Back to GetFilings.com
SECURITIES AND EXCHANGE COMMISSION
WASHINGTON, D.C. 20549
FORM 10-K
(Mark One)
X ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES
EXCHANGE ACT OF 1934
For the fiscal year ended October 31, 1999
OR
TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES
EXCHANGE ACT OF 1934
For the transition period from to
Commission file number 1-9186
TOLL BROTHERS, INC.
(Exact name of Registrant as specified in its charter)
Delaware 23-2416878
(State or other jurisdiction of (I.R.S. Employer
incorporation or organization) Identification No.)
3103 Philmont Avenue, Huntingdon Valley, Pennsylvania 19006-4298
(Address of principal executive offices) (Zip Code)
Registrant's telephone number, including area code (215) 938-8000
Securities registered pursuant to Section 12(b) of the Act:
Name of each exchange on
Title of each class which registered
Common Stock (par value $.01)* New York Stock Exchange
and Pacific Exchange
* Includes associated Right to Purchase Series A Junior Participating
Preferred Stock.
Securities registered pursuant to Section 12(g) of the Act: None
Indicate by check mark whether the Registrant (1) has filed all reports required
to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during
the preceding 12 months (or for such shorter period that the Registrant was
required to file such reports), and (2) has been subject to such filing
requirements for the past 90 days. Yes X No
Indicate by check mark if disclosure of delinquent filers pursuant to Item 405
of Regulation S-K is not contained herein, and will not be contained, to the
best of Registrant's knowledge, in definitive proxy or information statements
incorporated by reference in Part III of this Form 10-K or any amendment to this
Form 10-K.
As of December 31, 1999, the aggregate market value of the Common Stock held by
non-affiliates (all persons other than executive officers and directors of
Registrant) of the Registrant was approximately $460,180,000.
As of December 31, 1999, there were 36,506,902 shares of Common Stock
outstanding.
Documents Incorporated by Reference: Portions of Toll Brothers, Inc. Proxy
Statement with respect to its 2000 Annual Meeting of Shareholders, scheduled to
be held on March 23, 2000, are incorporated by reference into Items 10 through
13 hereof.
PART I
ITEM 1. BUSINESS
General
Toll Brothers, Inc. ("Toll Brothers" or the "Company"), a Delaware corporation
formed in May 1986, commenced its business operations, through predecessor
entities, in 1967. Toll Brothers designs, builds, markets and arranges financing
for single family detached and attached homes in middle and high income
residential communities catering to move-up, empty nester and age-qualified
homebuyers in eighteen states in six regions around the country. The communities
are generally located on land the Company has either developed or acquired fully
approved and, in some cases, improved. During fiscal 1999, the Company began
building homes in the San Francisco, San Diego, Chicago and Detroit markets.
Currently, the Company operates in the major suburban areas of southeastern
Pennsylvania and Delaware, central New Jersey, the Virginia and Maryland suburbs
of Washington, D.C., the Boston, Massachusetts metropolitan area, Fairfield and
Hartford Counties, Connecticut, Westchester County, New York, southern and
northern California, the Phoenix, Arizona metropolitan area, Raleigh and
Charlotte North Carolina, Las Vegas, Nevada, Dallas and Austin, Texas, the east
and west coasts of Florida, Columbus, Ohio, Nashville, Tennessee, the suburbs of
Detroit Michigan, and the suburbs of Chicago, Illinois. The Company continues to
explore additional geographic areas for expansion. The Company markets its homes
primarily to middle-income and upper-income buyers, emphasizing high quality
construction and customer satisfaction. In the five years ended October 31,
1999, Toll Brothers delivered more than 13,000 homes in 288 communities
including 3,555 homes in 183 communities delivered in fiscal 1999.
In March 1999, the Company acquired the homebuilding operations of the Silverman
Companies, a Detroit, Michigan homebuilder and developer of luxury apartments,
for cash and the assumption of debt. The Silverman Companies owned or controlled
approximately 1,800 homesites and interests in over 1,000 existing and
prospective apartments. The acquisition of the Silverman apartment assets is
expected to be completed during the first half of fiscal 2000.
