Dream Finders Announces Third Quarter 2024 Results

Rhea-AI Summary

Dream Finders Homes (DFH) reported Q3 2024 results with homebuilding revenues up 10% to $986 million and home closings increasing 5% to 1,889 units. Net new orders rose 9% to 1,680, while the average sales price increased 3% to $518,553. However, homebuilding gross margin decreased to 19.2% from 20.6%, and net income declined 7% to $71 million ($0.72 per basic share). The company completed its acquisition of Jet HomeLoans on July 1, 2024, contributing $16 million in revenue and $7 million in pre-tax profit. DFH maintains its guidance of 8,250 home closings for full-year 2024.

Positive

• Homebuilding revenues increased 10% to $986 million
• Home closings up 5% to 1,889 units
• Net new orders increased 9% to 1,680
• Average sales price rose 3% to $518,553
• Jet HomeLoans acquisition contributed $16M revenue and $7M pre-tax profit
• Controlled lot pipeline increased to 44,825 from 30,614 YoY
• Total liquidity of $493 million as of Q3 2024

Negative

• Homebuilding gross margin declined to 19.2% from 20.6%
• Pre-tax income decreased 11% to $92 million
• Net income declined 7% to $71 million
• SG&A expenses increased 30% to $102 million
• Net homebuilding debt to net capitalization increased to 45.6% from 34.5% YoY
• Return on participating equity decreased to 30.4% from 38.9% YoY

Insights

Financial Analyst

Dream Finders Homes delivered a mixed Q3 2024 performance with some concerning signals. While homebuilding revenues grew 10% to $986 million and closings increased 5%, margins showed pressure with homebuilding gross margin declining to 19.2% from 20.6%. The 30% jump in SG&A expenses to $102 million is particularly concerning, as it now consumes 10.3% of revenues.

The acquisition of Jet HomeLoans appears strategic, contributing $16 million in revenue and $7 million in pre-tax profit. However, the company's net debt position has deteriorated, with net homebuilding debt to capitalization rising to 45.6% from 34.5% YoY. The $620 million inventory investment signals aggressive growth plans but also increases financial risk in a higher rate environment.

Market Research Analyst

The housing market dynamics are reflected in DFH's operational metrics. The 9% increase in net new orders and improved cancellation rate of 13.8% suggest sales incentives are working, though at the cost of margins. The backlog of 3,996 homes valued at $2.0 billion provides decent visibility, but the 3% increase in ASP to $518,553 barely keeps pace with inflation.

The controlled lot pipeline expansion to 44,825 from 30,614 YoY positions the company for growth but requires careful monitoring given the current interest rate environment. The share buyback program, while modest at $5 million, signals management's confidence in the company's intrinsic value.

Third Quarter Revenues of $1 Billion

Homebuilding Revenues Up 10%, Net New Orders Up 9%

Return on Participating Equity of 30.4%

JACKSONVILLE, Fla.--(BUSINESS WIRE)-- Dream Finders Homes, Inc. (the “Company”, “Dream Finders Homes”, “Dream Finders” or “DFH”) (NYSE: DFH) announced its financial results for the third quarter ended September 30, 2024.

Third Quarter 2024 Highlights (As Compared to Third Quarter 2023, unless otherwise noted)

• Homebuilding revenues increased 10% to $986 million from $894 million
• Home closings increased 5% to 1,889 from 1,798
• Net new orders increased 9% to 1,680 from 1,535
• Average sales price of homes closed increased 3% to $518,553 from $501,536
• Homebuilding gross margin of 19.2% compared to 20.6%
• Adjusted homebuilding gross margin (non-GAAP) of 27.6% compared to 28.4%
• Pre-tax income decreased 11% to $92 million from $104 million
• Net income attributable to DFH decreased 7% to $71 million, or $0.72 per basic share, from $76 million, or $0.79 per basic share
• Active community count of 235 as of September 30, 2024
• Backlog of 3,996 sold homes as of September 30, 2024, valued at $2.0 billion
• Controlled lot pipeline of 44,825 as of September 30, 2024, compared to 30,614 as of September 30, 2023
• Total liquidity, comprised of cash and cash equivalents and availability under the revolving credit facility, of $493 million as of September 30, 2024
• Net homebuilding debt to net capitalization (non-GAAP) of 45.6% as of September 30, 2024, compared to 34.5% as of September 30, 2023
• Return on participating equity of 30.4% for the trailing twelve months ended September 30, 2024, compared to 38.9% for the trailing twelve months ended September 30, 2023
• Repurchased 180,164 Class A common shares for $5 million during the three months ended September 30, 2024

