidance and sort of what the bridge and impact is?

Sure. Thanks for calling that out, Rafe. We have actually had 4 of the last 5 quarters have unusual litigation and or warranty. Expenses and actually benefit in some of those quarters. But this quarter, we had above normal litigation, not warranty above normal litigation costs. We had to increase our reserves for 2 cases that we now believe are gonna come in at higher settlements than we previously had reserved for. Our typical run rate in our gross margin is about 40 to 50 basis points of a negative impact to gross margin for both warranty and litigation And to your point, this quarter, that was 80 basis points. So it was roughly 40 basis points higher than normal. Thank you.

Thank you. Our next is coming from Adam Kramer from Morgan Stanley. Your line is live.

Hey, good morning. Thanks for the time. Wanted to ask a little bit about capital allocation. I think repurchases this year were about $3.6 billion You are guiding to $3 billion next year, which is a bit above where we were. Just wondering sort of how to think about the pace prioritization of buybacks versus land investments. Given sort of the earnings outlook and broader macro outlook?

Sure. You know, we set our capital allocation and our repurchases based on our projected cash flows. And so there can be some variability quarter to quarter depending on when we expect cash flows to be delivered. As you saw this past year, our cash flows were a bit late in the year, and so our repurchases were also weighted a bit, late in the year. That also coincided with pullback in our stock, which also contributed to that as well. But in general, we plan for our repurchases to be relatively consistent. And then we have maintained flexibility to be opportunistic depending on what the what the stock price does, you know, quarter to quarter. So no guide specifically as to pacing of repurchases. We are in position to deliver on $3 billion of repurchase over the course of the year. And really in terms of then our land investments, it is the same thing. We are out in our communities, you know, either developing lots, buying lots as we need them. On a consistent basis. And so there is not any significant, seasonality differences there in terms of the pacing of our land spend. We have a good supply of lots. We are not in a need of either significantly building up our lot supply or reducing our lot supply. So we would expect that to be relatively consistent as well.

Great. Thank you. And then maybe just quickly on sort of notice the incentive commentary in the release for 2027. That was really helpful. Just thinking about some of the different ways, different incentive forms as well as for gross price changes. How are you thinking about each of those? How are you balancing each of those? And I guess sort of what is implied maybe from a 2027 commentary given what you wrote, what you said about incentives specifically?

there is a lot that goes into that and ultimately that is done at a community level. And in some communities that may be more of a focus on rate buy downs, others it may be on included features. And in some cases, we need to adjust price. We adjust price. If that is what needs to happen in the market to achieve the returns that we are looking for community by community, we will do it. So no real significant shift in the incentives that we expect compared to what we have been seeing just at the continued elevated level like we have seen through the fourth quarter, and we expect to see it remain elevated for the near future. Thank you.

Thank you. Our next question is coming from Mike Dahl from RBC Capital Markets. Your line is live.

Good morning. Thanks for taking my questions. Wanted to ask first about qualifications. Obviously, you know, traffic and demand lower in light of what happened. But in terms of traffic coming through the door, people qualified, I think in the recent past for your buyer, cohorts, at least at the lower end, some challenges even getting people qualified even getting people qualified above 5% on rates. And now if you are maintaining a 150-basis-point spread, you are talking about kind of 6-ish percent prevailing rates that you are offering. So how have you seen the qualification dynamics play out over the past month or 2?

Certainly, anytime rates move up, that has some part of the buyer cohort that can no longer afford if we are moving our rate up at the same time. But we are continuing to adjust everything we can in our cost structure and our incentive levels to try to get to that price. That people can qualify, and we continue to see good quality traffic come through our door in terms of our closings, our FICO score has remained very high at 720. And, you know, continue to have a cumulative loan to value of roughly 90%. So we always deal with a little bit of fallout when rates are moving up, but at the same time, we have a trade-down buyer who thought maybe they could afford x at 1 point, but now they cannot, and they still need a home. So they are going to come look at D.R. Horton now since we are generally the best value proposition in the market.

Got it. Okay. My second question, I guess, is a follow-up to a couple of prior questions, just around the thought process behind the closings guide for the year. And I guess the heart of the question would be why not even wider or lower? Because if I think about your order trends, if you were down 7% for the quarter and it worsened through the quarter, presumably September and then October have been worse than down 7%. Your 1Q closings guide is you know, even at the high end below, on a year-on-year basis below the declines are greater than the low end of your full year forecasted declines. So it does seem to imply that things need to get better. And I understand that line to extrapolate when rates are going up in a straight line, but maybe just a little more a little more elaboration on, to me, given the recent trends, the low end of the low end of the guide still assumes some sort of improvement there.