In March 1999, the Company acquired land for homes, apartments, retail, office
and industrial space in the master planned community of South Riding, located in
Loudoun County, Virginia. The Company will use some of the property for its own
homebuilding operation and will also sell homesites and commercial parcels to
other builders. Land sales revenues from South Riding, which amounted to $17.3
million in fiscal 1999, should continue for the next several years.
The Company also operates its own architectural, engineering, mortgage, title,
security monitoring, landscape, lawn maintenance, insurance brokerage, cable
T.V., broadband Internet access, component assembly and manufacturing
operations.
At October 31, 1999, the Company was offering homes for sale in 140 communities
containing over 16,000 home sites which were owned or controlled through
options; the Company also controlled approximately 16,200 home sites in 113
proposed communities.
At October 31, 1999, the Company was offering single family detached homes at
prices, excluding customized options, generally ranging from $127,000 to
$1,073,000 with an average base sales price of $421,000. The offering price of
the Company's attached homes, excluding customized options, generally ranged
from $220,000 to $447,000, with an average base sales price of $339,000.
In recognition of its achievements, the Company has received numerous awards
from national, state and local homebuilder publications and associations. Toll
Brothers is the only publicly traded home builder to have won all three of the
industry's highest honors: America's Best Builder (1996), the National Housing
Quality Award (1995), and Builder of the Year (1988).
On October 31, 1999 and 1998, the Company had backlogs of $1,067,685,000 (2,381
homes) and $814,714,000 (1,892 homes), respectively. The Company expects that
substantially all homes in backlog at October 31, 1999 will be delivered by
October 31, 2000.
The Company generally attempts to reduce certain risks homebuilders encounter by
controlling land for future development through options whenever possible (which
allows the Company to obtain the necessary governmental approvals before
acquiring title to the land), by generally beginning construction of homes after
executing an agreement of sale with a buyer and by using subcontractors to
perform home construction and land development work on a fixed-price basis. In
order to obtain better terms or prices, or due to competitive pressures, the
Company has purchased several properties outright, or acquired the underlying
mortgage, prior to obtaining all of the necessary governmental approvals needed
to commence development.
In 1998, the Company formed a group of entities (collectively, the "Real Estate
Group")to take advantage of commercial real estate opportunities which may
present themselves from time to time. These opportunities may result from
commercially zoned parcels included with larger properties that the Company has
acquired or may acquire for its homebuilding operations or from the direct
acquisition of unrelated land or operating properties.
In November 1998, Robert I. Toll, Bruce E. Toll, Zvi Barzilay, Joel Rassman, all
of whom are executive officers and/or directors of the Company, and other
Company officers (the "Partners") contributed their partnership interests in an
apartment complex under construction in exchange for a fifty percent ownership
interest in the Real Estate Group. Based upon independent valuations obtained
by the Company and reviewed by the Board of Directors, the Board of Directors
determined that the value of the assets received, net of liabilities assumed,
was at least equal to the consideration given to the Partners. In December 1998,
the Pennsylvania State Employees Retirement System ("PASERS") acquired a one-
third interest in the
Real Estate Group for $10,000,000. In fiscal 1999, the Company, the Partners and
PASERS made additional cash contributions to the Real Estate Group to acquire
several office buildings from unrelated parties. As of October 31, 1999, the
Company had an investment of $7,285,000 which represented its one-third interest
in the Real Estate Group.
The Company provides development, finance and management services to the Real
Estate Group and received fees under the terms of various agreements in the
amount of $2,524,000 in fiscal 1999.
The Communities
Toll Brothers' communities are generally located in suburban areas near major
highways with access to major cities. The Company currently operates in eighteen
states in six regions around the country. The following table lists the states
and the fiscal years in which the Company or its predecessor commenced
operations:
Fiscal Fiscal
State Year of State Year of
Entry Entry
Pennsylvania 1967 North Carolina 1994
New Jersey 1982 Texas 1995
Delaware 1987 Florida 1995
Massachusetts 1988 Arizona 1995
Maryland 1988 Ohio 1997
Virginia 1992 Tennessee 1998
Connecticut 1992 Nevada 1998
New York 1993 Michigan 1999
California 1994 Illinois 1999
The Company emphasizes its high-quality, detached single family homes that are
marketed primarily to the "upscale" luxury market, generally comprised of those
persons who have previously owned a principal residence seeking to buy a larger
home - the so-called "move-up" market. The Company believes its reputation as a
developer of homes for this market enhances its competitive position with
respect to the sale of more moderately priced detached homes, as well as
attached homes.