Management Commentary

Patrick Zalupski, Dream Finders Homes Chairman and CEO, said, “In the third quarter, Dream Finders continued to demonstrate our focus on long-term growth objectives. We delivered homebuilding revenue growth of 10%, along with increased home closings and net sales of 5% and 9%, respectively, compared to the prior year quarter. While we experienced some margin erosion in Q3, we are more focused on maintaining our growth expectations.

We completed our acquisition of Jet HomeLoans on July 1, 2024, our sixth acquisition in five years. This deal was immediately accretive, contributing revenues of $16 million and pre-tax profitability of $7 million in the third quarter. Now having 100% control of this entity, we look to grow this business line into a highly profitable segment for DFH.

During the third quarter, we repurchased 180,164 shares of our class A common stock under our approved buyback program. In addition to investing in the growth and scale of our business, we remain committed to our capital allocation strategy, which includes buying back shares when we believe there is an attractive disconnect between the market price and the intrinsic value of the shares. We will remain opportunistic in all facets of growing the per share returns of DFH.

We are focused on closing out another successful year in 2024 while also hard at work building long-term value for 2025 and beyond. We reiterate our guidance of 8,250 closings for the full year 2024.”

Acquisition of Jet HomeLoans

On July 1, 2024, we acquired the remaining 40% equity interest in the previously unconsolidated mortgage joint venture, Jet HomeLoans, which is now consolidated as of that date in the Company’s financial statements. Jet HomeLoans continues to be included in the Company’s Financial Services segment for segment reporting purposes. Jet HomeLoans contributed financial services revenue of $16 million in the third quarter of 2024.

Third Quarter 2024 Results

Homebuilding revenues in the third quarter of 2024 increased 10% to $986 million, compared to $894 million in the third quarter of 2023. Average sales price (“ASP”) of homes closed for the third quarter of 2024 was $518,553, an increase of 3% compared to the prior year quarter ASP of $501,536. Home closings increased 5% to 1,889 compared to 1,798 in the third quarter of 2023. The growth in homebuilding revenue during the third quarter of 2024 when compared to the third quarter of 2023 was primarily due to the increase in home closings, as well as higher ASP, both largely due to the February 2024 Crescent Homes acquisition. Crescent Homes contributed 223 closings with an ASP of $554,231 during the third quarter of 2024. Additionally, the increased use of sales incentives during the third quarter of 2024 had a partially offsetting impact on our homebuilding revenue growth.

Homebuilding gross margin in the third quarter of 2024 was 19.2%, a decrease of 140 bps, compared to 20.6% in the third quarter of 2023. The slight decline in homebuilding gross margin for the third quarter of 2024 was mostly the result of higher land and financing costs, offset by direct cost reductions and, to a lesser extent, continued improvements in cycle times.

Adjusted homebuilding gross margin in the third quarter of 2024 was 27.6%, a decrease of 80 bps from the third quarter 2023 adjusted homebuilding gross margin of 28.4%. Adjusted homebuilding gross margin is a non-GAAP financial measure. See “Reconciliation of Non-GAAP Financial Measures.”

Selling, general and administrative expense (“SG&A”) in the third quarter of 2024 increased 30% to $102 million, compared to $79 million in the third quarter of 2023. SG&A as a percentage of homebuilding revenues in the third quarter of 2024 increased 150 bps to 10.3% compared to 8.8% in the third quarter of 2023. The increase was primarily attributable to costs associated with forward mortgage commitment programs which allow our homebuyers to lock in their mortgage interest rates at the time of sale, as well as higher compensation costs as we continue to expand our operations.

