0001580670false00015806702024-07-302024-07-30

UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
WASHINGTON, D.C. 20549
 FORM 8-K
CURRENT REPORT
PURSUANT TO SECTION 13 OR 15(d)
OF THE SECURITIES EXCHANGE ACT OF 1934
Date of report (date of earliest event reported): July 30, 2024
LGI HOMES, INC.
(Exact name of registrant as specified in its charter)
Delaware001-3612646-3088013
(State or other jurisdiction
of incorporation)		(Commission
File Number)		(IRS Employer
Identification Number)
1450 Lake Robbins Drive, Suite 430,The Woodlands,Texas77380
(Address of principal executive offices)(Zip Code)
(281) 362-8998
(Registrant’s Telephone Number, Including Area Code)

N/A
(Former Name or Former Address, if Changed Since Last Report)
Check the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligation of the registrant under any of the following provisions (see General Instructions A.2. below):
☐ Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425)

☐ Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)

☐ Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b))

☐ Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c))
Securities registered pursuant to Section 12(b) of the Act:
Title of each classTrading symbol(s)Name of each exchange on which registered
Common Stock, par value $0.01 per shareLGIHNASDAQ Global Select Market
Indicate by check mark whether the registrant is an emerging growth company as defined in Rule 405 of the Securities Act of 1933 (§230.405 of this chapter) or Rule 12b-2 of the Securities Exchange Act of 1934 (§240.12b-2 of this chapter).
                                    Emerging growth company ☐
If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act. ☐



Item 2.02Results of Operations and Financial Condition.
On July 30, 2024, LGI Homes, Inc. (the “Company”) issued a press release announcing its financial results for the three and six months ended June 30, 2024. A copy of the press release is furnished as Exhibit 99.1 to this Current Report on Form 8-K.
None of the information furnished in this Item 2.02 and the accompanying exhibit will be deemed “filed” for purposes of Section 18 of the Securities Exchange Act of 1934, as amended, or otherwise subject to the liabilities of that section, nor will it be deemed incorporated by reference into any filing by the Company under the Securities Act of 1933, as amended.
Item 7.01Regulation FD Disclosure.
The information set forth in Item 2.02 above and in Exhibit 99.1 to this Current Report on Form 8-K is incorporated herein by reference.
None of the information furnished in this Item 7.01 and the accompanying exhibit will be deemed “filed” for purposes of Section 18 of the Securities Exchange Act of 1934, as amended, nor will it be deemed incorporated by reference into any registration statement filed by the Company under the Securities Act of 1933, as amended.
Item 9.01Financial Statements and Exhibits.
            
(d)Exhibits.
99.1
104Cover Page Interactive Data File - the cover page XBRL tags are embedded within the Inline XBRL document.



SIGNATURES
Pursuant to the requirements of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned hereunto duly authorized.

 
Dated: July 30, 2024
LGI HOMES, INC.
By:/s/ Eric Lipar
Eric Lipar
Chief Executive Officer and Chairman of the Board



EXHIBIT 99.1
LGI Homes Reports Second Quarter 2024 Results and Updates Full Year 2024 Guidance
THE WOODLANDS, Texas, July 30, 2024 (GLOBE NEWSWIRE) - LGI Homes, Inc. (NASDAQ: LGIH) today announced financial results for the second quarter 2024 and the six months ended June 30, 2024.
Second Quarter 2024 Highlights
•Home sales revenues of $602.5 million
•Home closings of 1,655
•Average sales price per home closed of $364,047
•Gross margin as a percentage of home sales revenues of 25.0%
•Adjusted gross margin (non-GAAP) as a percentage of home sales revenues of 27.0%
•Net income before income taxes of $76.9 million
•Net income of $58.6 million, or $2.49 basic EPS and $2.48 diluted EPS
Six Months Ended June 30, 2024 Highlights
•Home sales revenues of $993.3 million
•Home closings of 2,738
•Average sales price per home closed of $362,801
•Gross margin as a percentage of home sales revenues of 24.4%
•Adjusted gross margin (non-GAAP) as a percentage of home sales revenues of 26.3%
•Net income before income taxes of $100.0 million
•Net income of $75.6 million, or $3.21 basic EPS and $3.20 diluted EPS
•Active selling communities at June 30, 2024 of 128
•Ending backlog of 1,393 homes valued at $553.6 million
•Total owned and controlled lots at June 30, 2024 of 69,904
*Non-GAAP
Please see “Non-GAAP Measures” for a reconciliation of Adjusted Gross Margin (a non-GAAP measure) to Gross Margin, the most directly comparable GAAP measure.
Balance Sheet Highlights
•Total liquidity of $405.9 million at June 30, 2024, including cash and cash equivalents of $51.1 million and $354.8 million of availability under the Company’s revolving credit facility
•Net debt to capitalization of 43.0% at June 30, 2024
•83,763 shares of common stock repurchased during the second quarter of 2024 for an aggregate amount of $8.0 million
Management Comments
“We delivered solid results in the second quarter, including continued growth in our community count and outstanding profitability metrics that exceeded the high end of our guidance,” said Eric Lipar, Chairman and Chief Executive Officer of LGI Homes.