The Company also sells to the 50+ year-old "empty-nester" market and believes
that this market has strong growth potential. The Company has developed a number
of home designs that it believes will appeal to this category of home buyer and
has integrated these designs into its communities along with its other homes.
In 1999, the Company opened for sale its first active adult, age-qualified
community for households in which at least one member is 55 years of age. The
Company expects to open three additional age-qualified communities during the
next two years.
The Company believes that the demographics of its move-up, empty nester and
active adult, age-qualified up-scale markets provide potential for growth in the
coming decade. According to the U.S. Census Bureau, the number of households
earning $100,000 or more (in constant 1998 dollars) now stands at 10.5 million
households, an increase by over 60% since 1985, and triple the rate of increase
of all U.S. households over the past 15 years. According to Claritas, Inc., a
provider of demographic information, approximately 4.5 million of these
households are located in our current markets. The largest number of baby
boomers, more than four million born annually between 1954 and 1964, are now 35
to 46 years of age and in their peak move-up home buying years. The leading edge
of the baby boom generation is just now entering its 50's and the empty nester
market. And the number of 55 to 64 year old households, which corresponds to the
Company's age-qualified communities, is projected to increase by over 45% by the
Year 2010 according to the U.S. Census Bureau.
Toll Brothers also develops a number of master planned country club
communities. In fiscal 1999, the Company opened four master planned country
club communities containing more than 4,000 lots and expects to open four
additional such communities during the next two years. These communities, many
of which contain golf courses and other country club type amenities, enable the
Company to offer multiple home types and sizes to a broad range of move-up and
empty nester buyers. The Company realizes efficiencies from shared common costs
such as land development and infrastructure costs and marketing. The Company
currently has master planned communities in New Jersey, California, Michigan,
Florida, North Carolina and Virginia.
Each single family detached home community offers several home plans, with the
opportunity for home buyers to select various exterior styles. The Company
designs each community to fit existing land characteristics, blending winding
streets, cul-de-sacs and underground utilities to establish a pleasant
environment. The Company strives to create a diversity of architectural styles
within an overall planned community. This diversity is created and enhanced by
variations among the house models offered, in exterior design options for homes
of the same basic floor plan, preservation of existing trees and foliage
whenever practicable, and curving street layouts which allow relatively few
homes to be seen from any vantage point. Normally, homes of the same type or
color may not be built next to each other. The communities have attractive
entrances with distinctive signage and landscaping. The Company believes this
avoids a "development" appearance and gives each community a diversified
neighborhood appearance that enhances home values.
The Company's attached home communities generally offer one to three story
homes, provide for limited exterior options and often contain commonly-owned
recreational acreage such as playing fields, swimming pools and tennis courts.
These communities have associations through which homeowners act jointly for
their common interest.
The Homes
Most single family detached-home communities offer at least four different floor
plans, each with several substantially different architectural styles. For
example, the purchaser may select the same basic floor plan with a Colonial,
Georgian, Federal or Provincial design, and exteriors may be varied further by
the use of stone, stucco, brick or siding. Attached home communities generally
offer two or three different floor plans with two, three or four bedrooms.
In all of Toll Brothers' communities, a wide selection of options is available
to the purchaser for an additional charge. The options typically are more
numerous and significant for the more expensive homes. Major options include
additional garages, additional rooms, finished lofts and additional fireplaces.
As a result of the additional charges for such options, the average sales price
was approximately 20% higher than the base sales price during fiscal 1999.