Net income attributable to DFH in the third quarter of 2024 decreased 7% to $71 million, or $0.72 per basic share, from $76 million, or $0.79 per basic share in the third quarter of 2023. Aside from the operational results discussed above, the decrease was partially offset by a related decrease in income tax expense and, to a lesser extent, a reduction in contingent consideration expense in the third quarter of 2024 compared to the prior year quarter. As of September 30, 2024, the earnout period for the H&H acquisition concluded and the final payment is due in the fourth quarter of 2024.

Net new orders in the third quarter of 2024 were 1,680, an increase of 9% compared to 1,535 net new orders for the third quarter of 2023. The cancellation rate in the third quarter of 2024 was 13.8%, an improvement of 110 bps compared with the third quarter of 2023 cancellation rate of 14.9%. We believe the increase in net new orders and our lowered cancellation rate are reflective of our successful sales incentives and availability of quick, move-in-ready homes in our communities.

Our total available liquidity as of September 30, 2024 was $493 million, including $205 million of unrestricted operating cash. In addition, net homebuilding debt to net capitalization as of September 30, 2024 was 45.6%. Net homebuilding debt to net capitalization is a non-GAAP financial measure. See “Reconciliation of Non-GAAP Financial Measures.” During the first nine months of 2024, we released a significant number of housing starts and purchased additional lots for production, increasing our investment in inventory by $620 million since the end of 2023. This directly impacted our net homebuilding debt to net capitalization ratio and liquidity as we prepared to deliver our homes for the remainder of the year and in order to maintain an active pipeline of quick, move-in-ready homes.

Third Quarter 2024 Backlog

As of September 30, 2024, DFH had a backlog of 3,996 homes, valued at $2.0 billion, compared to the backlog of 4,205 homes, valued at $2.1 billion as of June 30, 2024. As of September 30, 2024, the ASP in backlog was $501,524 compared to $505,022 as of June 30, 2024. As of September 30, 2024, approximately 1,858 of the homes in backlog are expected to be delivered in 2025 and beyond.

The following table shows the backlog units and ASP as of September 30, 2024 by homebuilding segment:

	As of September 30, 2024 (unaudited)
Backlog:	Units		Average Sales Price
Southeast	1,645		$	409,100
Mid-Atlantic	1,109			461,822
Midwest	1,242			659,389
Total	3,996		$	501,524

Full Year 2024 Outlook

Dream Finders Homes maintains its guidance of approximately 8,250 home closings for the full year 2024.

About Dream Finders Homes, Inc.

Dream Finders Homes (NYSE: DFH) is a homebuilder based in Jacksonville, Florida. Dream Finders Homes builds single-family homes throughout the Southeast, Mid-Atlantic and Midwest, including Florida, Texas, Tennessee, North Carolina, South Carolina, Georgia, Colorado, and the Washington, D.C. metropolitan area, which comprises Northern Virginia and Maryland. Through its wholly owned subsidiaries, DFH also provides mortgage financing and title services to homebuyers. Dream Finders Homes achieves its industry-leading growth and returns by maintaining an asset-light homebuilding model. For more information, please visit www.dreamfindershomes.com.

Forward-Looking Statements

This press release includes forward-looking statements regarding future events, including projected 2024 home closings and market conditions, possible or assumed future results of operations and statements regarding the Company’s strategies and expectations as they relate to market opportunities and growth. All forward-looking statements are based on Dream Finders Homes’ beliefs as well as assumptions made by and information currently available to Dream Finders Homes. These statements reflect Dream Finders Homes’ current views with respect to future events and are subject to various risks, uncertainties and assumptions. These risks, uncertainties and assumptions are discussed in Dream Finders Homes’ Annual Report on Form 10-K for the year ended December 31, 2023, subsequently filed Form 10-Qs and other filings with the U.S. Securities and Exchange Commission. Dream Finders Homes undertakes no obligation to update or revise any forward-looking statement except as may be required by applicable law.