“During the quarter, we delivered 1,655 homes at an average sales price of $364,047, resulting in $602.5 million dollars of revenue. In May, we hit a new record of 130 communities and ended June with 128 communities, up 25.5% over last year and right on track to reach our goal of 150 communities by year end.
“We delivered a gross margin of 25.0%, up 300 basis points from last year, and an adjusted gross margin of 27.0%, up 320 basis points from last year. Notably, both results are in line with our pre-pandemic performance. Driving this outperformance was our ability to offset the impact of mortgage buydown incentives and cost inflation by raising prices along with the benefits of opening more self-developed, higher margin communities. Additionally, we delivered a pre-tax profit margin of 12.8%, up 170 basis points from last year and similarly in line with our results prior to the pandemic. Taken together, these achievements contributed to diluted earnings per share of $2.48, an increase of 10.2% compared to the same period last year.
“On the momentum of these results, we now turn our attention to the remainder of 2024. Based on our performance to date, current backlog, and view on the inventory available to close this year, we are adjusting our guidance. We now expect to close between 6,400 and 7,200 homes this year at a higher average selling price of between $360,000 and $370,000. Additionally, we have increased our gross margin guidance range to between 23.5% and 24.5% and adjusted gross margin to between 25.5% and 26.5%.”
Mr. Lipar concluded, “Our strong second quarter results are a testament to the focused execution of our teams and our success at managing affordability challenges while still delivering outstanding margins that reflect our commitment to increasing profitability and driving higher returns.”
Full Year 2024 Outlook
Subject to the caveats in the Forward-Looking Statements section of this press release and the assumptions noted below, the Company is providing the following updates to its guidance for the full year 2024. The Company now expects:
•Home closings between 6,400 and 7,200
•Active selling communities at the end of 2024 of approximately 150
•Average sales price per home closed between $360,000 and $370,000
•Gross margin as a percentage of home sales revenues between 23.5% and 24.5%
•Adjusted gross margin (non-GAAP) as a percentage of home sales revenues between 25.5% and 26.5% with capitalized interest accounting for substantially all of the difference between gross margin and adjusted gross margin
•SG&A as a percentage of home sales revenues between 13.0% and 14.0%
•Effective tax rate between 24.0% and 25.0%
This outlook assumes that general economic conditions, including input costs, materials, product and labor availability, interest rates and mortgage availability, in the remainder of 2024 are similar to those experienced to date in 2024 and that construction costs, availability of land and land development costs in the remainder of 2024 are consistent with the Company’s recent experience. In addition, this outlook assumes that governmental regulations relating to land development and home construction are similar to those currently in place.
Earnings Conference Call
The Company will host a conference call via live webcast for investors and other interested parties beginning at 12:30 p.m. Eastern Time on Tuesday, July 30, 2024 (the “Earnings Call”).
Participants may access the live webcast by visiting the Investor Relations section of the Company’s website at www.investor.lgihomes.com.
An archive of the Earnings Call will be available for replay on the Company’s website for one year from the date of the Earnings Call.
About LGI Homes, Inc.