The range of base sales prices for the Company's lines of homes as of October
31, 1999, was as follows:
Single Family Detached Homes:
Move-up $127,000 - $ 518,000
Executive 265,000 - 702,000
Estate 330,000 - 1,073,000
Active Adult,
Age-Qualified 174,000 - 240,000
Attached Homes:
Townhomes 220,000 - 332,000
Carriage Homes 275,000 - 447,000
Contracts for the sale of homes are at fixed prices. The prices at which homes
are offered have generally increased from time to time during the sellout period
for a community; however, there can be no assurance that sales prices will
increase in the future.
The Company uses some of the same basic home designs in similar communities.
However, the Company is continuously developing new designs to replace or
augment existing ones to assure that its homes reflect current consumer
preferences. For new designs, the Company has its own architectural staff and
also engages unaffiliated architectural firms. During the past year, the
Company has introduced over 100 new models.
The Company operates in six regions throughout the United States. The following
table summarizes by region the Company's closings and new contracts signed
during fiscal 1999 and the Company's backlog as of October 31, 1999:
Region Closings New Contracts(1) Backlog(1)
Units $000 Units $000 Units $000
Northeast (CT,MA,NJ,NY) 910 $ 401,100 1,068 $482,700 723 $346,100
Mid-Atlantic
(DE,MD,PA,VA) 1,362 549,200 1,355 582,200 692 311,400
Southeast (FL,NC,TN) 238 112,900 268 123,700 162 76,600
Southwest (AZ, NV, TX) 717 246,300 725 262,400 420 170,200
Midwest (IL,MI,OH) 242 68,600 262 91,600 240 82,500
West (CA) 86 60,200 167 98,400 144 80,700
Total 3,555 $1,438,300 3,845 $1,641,000 2,381 $1,067,500
(1) New contract and backlog amounts include $13,141,000 (46 homes) and
$13,756,000 (54 homes), respectively, from an unconsolidated 50% owned joint
venture.
The following table summarizes certain information with respect to residential
communities of Toll Brothers under development as of October 31, 1999:
HOMES UNDER
NUMBER OF HOMES HOMES CONTRACT AND HOMESITES
STATE COMMUNITIES APPROVED CLOSED NOT CLOSED AVAILABLE
Arizona 20 1,664 599 261 804
California 8 903 76 144 683
Florida 18 1,789 150 94 1,545
Illinois 2 102 0 20 82
Massachusetts 3 253 66 64 123
Michigan 15 1,761 226 192 1,343
Nevada 7 775 249 56 470
New Jersey 26 3,320 1,148 487 1,685
New York/Connecticut 13 829 240 172 417
North Carolina 11 1,634 299 56 1,279
Ohio 4 289 31 28 230
Pennsylvania/Delaware 26 3,408 1,956 348 1,104
Tennessee 2 338 12 12 314
Texas 9 1,172 265 103 804
Virginia/Maryland 33 4,059 970 344 2,745
Total 197 22,296 6,287 2,381 13,628
On October 31, 1999, significant site improvements had not commenced on
approximately 8,846 of the 13,628 available home sites. Of the 13,628 available
home sites, 1,375 were not owned by the Company, but were controlled through
options.
Of the 197 communities under development, 140 had homes being offered for sale,
32 had not yet opened for sale and 25 had been sold out, but not all closings
had been completed. Of the 140 communities in which homes were being offered for
sale, 132 were single-family detached-home communities containing a total of 153
homes under construction but not under contract (exclusive of model homes) and
8 were attached home communities containing a total of 14 homes under
construction but not under contract (exclusive of model homes).
Land Policy
Before entering into an agreement to purchase a land parcel, the Company
completes extensive comparative studies and analyses on detailed Company-
designed forms that assist it in evaluating the acquisition. Toll Brothers
generally attempts to follow a policy of acquiring options to purchase land for
future communities. However, in order to obtain better terms or prices, or due
to competitive pressures, the Company will acquire from time to time property
outright. In addition, the Company has, at times, acquired the underlying
mortgage on a property and subsequently obtained title to that property.