Dream Finders Homes, Inc. Condensed Consolidated Balance Sheets (In thousands, except share and per share amounts) (Unaudited)
		September 30, 2024				December 31, 2023
Assets
Cash and cash equivalents		$	204,906			$	494,145
Restricted cash			27,942				54,311
Accounts receivable			30,202				30,874
Inventories			2,060,168				1,440,249
Lot deposits			367,893				247,207
Other assets			105,578				80,759
Investments in unconsolidated entities			6,558				15,364
Mortgage loans held for sale			177,610				—
Property and equipment, net			24,898				7,043
Right-of-use assets			18,592				20,280
Goodwill			300,313				172,207
Total assets		$	3,324,660			$	2,562,439
Liabilities
Accounts payable		$	168,982			$	134,115
Accrued expenses			186,667				207,389
Customer deposits			130,199				172,574
Construction lines of credit			991,208				530,384
Senior unsecured notes, net			294,713				293,918
Mortgage warehouse facilities			170,167				—
Lease liabilities			19,515				21,114
Contingent consideration			73,497				116,795
Total liabilities		$	2,034,948			$	1,476,289
Mezzanine Equity
Redeemable preferred stock			148,500				148,500
Redeemable noncontrolling interest			21,451				—
Equity
Class A common stock, $0.01 per share, 289,000,000 authorized, 34,502,077 and 32,882,124 issued as of September 30, 2024 and December 31, 2023, respectively			345				329
Class B common stock, $0.01 per share, 61,000,000 authorized, 59,226,153 and 60,226,153 issued as of September 30, 2024 and December 31, 2023, respectively			592				602
Additional paid-in capital			276,431				275,241
Retained earnings			844,375				648,412
Treasury stock, at cost, 251,997 shares of Class A common stock as of September 30, 2024			(6,670	)			—
Total Dream Finders Homes, Inc. stockholders’ equity			1,115,073				924,584
Noncontrolling interests			4,688				13,066
Total equity			1,119,761				937,650
Total liabilities, mezzanine equity and equity		$	3,324,660			$	2,562,439

Dream Finders Homes, Inc. Condensed Consolidated Statements of Comprehensive Income (In thousands, except share and per share amounts) (Unaudited)
		Three Months Ended September 30,								Nine Months Ended September 30,
		2024				2023				2024				2023
Revenues:
Homebuilding		$	986,257			$	893,502			$	2,863,714			$	2,603,858
Financial services			20,612				2,328				27,140				6,731
Total revenues			1,006,869				895,830				2,890,854				2,610,589
Homebuilding cost of sales			797,110				709,286				2,328,587				2,109,485
Financial services expenses			12,156				1,449				16,254				3,885
Selling, general and administrative expense			101,886				78,514				278,945				210,548
Income from unconsolidated entities			(99	)			(4,557	)			(10,301	)			(12,219	)
Contingent consideration revaluation			5,948				9,026				13,793				32,608
Other income, net			(2,556	)			(1,646	)			(5,680	)			(2,711	)
Income before taxes			92,424				103,758				269,256				268,993
Income tax expense			(20,780	)			(24,158	)			(59,166	)			(66,000	)
Net and comprehensive income			71,644				79,600				210,090				202,993
Net and comprehensive income attributable to noncontrolling interests			(993	)			(3,503	)			(4,002	)			(9,043	)
Net and comprehensive income attributable to Dream Finders Homes, Inc.		$	70,651			$	76,097			$	206,088			$	193,950
Earnings per share
Basic		$	0.72			$	0.79			$	2.10			$	1.98
Diluted		$	0.70			$	0.75			$	2.06			$	1.83
Weighted-average number of shares
Basic			93,527,205				93,108,277				93,399,681				93,052,507
Diluted			100,736,148				102,052,181				100,140,134				105,819,964

