Landsea Homes Reports Third Quarter 2023 Results

Third Quarter 2023 Highlights

• Net income attributable to Landsea Homes of $8.6 million, or $0.22 per diluted share
• Pretax income of $12.5 million
• Total revenue of $277.3 million
• Adjusted Net Income of $11.7 million, or $0.30 per diluted share
• Net new home orders of 486, an 89% year-over-year increase
• Adjusted EBITDA of $28.7 million
• Book value per share of $17.28
• Repurchased 1,392,000 shares of common stock for $13.7 million

DALLAS, Nov. 02, 2023 (GLOBE NEWSWIRE) -- Landsea Homes Corporation (Nasdaq: LSEA) (“Landsea Homes” or the “Company”), a publicly traded homebuilder, reported financial results for the third quarter ended September 30, 2023. For the quarter, the Company reported pretax income of $12.5 million, and net income of $8.6 million, or $0.22 per share. Reported pretax income for the prior year period was $25.3 million with net income of $20.0 million, or $0.49 per share. Adjusted net income (a non-GAAP measure) was $11.7 million or $0.30 per share. For the prior year period adjusted net income was $27.6 million, or $0.69 per share.

Management Commentary

“The new home market continued to show impressive resiliency in the face of rising mortgage rates in the third quarter of 2023, thanks to a motivated buyer population and a lack of existing home supply,” said John Ho, Landsea Homes’ Chief Executive Officer. “We are pleased with this quarter’s results and feel we are in a great position to end 2023 on a strong note. Net new orders for the quarter increased 89% year-over-year on a sales pace of 2.7 homes per community per month, as we saw an improvement in both gross order activity and cancellations. We also saw a significant improvement in building conditions in the third quarter, which led to better cycle times and an easing of cost pressures. We believe the gains we’ve made on this front are sustainable and expect our cycle times to return to pre-Covid levels in the new year.”

Mr. Ho continued, “We believe that it is important to continue balancing our investments in the business with shareholder-friendly actions that reflect the strength of our business and our commitment to creating long-term shareholder value. To that end, our board has approved a $20 million share repurchase authorization, which we plan to deploy over the next twelve months. We believe our stock is undervalued at its current share price and look forward to buying our shares at a meaningful discount to book value and boosting our earnings per share through this repurchase program. This quarter we repurchased 1.4 million shares for $13.7 million, bringing our year-to date repurchases to 2.4 million shares for $21.2 million.”

Mr. Ho concluded, “We believe that our High-Performance Homes series gives us a distinct advantage over the competition, particularly with the large and growing Millennial buyer segment. We are also confident in our leadership team’s ability to execute well and compete in a high interest rate environment. As a result, we remain very optimistic about the future of Landsea Homes.”

Operating Results

Total revenue was $277.3 million in the third quarter, down 17.4% compared to the third quarter of 2022, primarily driven by a 17.5% decrease in homes closed and a 4.2% decrease in average sales price.

New homes delivered totaled 448 homes at an average sales price of $576,000 compared to 543 homes delivered at an average sales price of $601,000 in the third quarter of 2022.

Net new home orders were 486 homes with a dollar value of $285.0 million, an average sales price of $587,000 and a monthly absorption rate of 2.7 sales per active community. This compares to 257 homes with a dollar value of $165.5 million, an average sales price of $644,000 and a monthly absorption rate of 1.5 sales per active community in the prior year period. As a percentage of gross orders, cancellations equaled 9.0% as compared to 11.0% in the prior quarter and 37.8% a year ago.

Total homes in backlog were 760 homes with a dollar value of $482.7 million and an average sales price of $635,000 at September 30, 2023. This compares to 1,285 homes with a dollar value of $741.1 million and an average sales price of $577,000 at September 30, 2022.

Total lots owned or controlled at September 30, 2023, were 11,203 compared to 12,410 at September 30, 2022. We continue to pursue an asset-light strategy, controlling 55% of our lots at the end of the third quarter of 2023 versus 45% owned.