The options or purchase agreements are generally on a non-recourse basis,
thereby limiting the Company's financial exposure to the amounts invested in
property and pre-development costs. The use of options or purchase agreements
may increase the price of land that the Company eventually acquires, but
significantly reduces the risk. It also allows the Company to obtain necessary
development approvals before acquisition of the land, which generally enhances
the value of the options and purchase agreements, and the land when acquired.
The Company has the ability to extend many of these options for varying periods
of time, in some cases by the payment of an additional deposit and in some cases
without an additional payment. The Company's purchase agreements are typically
subject to numerous conditions including, but not limited to, the Company's
ability to obtain necessary governmental approvals for the proposed community.
Often, the down payment on the agreement will be returned to the Company if all
approvals are not obtained, although pre-development costs may not be
recoverable. The Company has the right to cancel any of its land agreements by
forfeiture of the Company's down payment on the agreement. In such instances,
the Company generally is not able to recover any pre-development costs.
During the early 1990's, due to the recession and the difficulties other
builders and land developers had in obtaining financing, the number of buyers
competing for land in the Company's market areas diminished, while the number
of sellers increased, resulting in more advantageous prices for the Company's
land acquisitions. Further, many of the land parcels offered for sale were
fully approved, and often improved, subdivisions. Previously, such types of
subdivisions generally were not available for acquisition in the Company's
market areas. The Company purchased several such subdivisions outright and
acquired control of several others through option contracts.
Due to the improvement in the economy and the increased availability of capital
during the past several years, the Company has experienced an increase in
competition for available land in its market areas. The Company's ability to
continue its development activities over the long-term will be dependent upon
its continued ability to locate and enter into options or agreements to purchase
land, obtain governmental approvals for suitable parcels of land, and
consummate the acquisition and complete the development of such land.
While the Company believes that there is significant diversity in its existing
markets and that this diversity provides protection from the vagaries of
individual local economies, it believes that greater geographic diversification
will provide additional protection and more opportunities for growth. The
Company continues to look for new markets.
The following is a summary, at October 31, 1999, of the parcels of land that the
Company either owned or controlled through options or purchase agreements for
proposed communities, as distinguished from those currently under development:
Number of Number of
State Communities Homes Planned
Arizona 3 210
California 10 1,068
Colorado 1 100
Florida 3 458
Massachusetts 3 316
Michigan 8 1,678
New Jersey 29 4,171
New York/Connecticut 3 136
Pennsylvania/Delaware 24 2,537
Rhode Island 1 62
Virginia/Maryland 28 5,513
Total 113 16,249(1)
(1) Of the 16,249 planned home sites, 6,356 lots were owned by the Company.
The aggregate purchase price of land parcels under option and purchase
agreements at October 31, 1999 was approximately $512,904,000, of which the
Company has paid or deposited $30,020,000.
The Company evaluates all of the land under its control for proposed communities
on an ongoing basis with respect to economic and market feasibility. During the
year ended October 31, 1999, such feasibility analyses resulted in approximately
$2,757,000 of capitalized costs related to proposed communities being charged
to expense because they were no longer deemed to be recoverable.
There can be no assurance that the Company will be successful in securing
necessary development approvals for the land currently under its control or for
land which the Company may acquire control of in the future or, that upon
obtaining such development approvals, the Company will elect to complete its
purchases under such options. The Company has generally been successful in the
past in obtaining governmental approvals, has substantial land currently owned
or under its control for which it has obtained or is seeking such approvals (as
set forth in the table above), and devotes significant resources to locating
suitable land for future development and to obtaining the required approvals on
land under its control. Failure to locate sufficient suitable land or to obtain
necessary governmental approvals, however, may impair the ability of the Company
over the long-term to maintain current levels of development activities.
The Company believes that it has an adequate supply of land in its existing
communities or held for future development (assuming that all properties are
developed) to maintain its operations at its current levels for several years.
Community Development
The Company expends considerable effort in developing a concept for each
community, which includes determination of size, style and price range of the
homes, layout of the streets and individual lots, and overall community design.
After obtaining the necessary governmental subdivision and other approvals,
which can sometimes take several years, the Company improves the land by grading
and clearing it, installing roads, recreational amenities, underground utility
lines and pipes, erecting distinctive entrance structures, and staking out
individual home sites.