Dream Finders Homes, Inc. Other Financial and Operating Data (Unaudited)
		Three Months Ended September 30,								Nine Months Ended September 30,
		2024				2023				2024				2023
Other Financial and Operating Data
Home closings			1,889				1,798				5,575				5,161
Average sales price of homes closed(1)		$	518,553			$	501,536			$	510,204			$	499,433
Net new orders			1,680				1,535				5,116				4,638
Cancellation rate			13.8	%			14.9	%			15.8	%			17.1	%
Homebuilding gross margin (in thousands)(2)		$	189,147			$	184,216			$	535,127			$	494,373
Homebuilding gross margin %(3)			19.2	%			20.6	%			18.7	%			19.0	%
Adjusted homebuilding gross margin (in thousands)(4)		$	272,117			$	254,172			$	773,901			$	696,276
Adjusted homebuilding gross margin %(3)(4)			27.6	%			28.4	%			27.0	%			26.7	%
Active communities as of period end(5)											235				219
Backlog - units											3,996				5,025
Backlog - value (in thousands)										$	2,004,091			$	2,410,182
Net homebuilding debt to net capitalization(4)											45.6	%			34.5	%
Return on participating equity(6)											30.4	%			38.9	%

(1)		Average sales price of homes closed is calculated based on homebuilding revenues, adjusted for the impact of percentage of completion revenues, and excluding deposit forfeitures and land sales, over homes closed.
(2)		Homebuilding gross margin is homebuilding revenues less homebuilding cost of sales.
(3)		Calculated as a percentage of homebuilding revenues.
(4)		Adjusted homebuilding gross margin and net homebuilding debt to net capitalization are non-GAAP financial measures. For definitions of these non-GAAP financial measures and reconciliations to our most directly comparable financial measures calculated and presented in accordance with GAAP, see “Reconciliation of Non-GAAP Financial Measures.”
(5)		A community becomes active once the model is completed or the community has its fifth net sale. A community becomes inactive when it has fewer than five homesites remaining to sell.
(6)		Return on participating equity is calculated as net income attributable to DFH, less redeemable preferred stock distributions, divided by average beginning and ending total Dream Finders Homes, Inc. stockholders’ equity (“participating equity”) for the trailing twelve months.

	Three Months Ended September 30,										Nine Months Ended September 30,
	2024 (unaudited)					2023 (unaudited)					2024 (unaudited)					2023 (unaudited)
Home Closings:	Units		Average Sales Price			Units		Average Sales Price			Units		Average Sales Price			Units		Average Sales Price
Southeast	592		$	494,163		828		$	467,896		1,838		$	492,913		2,261		$	460,524
Mid-Atlantic	603			461,320		388			407,798		1,704			441,184		1,144			386,114
Midwest	694			589,087		582			611,886		2,033			583,688		1,756			623,358
Total	1,889		$	518,553		1,798		$	501,536		5,575		$	510,204		5,161		$	499,433

Reconciliation of Non-GAAP Financial Measures

Management utilizes specific non-GAAP financial measures as supplementary tools to evaluate operating performance. These include adjusted homebuilding gross margin and net homebuilding debt to net capitalization. Other companies may not calculate non-GAAP financial measures in the same manner that we do. Accordingly, these non-GAAP financial measures should be considered only as a supplement to relevant GAAP information, as reconciled for each measure below. In the future, we may incorporate additional adjustments to these non-GAAP financial measures as we find them relevant and beneficial for both management and investors.

Adjusted Homebuilding Gross Margin

The following table presents a reconciliation of adjusted homebuilding gross margin to the GAAP financial measure of homebuilding gross margin for each of the periods indicated (unaudited and in thousands, except percentages):

	Three Months Ended September 30,								Nine Months Ended September 30,
	2024				2023				2024				2023
Homebuilding gross margin(1)	$	189,147			$	184,216			$	535,127			$	494,373
Interest expense in homebuilding cost of sales(2)		41,818				30,369				114,222				85,586
Amortization in homebuilding cost of sales(3)		(1,186	)			—				5,914				—
Commission expense		42,338				39,587				118,638				116,317
Adjusted homebuilding gross margin	$	272,117			$	254,172			$	773,901			$	696,276
Homebuilding gross margin %(4)		19.2	%			20.6	%			18.7	%			19.0	%
Adjusted homebuilding gross margin %(4)		27.6	%			28.4	%			27.0	%			26.7	%