Home sales gross margin was 18.7% compared to 20.9% in the prior year period. Adjusted home sales gross margin (a non-GAAP measure) was 24.0% compared to 27.2% in the prior year period. The decrease was primarily attributed to the increase in sales discounts and incentives.

Net income attributable to Landsea Homes was $8.6 million compared to $20.0 million in the prior year period. Adjusted net income attributable to Landsea Homes (a non-GAAP measure) was $11.7 million compared to $27.6 million in the prior year period. Net income per share on a fully diluted basis was $0.22 compared to $0.49 in the third quarter of 2022. Adjusted net income per share (a non-GAAP measure) on a fully diluted basis was $0.30 compared to $0.69 in the third quarter of 2022.

Adjusted EBITDA (a non-GAAP measure) was $28.7 million compared to $47.4 million in the prior year period.

Balance Sheet

As of September 30, 2023, the Company had total liquidity of $389.4 million consisting of cash and cash equivalents and cash held in escrow of $144.4 million and $245.0 million in availability under the Company’s $675.0 million unsecured revolving credit facility. Total debt was $552.4 million compared to $505.4 million at December 31, 2022.

Landsea Homes’ ratio of debt to capital was 44.1% at September 30, 2023, and the Company’s net debt to total capital (a non-GAAP measure) was 32.5% at September 30, 2023.

2023 Outlook

• New home deliveries anticipated to be in the range of 1,900 to 2,100
• Delivery ASPs expected to be in the range of $550,000 to $560,000
• Home sales gross margin to be approximately 18%
  

Conference Call

The Company will hold a conference call today at 9:00 a.m. Central Time (10:00 a.m. Eastern time) to discuss its third quarter 2023 results.

• Toll-free dial-in number: 1-844-825-9789
• International dial-in number: 1-412-317-5180

The conference call will be broadcast live and available for replay here and via the Investors section of the Landsea Homes website at https://ir.landseahomes.com/.

A replay of the conference call will be available after 1:00 p.m. Eastern time on the same day through the same time on November 16, 2023.

Replay Details:

• Toll-free replay number: 1-844-512-2921
• International replay number: 1-412-317-6671
• Replay ID: 10183593
  

About Landsea Homes Corporation

Landsea Homes Corporation (Nasdaq: LSEA) is a publicly traded residential homebuilder based in Dallas, Texas that designs and builds best-in-class homes and sustainable master-planned communities in some of the nation’s most desirable markets. The company has developed homes and communities in New York, Boston, New Jersey, Arizona, Colorado, Florida, Texas and throughout California in Silicon Valley, Los Angeles, and Orange County. Landsea Homes was named the 2022 winner of the prestigious Builder of the Year award, presented by BUILDER magazine, in recognition of a historical year of transformation.

An award-winning homebuilder that builds suburban, single-family detached and attached homes, mid-and high-rise properties, and master-planned communities, Landsea Homes is known for creating inspired places that reflect modern living and provides homebuyers the opportunity to “Live in Your Element.” Our homes allow people to live where they want to live, how they want to live – in a home created especially for them.

Driven by a pioneering commitment to sustainability, Landsea Homes’ High Performance Homes are responsibly designed to take advantage of the latest innovations with home automation technology supported by Apple®. Homes include features that make life easier and provide energy savings that allow for more comfortable living at a lower cost through sustainability features that contribute to healthier living for both homeowners and the planet.

Led by a veteran team of industry professionals who boast years of worldwide experience and deep local expertise, Landsea Homes is committed to positively enhancing the lives of our homebuyers, employees, and stakeholders by creating an unparalleled lifestyle experience that is unmatched.

For more information on Landsea Homes, visit: www.landseahomes.com.