Each community is managed by a project manager who is usually located at the
site. Working with construction managers, marketing personnel and, when
required, other Company and outside professionals such as engineers, architects
and legal counsel, the project manager is responsible for supervising and
coordinating the various developmental steps from acquisition through the
approval stage, marketing, construction and customer service, including
monitoring the progress of work and controlling expenditures. Major decisions
regarding each community are made by senior members of the Company's management.
The Company recognizes revenue only when title and possession are transferred
to the buyer, which generally occurs shortly after home construction is
substantially completed. The most significant variable affecting the timing of
the Company's revenue stream, other than housing demand, is receipt of final
regulatory approvals, which, in turn, permits the Company to begin the process
of obtaining executed contracts for sales of homes. Receipt of such final
approvals is not seasonal. Although the Company's sales and construction
activities vary somewhat with the seasons, affecting the timing of closings, any
such seasonal effect is relatively insignificant compared to the effect of
receipt of final governmental approvals.
Subcontractors perform all home construction and land development work,
generally under fixed-price contracts. Toll Brothers acts as a general
contractor and purchases some, but not all, of the building supplies it
requires(See "Manufacturing/Distribution Facilities" in Item 2).
While the Company has experienced some shortages from time to time in the
availability of subcontractors in some markets, it does not anticipate any
material effect from these shortages in its homebuilding operations. The
Company's construction managers and assistant construction managers coordinate
subcontracting activities and supervise all aspects of construction work and
quality control. One of the ways the Company seeks to achieve home buyer
satisfaction is by providing its construction managers with incentive
compensation arrangements based on each home buyer's satisfaction as expressed
by their responses on pre-closing and post-closing checklists.
The Company maintains insurance to protect against certain risks associated with
its activities including, among others, general liability, "all-risk" property,
workers' compensation, automobile, and employee fidelity. The Company believes
the amounts and extent of such insurance coverages are adequate.
Marketing
The Company believes that its marketing strategy, which emphasizes its more
expensive "Estate" and "Executive" lines of homes, has enhanced the Company's
reputation as a builder-developer of high-quality upscale housing. The Company
believes this reputation results in greater demand for all of the Company's
lines of homes. The Company generally includes attractive decorative moldings
such as chair rails, crown moldings, dentil moldings and other aesthetic
features, even in its less expensive homes, based on its belief that this
additional construction expense improves its marketing effort.
In addition to relying on management's extensive experience, the Company
determines the prices for its homes through a Company-designed value analysis
program that compares Toll Brothers homes with homes offered by other builders
in the local marketing area. The Company accomplishes this by assigning a
positive or negative dollar value to differences between itself and its
competitors' product features, such as amenities, location and marketing.
Toll Brothers expends great effort in creating its model homes, which play an
important role in its marketing. In its models, Toll Brothers creates an
attractive atmosphere, with bread baking in the oven, fires burning in
fireplaces, and music playing in the background. Interior decorating varies
among the models and is carefully selected based upon the lifestyles of
prospective buyers. During the past several years, the Company has received a
number of awards from various homebuilder associations for its interior
merchandising.
The sales office located in each community is generally staffed by Company sales
personnel, who are compensated with salary and commission. In addition, a
significant portion of Toll Brothers' sales is derived from the introduction of
customers to its communities by local cooperating realtors.
The Company advertises extensively in newspapers, other local and regional
publications, and on billboards. The Company also uses videotapes and attractive
color brochures to market its communities. The Internet has become an important
source of information for our customers. In fiscal 1999, the Company welcomed
its one-millionth visitor to its web site. A visitor to its web site can obtain
information regarding the Company's communities and homes across the country and
take a panoramic or video tour of the homes. The Company's web address is
www.tollbrothers.com.
All Toll Brothers homes are sold under the Company's limited warranty as to
workmanship and mechanical equipment. Many homebuyers are also provided with a
limited ten-year warranty as to structural integrity.