Well, our community count continues to be up significantly, so we do not actually need an improvement in absorptions. Our guide can actually deal with a slightly lower absorption in fiscal 27 versus fiscal 26. So we do believe it is very realistic where we sit today. That being said, we will adjust as we move throughout the year like we always do. The last 2 years, we have come in with a guide that we have had to lower because the market was not there to support it from a return dynamic. We will do the same thing this year, but to the flip side, we are positioned to do more than that volume if the market were to recover and be there to support it to that extent as well. So we will do what we always do and adjust as we move throughout the year based on market conditions. Okay. Thanks, Jessica.

Thank you. Your next question is coming from Paul Przybylski from Wolfe Research. Your line is live.

Good morning. I guess, you know, given Mike's commentary about the land market pricing's sticky, what are you seeing from your developer partners? Are they halting their development work and just harvesting what they already have in progress? And if that is the case, like, I guess, how would you alter your land strategy as they kind of deplete their asset?

I think they are definitely adjusting deliveries and future deliveries and we do a very good job, I believe, of communicating with our third party development partners to make sure that they are managing their business along with ours so that we do not have too many lots out in front of us or out in front of them. We do not need that pressure until we see an increase in the demand environment. The good news is we have the ability to increase that We have the entitlements in place, in place for a lot of those. So if we see a stronger spring and a pickup in the market, we feel good about our lot position and having a lot position in front of us. But that is a daily focus for our teams in the field to work with third party developers as well as ourselves on future phases to control that lot inventory as best we can. Okay. And then, I guess, you know, given your geographic expansion over the past 5 years and your market share consolidation commentary this morning. Do you see the current environment as an opportunity to further that geographic expansion into the better performing secondary markets or would you look more to consolidate your existing footprint and lever your costs in those markets? I think we always look at both of those. And, you know, always looking to continue to expand our market share in the existing markets that in first And when we see those opportunities and have the teams in place and the people we need to deploy to those new markets as we see opportunities, we will continue to stay opportunistic in those markets that we are not in. Thank you.

Thank you. Our next question is coming from Susan Maklari from Goldman Sachs. Your line is live.

Thank you. Good morning, everyone. My first question is on the SG&A. You have done a nice job at getting leverage there despite all the pressures that you are seeing. Can you just talk about the forward outlook in SG&A and your ability to continue to realize that leverage even as things decelerate?

So it is always a intense focus for our business to be as efficient as we can throughout our SG&A infrastructure. Overall, I believe we have. We have done a good job, but in our culture, never good enough. So it is going to continue to be a focus. It is under a bit of pressure with lower ASPs and with the potential for lower volume, lower absorptions per community. So we are gonna continue to manage that. And a big focus for us is making sure that we do still, you know, maintain and preserve the platform so that we can be flexible and take advantage of opportunities, when conditions stabilize. And, because they will at some point, and we wanna make sure that we are in a great position to take advantage of Okay.

that is great color. And then maybe more broadly, there is been a lot of discussion around affordability in general and ways to solve for that. Including perhaps newer models or strategies around build to own, build to rent, those kinds of things. How do you think about the outlook for that, and where some of those things could fit into homebuilding in general over time?

I think some of the biggest obstacles to affordability are at the local community and resistance to development of smaller lots and smaller product that the market frankly wants but whatever the jurisdiction is, they are not agreeable to allow that product to be built in their jurisdiction. And so it creates challenges that puts unnecessary costs that do not add value into the development of the lots or the building of the homes that are just preventing people from buying houses. So that is our biggest challenge. We face it. We fight it. You know, day by day, community by community around the country of how to get people in the homes they can afford is let the market determine what they want. What they can afford, then how we can build it at a return that is acceptable to our company.

Okay. Alright. Thank you for the color. Good luck with the quarter.

Thank you. Our next question is coming from Jay McCanless from Citizens. Your line is live.

Hey, good morning, everyone. So my first question, could you talk about this impairment in the rental segment and also maybe talk about why you think returns in rental are gonna be lower in 2027 than what we saw in 2026?

Sure, Jay. You know, we have our portfolio. We have a number of projects that are complete and our business model is we merchant build these communities. We lease them up, and then we then go to the investment community to buy the projects. In the current environment with the spike up in interest rates in this last quarter, that had a negative impact on our expected values on a number of those projects. And so that resulted in us having to scrutinize them for potential impairment and a subset of our completed projects wound up, tripping the impairment. With the continued expectation for elevated rates, that does have a dampening effect on the potential margins for forward sales as well. Into fiscal 27 is particularly in our multifamily portion of our rental segment. And so that has a negative impact on the margins there. Flip side, as we have talked about prior, our single family rental communities, we have switched our business model there to a full forward sale model where we are basically, having an investor in place before we start the project. And so we expect returns on single family side of our rental segment to be improving over time.