Forward-Looking Statements

Certain statements in this press release may constitute “forward-looking statements” within the meaning of the federal securities laws, including, but not limited to, our expectations for future financial performance, business strategies or expectations for our business. These statements constitute projections, forecasts, and forward-looking statements, and are not guarantees of performance. Landsea Homes cautions that forward-looking statements are subject to numerous assumptions, risks and uncertainties, which change over time. Words such as “may,” “can,” “should,” “will,” “estimate,” “plan,” “project,” “forecast,” “intend,” “expect,” “anticipate,” “believe,” “seek,” “target,” “look” or similar expressions may identify forward-looking statements. Specifically, forward-looking statements may include statements relating to the future financial performance of Landsea Homes; changes in the market for Landsea Homes’ products and services; and other expansion plans and opportunities.

These forward-looking statements are based on information available as of the date of this press release and our management’s current expectations, forecasts, and assumptions, and involve a number of judgments, risks and uncertainties that may cause actual results or performance to be materially different from those expressed or implied by these forward-looking statements.

These risks and uncertainties include, but are not limited to, the risk factors described by Landsea Homes in its filings with the Securities and Exchange Commission (“SEC”). These risk factors and those identified elsewhere in this press release, among others, could cause actual results to differ materially from historical performance and include, but are not limited to:

• the cyclical nature of our industry and the possibility that adverse changes in general and local economic conditions could reduce the demand for homes;
• our ability to develop communities successfully and in a timely manner;
• changes in the terms and availability of mortgage financing, interest rates, federal lending programs, and tax laws, affecting the demand for and the ability of our homebuyers to complete the purchase of a home;
• our geographic concentration, which could materially and adversely affect us if the homebuilding industry in our current markets should experience a decline;
• the potential for adverse weather and geological conditions to increase costs, cause project delays or reduce consumer demand for housing;
• our ability to promptly sell one or more properties for reasonable prices in response to changing economic, financial and investment conditions, and the risk that we may be forced to hold non-income producing properties for extended periods of time;
• our reliance on third-party skilled labor, suppliers and long supply chains;
• the dependence of our long-term sustainability and growth upon our ability to acquire lots that are either developed or have the approvals necessary for us to develop them; and
• the other risks and uncertainties indicated in Landsea Homes’ SEC reports or documents filed or to be filed with the SEC by Landsea Homes.
  

Accordingly, forward-looking statements should not be relied upon as representing our views as of any subsequent date, and you should not place undue reliance on these forward-looking statements in deciding whether to invest in our securities. We do not undertake any obligation to update forward-looking statements to reflect events or circumstances after the date they were made, whether as a result of new information, future events or otherwise, except as may be required under applicable securities laws.

Stock Repurchase

Purchases of common stock pursuant to this authority may be made in open market transactions effected through a broker-dealer at prevailing market prices, in block trades, or by other means in accordance with federal securities laws, including pursuant to any trading plan that may be adopted in accordance with Rule 10b5-1 of the Securities Exchange Act of 1934, as amended. The Company is not obligated to repurchase any specific number or amount of shares of common stock, and it may modify, suspend or discontinue the program at any time. The Company will determine the timing and amount of repurchase in its discretion based on a variety of factors, such as the market price of the Company’s common stock, corporate requirements, general market economic conditions and legal requirements.

Investor Relations Contact:
Drew Mackintosh
Mackintosh Investor Relations, LLC
drew@mackintoshir.com
(310) 924-9036

Media Contact:
Annie Noebel
Cornerstone Communications
anoebel@cornerstonecomms.com
(949) 449-2527