Customer Financing
The Company secures the availability of a variety of competitive market rate
mortgage products from both national and regional lenders. Such availability is
generally obtained at no cost to the Company and is committed for varying
lengths of time and amounts. By making available an array of attractive mortgage
programs to qualified purchasers, the Company is able to better coordinate and
expedite the entire sales transaction by ensuring that mortgage commitments are
received and that closings take place on a timely and efficient basis. During
fiscal 1999, approximately 42% of the Company's closings were financed through
mortgage programs offered by the Company and the Company's home buyers, on
average, financed approximately 71% of the purchase price of their homes.
Competition
The homebuilding business is highly competitive and fragmented. The Company
competes with numerous homebuilders of varying sizes, ranging from local to
national in scope, some of which have greater sales and financial resources than
the Company. Resales of homes also provide competition. The Company competes
primarily on the basis of price, location, design, quality, service and
reputation; however, during the past several years, the Company's financial
stability, relative to others in its industry, has become an increasingly
favorable competitive factor. The Company believes that, due to the increased
availability of capital, competition has increased during the past several
years.
Regulation and Environmental Matters
The Company is subject to various local, state and federal statutes, ordinances,
rules and regulations concerning zoning, building design, construction and
similar matters, including local regulations which impose restrictive zoning and
density requirements in order to limit the number of homes that can eventually
be built within the boundaries of a particular locality. In a number of the
Company's markets there has been an increase in state and local legislation
authorizing the acquisition of land, mainly by governmental, quasi-public and
non-profit entities, as dedicated open space. In addition, the Company is
subject to various licensing, registration and filing requirements in connection
with the construction, advertisement and sale of homes in its communities in the
states and localities in which it operates. These laws have not had a material
effect on the Company, except to the extent that application of such laws may
have caused the Company to conclude that development of a proposed community
would not be economically feasible, even if any or all necessary governmental
approvals were obtained.(see "Land Policy" in this Item 1). The Company may also
be subject to periodic delays or may be precluded entirely from developing
communities due to building moratoriums in the areas in which it operates.
Generally, such moratoriums relate to insufficient water or sewage facilities,
or inadequate road capacity.
In order to secure certain approvals, the Company may have to provide affordable
housing at below market rental or sales prices. The impact on the Company will
depend on how the various state and local governments in the areas in which the
Company engages, or intends to engage, in development implement their programs
for affordable housing. To date, these restrictions have not had a material
impact on the Company.
The Company is also subject to a variety of local, state and federal statutes,
ordinances, rules and regulations concerning protection of health and the
environment ("environmental laws"), as well as the effects of environmental
factors. The particular environmental laws which apply to any given community
vary greatly according to the location of the site, the site's environmental
condition and the present and former uses of the site. These environmental laws
may result in delays, may cause the Company to incur substantial compliance and
other costs, and may prohibit or severely restrict development in certain
environmentally sensitive regions or areas.
The Company maintains a policy of engaging independent environmental consultants
to assess land for the potential of hazardous or toxic materials, wastes or
substances prior to consummating its acquisition. Because it has generally
obtained such assessments for the land it has purchased, the Company has not
been significantly affected to date by the presence of such materials.
Employees
As of October 31, 1999, the Company employed 2,208 full-time persons; of these,
87 were in executive positions, 222 were engaged in sales activities, 207 were
in project management activities, 794 were in administrative and clerical
activities, 616 were in construction activities, 73 were in engineering
activities and 209 were in the manufacturing/distribution facilities. The
Company considers its employee relations to be good.
Factors That May Affect Our Future Results
(Cautionary Statements Under the Private Securities Litigation Reform Act of
1995)
Certain information included in this report or in other materials we have filed
or will file with the Securities and Exchange Commission (as well as information
included in oral statements or other written statements made or to be made by
the Company) contains or may contain forward-looking statements within the
meaning of Section 27A of the Securities Act of 1933, as amended. You can
identify these statements by the fact that they do not relate strictly to
historical or current facts. They contain words like "anticipate," "estimate",
"expect," "project," "intend," "plan," "believe," "may," "could," "might" and
other words or phrases of similar meaning in connection with any discussion of
future operating or financial performance. Such statements include information
relating to construction activities, plans for future development of residential
communities, land acquisition and related activities as well as capital
spending, financing sources and the effects of regulation and competition. From
time to time, forward-looking statements are also included in the Company's
other periodic reports on Forms 10-Q and 8-K, in press releases and in other
material released to the public.