Okay. that is great. Thank you. And then just 1 more. Picking on the lot cost question again. I mean, is there any potential reason or benefit with if this is gonna be another rough year from rates, demand, etcetera, for Horton to lean back into being more of a landowner and doing more self development maybe help control what is going on with the gross margin? We would love to get some discussion on that, especially since it sounds like a lot of the small builders and developers are having some cash flow problems right now. So it seems if Horton wanted to get deeper in land development, could be the time to do it.

Yeah. With our current lot position, we have that flexibility. And, you know, for us today, that is just gonna be on a community by community, deal by deal basis. If it is a deal that makes more sense for us to self-develop, we are. I think we are always gonna maintain that capacity and ability. We have maintained that in each of our divisions. So we have that flex and there are some instances today where we have done that. And as they arise, we will do that in the future. But, you know, the land market has especially in the secondary markets, started to realize what is going on in the market So we are seeing some opportunities, but that is community by community. And deal by deal. And we remain flexible on our ability to buy developed lots, lots, to work with third party developers, or self-develop, if the deal is right for us. Okay. Sounds great. Thank you.

Thank you. Our next question is coming from Alex Barrón from Housing Research Center. Your line is live. Alex Barrón: Yes. Thank you for squeezing me in. You know, in some ways, maybe I am beating up on a dead horse here, but you know, when D.R. Horton was with us, was always focused on growth, and on being number 1 and etcetera. I think since that time, you guys have been maybe more focused as the way I perceive it on balancing units and margins. You have another competitor who is focused only on even flow production regardless of margin. I am curious if you guys elaborate on your guidance, how do you see things playing out if rates stay high. what is your The way you guys are thinking about it?

Alexander, that is a great question. If we look back 12, 13 years, we have been focused on kind of a balancing pace growth with margins to drive to returns. And that is been the approach and the focus and it is really been consistent cash flow generation quarter after quarter, year after year that, you know, D.R. was here you know, unfortunately, he passed away a few years ago. He was here for a large part of that transition. And he was very supportive of it. And in the meantime, you know, we were able to grow and take advantage of market conditions to aggregate market share, when the market was giving it to us, and then the tougher times, we probably did a little better at growing market share. Even if absolute growth did not did not occur for the company. But it is been a consistent focus on returns for the past several years, and we are gonna maintain that approach.

D.R. wanted to be number 1 at everything, not just volume. He wanted to be the best across any metric we looked at. We had an internal saying never enough because that is really what he always pushed everyone for. Alex Barrón: Got it. Alright. Well, appreciate it, and best of luck for next year. Thanks, Alexander.

Thank you. Your next question is coming from Buck Horne from Raymond James. Your line is live.

Hey. Thanks. Good morning. Appreciate you going into overtime for me. Quick 1 on external broker commissions. It seems like that number has been actually pretty consistent here recently. But out in the field, I mean, just seeing some advertisements of. It looked like some fairly juicy bonus commissions being offered out there. You anticipate external broker commissions increasing into fiscal 2027 beyond what we have seen recently. Is that part of the embedded gross margin guide?

I think that our overall rate in terms of percentage that we utilize brokers has remained consistent A big part of our business, since the beginning of the company and today is that we sell a lot of our homes with the realtor community. And when the market's a little tougher, we do see additional incentives or activities, higher level of involvement from them, and we lean on that. We will continue to. But nothing significantly different or any real difference pretty much flat with what we have seen in terms of our overall realtor expense. Assumed in our forward guide.

And we saw a 2.90 basis-point impact this quarter on our gross margin, which was consistent both sequentially and year over year.

Got it. Very helpful. And last 1 for me. Just, looks like you guys are involved in a partnership on this robotics company out in Arizona. Just any comments on kind of the thought on the investment or partnership there and what that may or may not lead to longer term in terms of prefabricated or 3D-printed construction or any other objectives you have with that investment?

We are always looking for better ways to build homes more affordably. I think that is a pilot program for us in the Phoenix market looking at some kind of panelization process. We will We are gonna watch it really closely, and we are excited for it. Okay. Alright. Thanks, everybody.

Thank you. That concludes our Q and A session. I will now hand the conference back to Paul J. Romanowski for closing remarks. Please go ahead.

Thank you, Matt. Congratulations to everyone at D. R. Horton on achieving our 25th consecutive year as America's largest builder by volume. And thank you for a solid year of execution in fiscal 2026. We are honored to represent you on this call. We look forward to what we will accomplish together in fiscal 2027. I would also like to acknowledge Forestar's recent announcement of the retirement of its executive Chairman Don Tomnitz. We congratulate Don on his incredible career at both Forestar and D.R. Horton. We thank him for his many contributions to both companies over the past 40 years. Don's service to Forestar over the past 9 years has helped establish a strong foundation for its future as a leading supplier of finished lots. To the home building industry. We appreciate everyone's time on the call today, and look forward to speaking with you again to share our first quarter results on Tuesday, January 19.

Thank you. Everyone, this concludes today's event. You may disconnect at this time, and have a wonderful day. Thank you for your participation.