Landsea Homes Corporation
Consolidated Balance Sheets - Unaudited
	September 30, 2023			December 31, 2022
	(dollars in thousands)
Assets
Cash and cash equivalents	$	133,491		$	123,634
Cash held in escrow		10,956			17,101
Real estate inventories		1,155,661			1,093,369
Due from affiliates		4,232			3,744
Goodwill		68,639			68,639
Other assets		104,108			134,009
Total assets	$	1,477,087		$	1,440,496
Liabilities
Accounts payable	$	72,287		$	74,445
Accrued expenses and other liabilities		150,079			149,426
Due to affiliates		881			884
Line of credit facility, net		317,010			505,422
Senior notes, net		235,383			—
Total liabilities		775,640			730,177
Commitments and contingencies
Equity
Stockholders’ equity:
Preferred stock, $0.0001 par value, 50,000,000 shares authorized, none issued and outstanding as of September 30, 2023 and December 31, 2022, respectively		—			—
Common stock, $0.0001 par value, 500,000,000 shares authorized, 41,382,453 issued and 37,795,191 outstanding as of September 30, 2023, 42,110,794 issued and 40,884,268 outstanding as of December 31, 2022		4			4
Additional paid-in capital		477,837			497,598
Retained earnings		175,109			158,348
Total stockholders’ equity		652,950			655,950
Noncontrolling interests		48,497			54,369
Total equity		701,447			710,319
Total liabilities and equity	$	1,477,087		$	1,440,496

Landsea Homes Corporation
Consolidated Statements of Operations - Unaudited
	Three Months Ended September 30,							Nine Months Ended September 30,
		2023			2022				2023			2022
	(dollars in thousands, except per share amounts)
Revenue
Home sales	$	258,062		$	326,496			$	790,199		$	975,269
Lot sales and other		19,286			9,089				22,133			45,222
Total revenues		277,348			335,585				812,332			1,020,491
Cost of sales
Home sales		209,753			258,362				647,642			770,220
Lot sales and other		13,309			10,737				15,770			40,546
Total cost of sales		223,062			269,099				663,412			810,766
Gross margin
Home sales		48,309			68,134				142,557			205,049
Lot sales and other		5,977			(1,648	)			6,363			4,676
Total gross margin		54,286			66,486				148,920			209,725
Sales and marketing expenses		16,930			21,063				51,672			64,366
General and administrative expenses		25,463			21,111				74,223			70,734
Total operating expenses		42,393			42,174				125,895			135,100
Income from operations		11,893			24,312				23,025			74,625
Other income (loss), net		656			990				2,770			(654	)
Loss on remeasurement of warrant liability		—			—				—			(7,315	)
Pretax income		12,549			25,302				25,795			66,656
Provision for income taxes		3,066			4,021				6,323			17,460
Net income		9,483			21,281				19,472			49,196
Net income attributable to noncontrolling interests		887			1,311				2,711			1,226
Net income attributable to Landsea Homes Corporation	$	8,596		$	19,970			$	16,761		$	47,970
Income per share:
Basic	$	0.22		$	0.49			$	0.43		$	1.10
Diluted	$	0.22		$	0.49			$	0.42		$	1.09
Weighted average common shares outstanding:
Basic		38,336,100			39,935,152				39,402,507			42,768,269
Diluted		38,440,392			40,097,269				39,549,035			42,943,871

Home Deliveries and Home Sales Revenue

	Three Months Ended September 30,
	2023								2022								% Change
	Homes		Dollar Value			ASP			Homes		Dollar Value			ASP			Homes			Dollar Value			ASP
	(dollars in thousands)
Arizona	115		$	50,314		$	438		154		$	69,690		$	453		(25	)%		(28	)%		(3	)%
California	115			103,982			904		128			118,978			930		(10	)%		(13	)%		(3	)%
Florida	218			103,766			476		243			103,086			424		(10	)%		1	%		12	%
Metro New York	—			—		N/A			11			28,132			2,557		N/A			N/A			N/A
Texas	—			—		N/A			7			6,610			944		N/A			N/A			N/A
Total	448		$	258,062		$	576		543		$	326,496		$	601		(17	)%		(21	)%		(4	)%

