| INVESTMENTS IN UNCONSOLIDATED ENTITIES |
INVESTMENTS IN UNCONSOLIDATED ENTITIES
We may enter into land development joint ventures as a means of accessing larger parcels of land, expanding our market opportunities, managing our risk profile and leveraging our capital base. While purchasing land through a joint venture can be beneficial, currently we do not view joint ventures as a primary source of land acquisitions. Our joint venture partners are generally other homebuilders, land sellers or other real estate investors. We generally do not have a controlling interest in these ventures, which means our joint venture partners could cause the venture to take actions we disagree with or fail to take actions we believe should be undertaken, including the sale of the underlying property to repay debt or recoup all or part of the partners' investments. Based on the structure of each joint venture, it may or may not be consolidated into our results. As of September 30, 2019, we had two active equity-method land ventures with limited operations.
As of September 30, 2019, we also participated in one mortgage joint venture, which is engaged in mortgage activities and provides services to both our homebuyers as well as other buyers. Our investment in this mortgage joint venture as of September 30, 2019 and December 31, 2018 was $1.3 million and $2.8 million, respectively.
Summarized condensed combined financial information related to unconsolidated joint ventures that are accounted for using the equity method was as follows (in thousands):
|
|
|
|
|
|
|
|
|
|
As of |
|
September 30, 2019 |
|
December 31, 2018 |
Assets: |
|
|
|
Cash |
$ |
6,221 |
|
|
$ |
9,595 |
|
Real estate |
12,983 |
|
|
57,631 |
|
Other assets |
5,904 |
|
|
3,644 |
|
Total assets |
$ |
25,108 |
|
|
$ |
70,870 |
|
Liabilities and equity: |
|
|
|
Accounts payable and other liabilities |
$ |
5,025 |
|
|
$ |
8,682 |
|
Notes and mortgages payable |
— |
|
|
26,808 |
|
Equity of: |
|
|
|
Meritage (1)
|
6,357 |
|
|
14,472 |
|
Other |
13,726 |
|
|
20,908 |
|
Total liabilities and equity |
$ |
25,108 |
|
|
$ |
70,870 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Three Months Ended September 30, |
|
Nine Months Ended September 30, |
|
2019 |
|
2018 |
|
2019 |
|
2018 |
Revenue |
$ |
13,232 |
|
|
$ |
13,722 |
|
|
$ |
33,076 |
|
|
$ |
31,036 |
|
Costs and expenses |
(7,491 |
) |
|
(5,107 |
) |
|
(17,206 |
) |
|
(12,450 |
) |
Net earnings of unconsolidated entities |
$ |
5,741 |
|
|
$ |
8,615 |
|
|
$ |
15,870 |
|
|
$ |
18,586 |
|
Meritage’s share of pre-tax earnings (1) (2)
|
$ |
3,106 |
|
|
$ |
5,245 |
|
|
$ |
8,934 |
|
|
$ |
11,223 |
|
|
|
(1) |
Balance represents Meritage’s interest, as reflected in the financial records of the respective joint ventures. This balance may differ from the balance reported in our consolidated financial statements due to the following reconciling items: (i) timing differences for revenue and distributions recognition, (ii) step-up basis and corresponding amortization, (iii) capitalization of interest on qualified assets, (iv) income deferrals as discussed in Note (2) below and (v) the cessation of allocation of losses from joint ventures in which we have previously written down our investment balance to zero and where we have no commitment to fund additional losses.
|
|
|
(2) |
Our share of pre-tax earnings is recorded in Earnings from financial services unconsolidated entities and other, net and Other income, net on our unaudited consolidated income statements and excludes joint venture profit related to lots we purchased from the joint ventures, if any. Such profit is deferred until homes are delivered by us and title passes to a homebuyer. |
In the second quarter of 2019, we sold our interest in one inactive equity-method land venture, reducing our investment in unconsolidated entities by $7.3 million. Our total investment in all of these joint ventures is $7.9 million and $17.5 million as of September 30, 2019 and December 31, 2018, respectively. We believe these ventures are in compliance with their respective debt agreements, if applicable, and such debt is non-recourse to us.
|