(1)		Homebuilding gross margin is homebuilding revenues less homebuilding cost of sales.
(2)		Includes interest charged to homebuilding cost of sales related to our construction lines of credit and senior unsecured notes, net, as well as lot option fees.
(3)		Represents amortization of purchase accounting adjustments from the Crescent Homes acquisition.
(4)		Calculated as a percentage of homebuilding revenues.

We define adjusted homebuilding gross margin as homebuilding gross margin excluding the effects of capitalized interest, lot option fees, amortization included in homebuilding cost of sales (adjustments resulting from the application of purchase accounting in connection with acquisitions) and commission expense. Our management believes this information is meaningful because it isolates the impact that these excluded items have on homebuilding gross margin. We include internal and external commission expense in homebuilding cost of sales, not selling, general and administrative expense, and therefore commission expense is taken into account in homebuilding gross margin.

As a result, in order to provide a meaningful comparison to the public company homebuilders that include commission expense below the homebuilding gross margin line in selling, general and administrative expense, we have excluded commission expense from adjusted homebuilding gross margin. However, because adjusted homebuilding gross margin information excludes capitalized interest, lot option fees, purchase accounting amortization and commission expense, which have real economic effects and could impact our results of operations, the utility of adjusted homebuilding gross margin information as a measure of our operating performance may be limited.

Net Homebuilding Debt to Net Capitalization

The following table presents a reconciliation of net homebuilding debt to net capitalization to the GAAP financial measure of total debt to total capitalization for each of the periods indicated (unaudited and in thousands, except percentages):

	As of September 30,
	2024				2023
Total debt	$	1,456,088			$	849,116
Total mezzanine equity		169,951				148,500
Total equity		1,119,761				837,572
Total capitalization	$	2,745,800			$	1,835,188
Total debt to total capitalization		53.0	%			46.3	%
Total debt	$	1,456,088			$	849,116
Less: mortgage warehouse facilities		170,167				—
Less: cash and cash equivalents		204,906				330,129
Net homebuilding debt	$	1,081,015			$	518,987
Total mezzanine equity		169,951				148,500
Total equity		1,119,761				837,572
Net capitalization	$	2,370,727			$	1,505,059
Net homebuilding debt to net capitalization		45.6	%			34.5	%

We define net homebuilding debt to net capitalization as the sum of construction lines of credit and senior unsecured notes, net less cash and cash equivalents (“net homebuilding debt”), divided by the sum of net homebuilding debt, total mezzanine equity and total equity (“net capitalization”). Net homebuilding debt excludes borrowings under our mortgage warehouse facilities. Management believes the net homebuilding debt to net capitalization is meaningful as it is used to assess our consolidated performance and the performance of our homebuilding segments, as well as to establish targets for performance-based compensation. We also use this ratio as a measure of overall leverage.

View source version on businesswire.com: https://www.businesswire.com/news/home/20241031911839/en/

Investor Contact: investors@dreamfindershomes.com

Media Contact: mediainquiries@dreamfindershomes.com

Source: Dream Finders Homes, Inc.

FAQ

What was Dream Finders Homes (DFH) revenue growth in Q3 2024?

Dream Finders Homes reported a 10% increase in homebuilding revenues to $986 million in Q3 2024 compared to $894 million in Q3 2023.

How many homes did DFH close in Q3 2024?

DFH closed 1,889 homes in Q3 2024, representing a 5% increase from 1,798 homes in Q3 2023.

What was DFH's earnings per share in Q3 2024?

DFH reported earnings of $0.72 per basic share in Q3 2024, compared to $0.79 per basic share in Q3 2023.

What is Dream Finders Homes' full-year 2024 guidance for home closings?

Dream Finders Homes maintains its guidance of approximately 8,250 home closings for the full year 2024.