	Nine Months Ended September 30,
	2023								2022								% Change
	Homes		Dollar Value			ASP			Homes		Dollar Value			ASP			Homes			Dollar Value			ASP
	(dollars in thousands)
Arizona	445		$	193,438		$	435		451		$	200,881		$	445		(1	)%		(4	)%		(2	)%
California	315			270,756			860		389			342,217			880		(19	)%		(21	)%		(2	)%
Florida	694			320,162			461		766			318,711			416		(9	)%		—	%		11	%
Metro New York	1			1,649			1,649		43			95,758			2,227		(98	)%		(98	)%		(26	)%
Texas	4			4,194			1,049		18			17,702			983		(78	)%		(76	)%		7	%
Total	1,459		$	790,199		$	542		1,667		$	975,269		$	585		(12	)%		(19	)%		(7	)%

Net New Home Orders, Dollar Value of Orders, and Monthly Absorption Rates

	Three Months Ended September 30,
	2023							2022							% Change
	Homes	Dollar Value		ASP		Monthly Absorption Rate		Homes	Dollar Value		ASP		Monthly Absorption Rate		Homes		Dollar Value		ASP		Monthly Absorption Rate
	(dollars in thousands)
Arizona	136	$	59,444	$	437	2.7		38	$	15,397	$	405	0.8		258	%	286	%	8	%	238	%
California	140		128,352		917	4.1		68		56,460		830	1.8		106	%	127	%	10	%	128	%
Florida	210		97,245		463	2.3		134		70,973		530	1.8		57	%	37	%	(13	%)	28	%
Metro New York	—		—	N/A		—		7		13,472		1,925	2.3		N/A		N/A		N/A		N/A
Texas	—		—	N/A		—		10		9,172		917	1.7		N/A		N/A		N/A		N/A
Total	486		285,041	$	587	2.7		257		165,474	$	644	1.5		89	%	72	%	(9	)%	80	%

	Nine Months Ended September 30,
	2023							2022							% Change
	Homes	Dollar Value		ASP		Monthly Absorption Rate		Homes	Dollar Value		ASP		Monthly Absorption Rate		Homes		Dollar Value		ASP		Monthly Absorption Rate
	(dollars in thousands)
Arizona	474	$	201,452	$	425	3.2		310	$	154,420	$	498	2.6		53	%	30	%	(15	)%	23	%
California	520		446,045		858	4.9		357		330,705		926	3.4		46	%	35	%	(7	)%	44	%
Florida	551		240,269		436	2.1		728		350,029		481	3.0		(24	)%	(31	)%	(9	)%	(30	)%
Metro New York	—		—	N/A		—		20		50,662		2,533	2.2		N/A		N/A		N/A		N/A
Texas	4		4,194		1,049	1.5		17		16,268		957	0.8		(76	)%	(74	)%	10	%	88	%
Total	1,549	$	891,960	$	576	3.0		1,432	$	902,084	$	630	2.9		8	%	(1	)%	(9	)%	3	%

Average Selling Communities

		Three Months Ended September 30,					Nine Months Ended September 30,
		2023	2022	% Change			2023	2022	% Change
Arizona		17.0	16.3	4	%		16.7	13.1	27	%
California		11.3	12.3	(8	)%		11.8	11.7	1	%
Florida		31.0	25.3	23	%		29.5	26.9	10	%
Metro New York		—	1.0	(100	)%		—	1.0	(100	)%
Texas		—	2.0	(100	)%		0.3	2.3	(87	)%
Total		59.3	57.0	4	%		58.3	55.0	6	%

Backlog

	September 30, 2023								September 30, 2022								% Change
	Homes		Dollar Value			ASP			Homes		Dollar Value			ASP			Homes			Dollar Value			ASP
	(dollars in thousands)
Arizona	134		$	58,000		$	433		281		$	134,771		$	480		(52	)%		(57	)%		(10	)%
California	284			253,735			893		224			214,864			959		27	%		18	%		(7	)%
Florida	342			171,004			500		767			374,953			489		(55	)%		(54	)%		2	%
Metro New York	—			—		N/A			2			5,591			2,796		N/A			N/A			N/A
Texas	—			—		N/A			11			10,914			992		N/A			N/A			N/A
Total	760		$	482,739		$	635		1,285		$	741,093		$	577		(41	)%		(35	)%		10	%