Headquartered in The Woodlands, Texas, LGI Homes, Inc. is a pioneer in the homebuilding industry, successfully applying an innovative and systematic approach to the design, construction and sale of homes across 36 markets in 21 states. As one of America’s fastest growing companies, LGI Homes has closed over 70,000 homes since its founding in 2003 and has delivered profitable financial results every year. Nationally recognized for its quality construction and exceptional customer service, LGI Homes was named to Newsweek’s list of the World’s Most Trustworthy Companies. LGI Homes’ commitment to excellence extends to its more than 1,000 employees, earning the Company numerous workplace awards at the local, state and national level, including the Top Workplaces USA 2024 Award. For more information about LGI Homes and its unique operating model focused on making the dream of homeownership a reality for families across the nation, please visit the Company’s website at www.lgihomes.com.
Forward-Looking Statements
Any statements made in this press release or on the Earnings Call that are not statements of historical fact, including statements about the Company’s beliefs and expectations, are forward-looking statements within the meaning of the federal securities laws, and should be evaluated as such. Forward-looking statements include information concerning projected 2024 home closings, active selling communities, average sales price per home closed, gross margin as a percentage of home sales revenues, adjusted gross margin as a percentage of homes sales revenues, SG&A as a percentage of home sales revenues and effective tax rate, as well as market conditions and possible or assumed future results of operations, including descriptions of the Company’s business plan and strategies. These forward-looking statements can be identified by the use of forward-looking terminology, including the terms “anticipate,” “believe,” “continue,” “could,” “estimate,” “expect,” “forecast,” “goal,” “intend,” “may,” “objective,” “plan,” “potential,” “predict,” “projection,” “should,” “will” or, in each case, their negative, or other variations or comparable terminology. For more information concerning factors that could cause actual results to differ materially from those contained in the forward-looking statements please refer to the “Risk Factors” section in the Company’s Annual Report on Form 10-K for the fiscal year ended December 31, 2023, including the “Cautionary Statement about Forward-Looking Statements” subsection within the “Risk Factors” section, the “Risk Factors” and “Cautionary Statement about Forward-Looking Statements” sections in the Company’s Quarterly Reports on Form 10-Q for the quarters ended March 31, 2024 and June 30, 2024 and subsequent filings by the Company with the Securities and Exchange Commission. The Company bases these forward-looking statements or projections on its current expectations, plans and assumptions that it has made in light of its experience in the industry, as well as its perceptions of historical trends, current conditions, expected future developments and other factors it believes are appropriate under the circumstances and at such time. As you read and consider this press release or listen to the Earnings Call, you should understand that these statements are not guarantees of future performance or results. The forward-looking statements and projections are subject to and involve risks, uncertainties and assumptions and you should not place undue reliance on these forward-looking statements or projections. Although the Company believes that these forward-looking statements and projections are based on reasonable assumptions at the time they are made, you should be aware that many factors could affect the Company’s actual results to differ materially from those expressed in the forward-looking statements and projections. The Company undertakes no obligation to update or revise any forward-looking statements, whether as a result of new information, future events or otherwise. If the Company does update one or more forward-looking statements, there should be no inference that it will make additional updates with respect to those or other forward-looking statements.


LGI HOMES, INC.
CONSOLIDATED BALANCE SHEETS
(Unaudited)
(In thousands, except share data)
June 30,December 31,
20242023
ASSETS
Cash and cash equivalents$51,071 $48,978 
Accounts receivable43,213 41,319 
Real estate inventory3,360,265 3,107,648 
Pre-acquisition costs and deposits34,004 30,354 
Property and equipment, net56,345 45,522 
Other assets137,968 113,849 
Deferred tax assets, net7,043 8,163 
Goodwill12,018 12,018 
Total assets$3,701,927 $3,407,851 
LIABILITIES AND EQUITY
Accounts payable$66,745 $31,616 
Accrued expenses and other liabilities209,975 271,872 
Notes payable1,501,365 1,248,332 
Total liabilities1,778,085 1,551,820 
COMMITMENTS AND CONTINGENCIES
EQUITY
Common stock, par value $0.01, 250,000,000 shares authorized, 27,612,742 shares issued and 23,500,280 shares outstanding as of June 30, 2024 and 27,521,120 shares issued and 23,581,648 shares outstanding as of December 31, 2023
276 275 
Additional paid-in capital331,246 321,062 
Retained earnings1,965,342 1,889,716 
Treasury stock, at cost, 4,112,462 shares as of June 30, 2024 and 3,939,472 shares as of December 31, 2023
(373,022)(355,022)
Total equity1,923,842 1,856,031 
Total liabilities and equity$3,701,927 $3,407,851 




