Sequential Margin Improvement
Adjusted gross margin improved sequentially to 14.3% in Q2 (from 13.4% in Q1), exceeding the upper end of guidance and marking a 0.9 percentage point sequential increase after management characterized Q1 as the trough.
Revenue and Profitability Near Guidance with Outperformance on EBITDA
Total revenues were $668 million (near the midpoint of guidance). Adjusted EBITDA was $41 million (above projected range) and adjusted pretax income was $9 million (at the top end of forecast).
Incentives Begin to Decline Sequentially
Incentives were 11.9% of average sales price in Q2, down 70 basis points versus Q1 — the first sequential decline in nearly two years — signaling early improvement in the incentive environment.
Strong Liquidity and Capital Discipline
Liquidity ended the quarter at $442 million (well above the target range) after $232 million of land and development spend and $10 million of share repurchases; balance sheet progress includes equity growth of $13 billion and debt reduction of $749 million since fiscal 2020.
Inventory and Quick-Move-In (QMI) Progress
Total QMIs declined from 1,160 in Jan 2025 to 731 in Apr 2026 (a 37% reduction year-over-year). Finished QMIs decreased 55% year-over-year (from 304 to 137). QMIs per community were 5.8 and QMIs accounted for 68% of sales (down from 79%).
Operational Efficiency & Cycle Time Gains
Construction cycle times improved by 6 days to 138 calendar days year-over-year, and 41% of homes were both sold and closed in the same quarter (highest recorded), driving a backlog conversion rate of 85% versus a historical average of ~61%.
Improved Land Positioning and Land-Light Strategy
Domestic lots controlled totaled 33.6k (6.5-year supply) and total domestic lot count declined 21% year-over-year; 86% of lots are option-controlled (up from 45% in FY2020), reflecting a shift to a land-light model.
Relative Competitive Strength and Returns
Contracts per community ranked second highest among public builders (11.2/11.3 depending on quarter convention) and management reported the highest adjusted EBIT return on investment among midsized peers at 15.9% and the second-highest inventory turnover rate versus peers.