Lots Owned or Controlled

	September 30, 2023						September 30, 2022
	Lots Owned		Lots Controlled		Total		Lots Owned		Lots Controlled		Total		% Change
Arizona	1,833		1,534		3,367		2,302		2,191		4,493		(25	)%
California	718		1,415		2,133		628		1,948		2,576		(17	)%
Florida	2,388		1,606		3,994		2,420		1,978		4,398		(9	)%
Metro New York	2		—		2		7		—		7		(71	)%
Texas	130		1,577		1,707		18		918		936		82	%
Total	5,071		6,132		11,203		5,375		7,035		12,410		(10	)%

Home Sales Gross Margins

Home sales gross margin measures the price achieved on delivered homes compared to the costs needed to build the home. In the following table, we calculate gross margins adjusting for interest in cost of sales, inventory impairments, and purchase price accounting for acquired work in process inventory. This non-GAAP financial measure should not be used as a substitute for the Company's operating results in accordance with GAAP. An analysis of any non-GAAP financial measure should be used in conjunction with results presented in accordance with GAAP. We believe the below information is meaningful as it isolates the impact that indebtedness, impairments, and acquisitions have on our gross margins and allows for comparability to previous periods and competitors.

	Three Months Ended September 30,
	2023			%			2022			%
	(dollars in thousands)
Home sales revenue	$	258,062		100.0	%		$	326,496		100.0	%
Cost of home sales		209,753		81.3	%			258,362		79.1	%
Home sales gross margin		48,309		18.7	%			68,134		20.9	%
Add: Interest in cost of home sales		9,713		3.8	%			10,138		3.1	%
Add: Real estate inventories impairment		—		—	%			—		—	%
Adjusted home sales gross margin excluding interest and real estate inventories impairment		58,022		22.5	%			78,272		24.0	%
Add: Purchase price accounting for acquired inventory		3,865		1.5	%			10,612		3.3	%
Adjusted home sales gross margin excluding interest, real estate inventories impairment, and purchase price accounting for acquired inventory	$	61,887		24.0	%		$	88,884		27.2	%

	Nine Months Ended September 30,
	2023			%			2022			%
	(dollars in thousands)
Home sales revenue	$	790,199		100.0	%		$	975,269		100.0	%
Cost of home sales		647,642		82.0	%			770,220		79.0	%
Home sales gross margin		142,557		18.0	%			205,049		21.0	%
Add: Interest in cost of home sales		21,531		2.7	%			31,224		3.2	%
Add: Real estate inventories impairment		4,700		0.6	%			—		—	%
Adjusted home sales gross margin excluding interest and real estate inventories impairment		168,788		21.4	%			236,273		24.2	%
Add: Purchase price accounting for acquired inventory		14,060		1.8	%			41,162		4.2	%
Adjusted home sales gross margin excluding interest, real estate inventories impairment, and purchase price accounting for acquired inventory	$	182,848		23.1	%		$	277,435		28.4	%

EBITDA and Adjusted EBITDA

The following table presents EBITDA and Adjusted EBITDA for the three months ended September 30, 2023 and 2022. Adjusted EBITDA is a non-GAAP financial measure used by management in evaluating operating performance. We define Adjusted EBITDA as net income before (i) income tax expense (benefit), (ii) interest expenses, (iii) depreciation and amortization, (iv) inventory impairments, (v) purchase accounting adjustments for acquired work in process inventory related to business combinations, (vi) loss (gain) on debt extinguishment or forgiveness, (vii) transaction costs related to the Merger and business combinations, (viii) write-off of deferred offering costs, (ix) abandoned projects costs, (x) the impact of income or loss allocations from our unconsolidated joint ventures, and (xi) loss on remeasurement of warrant liability. We believe Adjusted EBITDA provides an indicator of general economic performance that is not affected by fluctuations in interest, effective tax rates, levels of depreciation and amortization, and items considered to be non-recurring. The economic activity related to our unconsolidated joint ventures is not core to our operations and is the reason we have excluded those amounts. Accordingly, we believe this measure is useful for comparing our core operating performance from period to period. Our presentation of Adjusted EBITDA should not be considered as an indication that our future results will be unaffected by unusual or non-recurring items.