LGI HOMES, INC.
CONSOLIDATED STATEMENTS OF OPERATIONS
(Unaudited)
(In thousands, except share and per share data)
Three Months Ended June 30,Six Months Ended June 30,
2024202320242023
Home sales revenues$602,497 $645,270 $993,348 $1,132,627 
Cost of sales451,613 503,333 751,063 891,874 
Selling expenses52,872 49,225 94,000 92,030 
General and administrative30,491 27,626 62,031 57,586 
   Operating income67,521 65,086 86,254 91,137 
Other income, net(9,362)(6,323)(13,723)(12,620)
Net income before income taxes76,883 71,409 99,977 103,757 
Income tax provision 18,310 18,275 24,351 23,661 
Net income$58,573 $53,134 $75,626 $80,096 
Earnings per share:
Basic$2.49 $2.26 $3.21 $3.41 
Diluted$2.48 $2.25 $3.20 $3.39 
Weighted average shares outstanding:
Basic23,543,378 23,533,097 23,560,977 23,457,615 
Diluted23,603,311 23,608,892 23,635,116 23,615,206 




Non-GAAP Measures
In addition to the results reported in accordance with accounting principles generally accepted in the United States (“GAAP”), the Company has provided information in this press release relating to adjusted gross margin.
Adjusted Gross Margin
Adjusted gross margin is a non-GAAP financial measure used by management as a supplemental measure in evaluating operating performance. The Company defines adjusted gross margin as gross margin less capitalized interest and adjustments resulting from the application of purchase accounting included in the cost of sales. Management believes this information is useful because it isolates the impact that capitalized interest and purchase accounting adjustments have on gross margin. However, because adjusted gross margin information excludes capitalized interest and purchase accounting adjustments, which have real economic effects and could impact results, the utility of adjusted gross margin information as a measure of the Company’s operating performance may be limited. In addition, other companies may not calculate adjusted gross margin information in the same manner that the Company does. Accordingly, adjusted gross margin information should be considered only as a supplement to gross margin information as a measure of the Company’s performance.
The following table reconciles adjusted gross margin to gross margin, which is the GAAP financial measure that management believes to be most directly comparable (dollars in thousands, unaudited):
Three Months Ended June 30,Six Months Ended June 30,
2024202320242023
Home sales revenues$602,497 $645,270 $993,348 $1,132,627 
Cost of sales451,613 503,333 751,063 891,874 
Gross margin150,884 141,937 242,285 240,753 
Capitalized interest charged to cost of sales10,632 9,138 17,233 15,895 
Purchase accounting adjustments (1)
1,174 2,708 1,977 4,744 
Adjusted gross margin$162,690 $153,783 $261,495 $261,392 
Gross margin % (2)
25.0 %22.0 %24.4 %21.3 %
Adjusted gross margin % (2)
27.0 %23.8 %26.3 %23.1 %
(1)Adjustments result from the application of purchase accounting for acquisitions and represent the amount of the fair value step-up adjustments included in cost of sales for real estate inventory sold after the acquisition dates.
(2)Calculated as a percentage of home sales revenues.
Home Sales Revenues, Home Closings, Average Sales Price Per Home Closed (ASP), Average Community Count, Average Monthly Absorption Rate and Closing Community Count by Reportable Segment
(Revenues in thousands, unaudited)


Three Months Ended June 30, 2024
As of June 30, 2024
Reportable SegmentRevenuesHome ClosingsASPAverage Community CountAverage
Monthly
Absorption Rate		Community Count at End of Period
Central$173,434 535 $324,176 44.0 4.1 44 
Southeast135,418 410 330,288 24.7 5.5 23 
Northwest68,125 132 516,098 14.3 3.1 14 
West128,155 308 416,088 22.0 4.7 23 
Florida97,365 270 360,611 23.3 3.9 24 
Total$602,497 1,655 $364,047 128.3 4.3 128 