	Three Months Ended September 30,
	2023			2022
	(dollars in thousands)
Net income	$	9,483		$	21,281
Provision for income taxes		3,066			4,021
Interest in cost of sales		10,006			10,150
Depreciation and amortization expense		1,221			1,382
EBITDA		23,776			36,834
Purchase price accounting in cost of home sales		3,865			10,612
Transaction costs		600			—
Abandoned project costs		433			—
Equity in net income of unconsolidated joint ventures, excluding interest relieved		—			(70	)
Adjusted EBITDA	$	28,674		$	47,376

	Nine Months Ended September 30,
	2023			2022
	(dollars in thousands)
Net income	$	19,472		$	49,196
Provision for income taxes		6,323			17,460
Interest in cost of sales		21,878			31,276
Interest relieved to equity in net income of unconsolidated joint ventures		—			70
Depreciation and amortization expense		3,778			4,445
EBITDA		51,451			102,447
Real estate inventories impairment		4,700			—
Purchase price accounting in cost of home sales		14,060			41,162
Transaction costs		633			1,205
Write-off of offering costs		436			—
Abandoned project costs		745			—
Equity in net income of unconsolidated joint ventures, excluding interest relieved		—			(209	)
Loss on debt extinguishment or forgiveness		—			2,496
Loss on remeasurement of warrant liability		—			7,315
Adjusted EBITDA	$	72,025		$	154,416

Adjusted Net Income

Adjusted Net Income attributable to Landsea Homes is a non-GAAP financial measure that we believe is useful to management, investors and other users of our financial information in evaluating and understanding our operating results without the effect of certain expenses that were historically pushed down by our parent company and other non-recurring items. We believe excluding these items provides a more comparable assessment of our financial results from period to period. Adjusted Net Income attributable to Landsea Homes is calculated by excluding the effects of related party interest that was pushed down by our parent company, purchase accounting adjustments for acquired work in process inventory related to business combinations, the impact from our unconsolidated joint ventures, Merger related transaction costs, loss (gain) on debt extinguishment or forgiveness, inventory impairment, and loss on remeasurement of warrant liability, and tax-effected using a blended statutory tax rate. The economic activity related to our unconsolidated joint ventures is not core to our operations and is the reason we have excluded those amounts. We also adjust for the expense of related party interest pushed down from our parent company as we have no obligation to repay the debt and related interest.

	Three Months Ended September 30,
	2023			2022
	(dollars in thousands, except share and per share amounts)
Net income attributable to Landsea Homes Corporation	$	8,596		$	19,970
Pre-Merger capitalized related party interest included in cost of sales		324			714
Equity in net income of unconsolidated joint ventures		—			(70	)
Purchase price accounting for acquired inventory		3,865			10,612
Total adjustments		4,189			11,256
Tax-effected adjustments (1)		3,088			8,270
Adjusted net income attributable to Landsea Homes Corporation	$	11,684		$	28,240
Net income attributable to Landsea Homes Corporation	$	8,596		$	19,970
Less: undistributed earnings allocated to participating shares		—			(487	)
Net income attributable to common stockholders	$	8,596		$	19,483
Adjusted net income attributable to Landsea Homes Corporation	$	11,684		$	28,240
Less: adjusted undistributed earnings allocated to participating shares		—			(689	)
Adjusted net income attributable to common stockholders	$	11,684		$	27,551
Earnings per share
Basic	$	0.22		$	0.49
Diluted	$	0.22		$	0.49
Adjusted earnings per share
Basic	$	0.30		$	0.69
Diluted	$	0.30		$	0.69
Weighted average common shares outstanding used in EPS - basic		38,336,100			39,935,152
Weighted average common shares outstanding used in EPS - diluted		38,440,392			40,097,269

(1) Our tax-effected adjustments are based on our federal rate and a blended state rate adjusted for certain discrete items.

	Nine Months Ended September 30,
	2023				2022
	(dollars in thousands, except share and per share amounts)
Net income attributable to Landsea Homes Corporation	$	16,761		$	47,970
Real estate inventories impairment		4,700			—
Pre-Merger capitalized related party interest included in cost of sales		1,587			3,831
Equity in net income of unconsolidated joint ventures		—			(139	)
Purchase price accounting for acquired inventory		14,060			41,162
Loss on debt extinguishment or forgiveness		—			2,496
Loss on remeasurement of warrant liability		—			7,315
Total adjustments		20,347			54,665
Tax-effected adjustments (1)		14,997			44,599
Adjusted net income attributable to Landsea Homes Corporation	$	31,758		$	92,569
Net income attributable to Landsea Homes Corporation	$	16,761		$	47,970
Less: undistributed earnings allocated to participating shares		—			(1,094	)
Net income attributable to common stockholders	$	16,761		$	46,876
Adjusted net income attributable to Landsea Homes Corporation	$	31,758		$	92,569
Less: adjusted undistributed earnings allocated to participating shares		—			(2,111	)
Adjusted net income attributable to common stockholders	$	31,758		$	90,458
Earnings per share
Basic	$	0.43		$	1.10
Diluted	$	0.42		$	1.09
Adjusted earnings per share
Basic	$	0.81		$	2.12
Diluted	$	0.80		$	2.11
Weighted shares outstanding
Weighted average common shares outstanding used in EPS - basic		39,402,507			42,768,269
Weighted average common shares outstanding used in EPS - diluted		39,549,035			42,943,871

(1) Our tax-effected adjustments are based on our federal rate and a blended state rate adjusted for certain discrete items.

Net Debt to Total Capital

The following table presents the ratio of debt to capital as well as the ratio of net debt to total capital which is a non-GAAP financial measure. The ratio of debt to capital is computed as the quotient obtained by dividing total debt, net of issuance costs, by total capital (sum of total debt, net of issuance costs, plus total equity).

The non-GAAP ratio of net debt to total capital is computed as the quotient obtained by dividing net debt (which is total debt, net of issuance costs, less cash, cash equivalents, and restricted cash as well as cash held in escrow to the extent necessary to reduce the debt balance to zero) by total capital. The most comparable GAAP financial measure is the ratio of debt to capital. We believe the ratio of net debt to total capital is a relevant financial measure for investors to understand the leverage employed in our operations and as an indicator of our ability to obtain financing. We believe that by deducting our cash from our debt, we provide a measure of our indebtedness that takes into account our cash liquidity. We believe this provides useful information as the ratio of debt to capital does not take into account our liquidity and we believe that the ratio of net debt to total capital provides supplemental information by which our financial position may be considered.

See table below reconciling this non-GAAP measure to the ratio of debt to capital.

	September 30, 2023				December 31, 2022
	(dollars in thousands)
Total notes and other debts payable, net	$	552,393			$	505,422
Total equity		701,447				710,319
Total capital	$	1,253,840			$	1,215,741
Ratio of debt to capital		44.1	%			41.6	%
Total notes and other debts payable, net	$	552,393			$	505,422
Less: cash, cash equivalents, and restricted cash		133,491				123,634
Less: cash held in escrow		10,956				17,101
Net debt		407,946				364,687
Total capital	$	1,253,840			$	1,215,741
Ratio of net debt to total capital		32.5	%			30.0	%