Three Months Ended June 30, 2023
As of June 30, 2023
Reportable SegmentRevenuesHome ClosingsASPAverage Community CountAverage
Monthly
Absorption Rate		Community Count at End of Period
Central$230,585 710 $324,768 36.3 6.5 36 
Southeast143,649 448 320,645 24.7 6.0 23 
Northwest70,404 143 492,336 10.0 4.8 10 
West82,739 214 386,631 12.3 5.8 13 
Florida117,893 339 347,767 18.7 6.0 20 
Total$645,270 1,854 $348,042 102.0 6.1 102 



Six Months Ended June 30, 2024
Reportable SegmentRevenuesHome ClosingsASPAverage Community CountAverage
Monthly
Absorption Rate
Central$277,170 854 $324,555 42.8 3.3 
Southeast251,863 765 329,233 25.7 5.0 
Northwest104,192 194 537,072 13.2 2.4 
West201,234 487 413,211 19.5 4.2 
Florida158,889 438 362,760 21.3 3.4 
Total$993,348 2,738 $362,801 122.5 3.7 

Six Months Ended June 30, 2023
Reportable SegmentRevenuesHome ClosingsASPAverage Community CountAverage Monthly
Absorption Rate
Central$380,965 1,163 $327,571 35.7 5.4 
Southeast248,025 764 324,640 24.3 5.2 
Northwest145,219 302 480,858 9.7 5.2 
West161,625 423 382,092 12.8 5.5 
Florida196,793 568 346,467 17.3 5.5 
Total$1,132,627 3,220 $351,748 99.8 5.4 

Owned and Controlled Lots
The table below shows (i) home closings by reportable segment for the six months ended June 30, 2024 and (ii) the Company’s owned or controlled lots by reportable segment as of June 30, 2024.


Six Months Ended June 30, 2024As of June 30, 2024
Reportable SegmentHome Closings
Owned (1)
ControlledTotal
Central854 20,588 2,104 22,692 
Southeast765 14,177 4,274 18,451 
Northwest194 5,411 2,218 7,629 
West487 9,131 3,365 12,496 
Florida438 5,055 3,581 8,636 
Total2,738 54,362 15,542 69,904 
(1)Of the 54,362 owned lots as of June 30, 2024, 39,284 were raw/under development lots and 15,078 were finished lots. Finished lots included 2,032 completed homes, including information centers, and 2,639 homes in progress.
Backlog Data
As of the dates set forth below, the Company’s net orders, cancellation rate and ending backlog homes and value were as follows (dollars in thousands, unaudited):
Backlog DataSix Months Ended June 30,
2024 (4)
2023 (5)
Net orders (1)
3,541 4,156 
Cancellation rate (2)
19.5 %20.8 %
Ending backlog – homes (3)
1,393 1,638 
Ending backlog – value (3)
$553,604 $601,275 
(1)Net orders are new (gross) orders for the purchase of homes during the period, less cancellations of existing purchase contracts during the period.
(2)Cancellation rate for a period is the total number of purchase contracts cancelled during the period divided by the total new (gross) orders for the purchase of homes during the period.
(3)Ending backlog consists of retail homes at the end of the period that are under a purchase contract that has been signed by homebuyers who have met preliminary financing criteria but have not yet closed and wholesale contracts with varying terms. Ending backlog is valued at the contract amount.
(4)As of June 30, 2024, the Company had 181 units related to bulk sales agreements associated with its wholesale business.
(5)As of June 30, 2023, the Company had 131 units related to bulk sales agreements associated with its wholesale business.


CONTACT:     Joshua D. Fattor
Executive Vice President of Investor Relations and Capital Markets
(281) 210-2586
investorrelations@lgihomes.com


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Cover Page Cover Page
Jul. 30, 2024
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Document Period End Date Jul. 30, 2024
Entity Registrant Name LGI HOMES, INC.
Entity Central Index Key 0001580670
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Entity Incorporation, State or Country Code DE
Entity File Number 001-36126
Entity Tax Identification Number 46-3088013
Entity Address, Address Line One 1450 Lake Robbins Drive,
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Title of 12(b) Security Common Stock, par value $0.01 per share
Trading Symbol LGIH
Security Exchange Name NASDAQ
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