Any or all of the forward-looking statements included in this report and in any
other reports or public statements of the Company may turn out to be inaccurate.
This can occur as a result of incorrect assumptions or as a consequence of known
or unknown risks and uncertainties. Many factors mentioned in this report or in
other reports or public statements of the Company, such as government regulation
and the competitive environment, will be important in determining the Company's
future performance. Consequently, actual results may differ materially from
those that might be anticipated from forward-looking statements.
We undertake no obligation to publicly update any forward-looking statements,
whether as a result of new information, future events or otherwise. However, any
further disclosures made on related subjects in our subsequent reports on Forms
10-K, 10-Q and 8-K should be consulted. The following cautionary discussion of
risks, uncertainties and possible inaccurate assumptions relevant to our
business includes factors we believe could cause our actual results to differ
materially from expected and historical results. Other factors beyond those
listed below could also adversely affect us. This discussion is provided as
permitted by the Private Securities Litigation Reform Act of 1995.
We operate in a very competitive environment, which is characterized by
competition from a number of other home builders in each market in which
we operate. Actions or changes in plans by competitors may negatively
affect the Company.
Our business can be affected by changes in general economic and market
conditions as well as local economic and market conditions where our
operations are conducted and where prospective purchasers of our homes
live.
The plans for future development of our residential communities can be
affected by a number of factors including, for example, time delays in
obtaining necessary governmental permits and approvals and legal challenges
to our proposed communities.
Our operations depend on our ability to continue to obtain land for the
development of our residential communities at reasonable prices. Changes
in competition, availability of financing, customer trends and market
conditions may impact on our ability to obtain land for new residential
communities.
The development of our residential communities may be affected by
circumstances beyond our control, including weather interference, work
stoppages, labor disputes, unforeseen engineering, environmental or
geological problems and unanticipated shortages or increases in the cost
of materials and labor. Any of these circumstances could give rise to
delays in the completion of or increase the cost of developing one or more
of our residential communities.
We believe that our recorded tax balances are adequate. However, it is not
possible to predict the effects of possible changes in the tax laws or
changes in their interpretation. These changes or interpretations if made,
could have a material negative effect on our operating results.
The interest rate on our revolving credit agreement is subject to
fluctuation based on changes in short-term interest rates and the ratings
which national rating agencies assign to our outstanding debt securities.
Our interest expense could increase as a result of these factors.
Our business and earnings are substantially dependent on our ability to
obtain financing for our development activities. Increases in interest
rates, concerns about the market or the economy, or consolidation of
financial institutions could increase our cost of borrowing and reduce our
ability to obtain the funds required for our future operations.
Our business and earnings are also substantially dependent on the ability
of our customers to finance the purchase of their homes, and limitations
on the availability of such financing or increases in the cost of such
financing could adversely affect our operations.
Claims have been brought against us in various legal proceedings, which
have not had, and are not expected to have a material adverse effect on the
business or the financial condition of the Company; however, additional
legal and tax claims may arise from time to time, and it is possible that
our cash flows and results of operations could be affected from time to
time by the resolution of one or more of such matters.
There is intense competition to attract and retain management and key
employees in the markets where our operations are conducted. Our business
could be adversely affected in the event of our inability to recruit or
retain key personnel in one or more of the markets in which we conduct our
operations.
ITEM 2. PROPERTIES
Headquarters
Toll Brothers' corporate offices, which are owned by the Company, contain
approximately 70,000 square feet, and are located at 3103 Philmont Avenue,
Huntingdon Valley, Montgomery County, Pennsylvania.
Manufacturing/Distribution Facilities
Toll Brothers owns a facility of approximately 200,000 square feet located in
Morrisville, Pennsylvania. The Company also owns a facility of approximately
100,000 square feet located in Emporia, Virginia which it acquired in 1999. In
both facilities it manufactures open wall panels, roof and floor trusses, and
certain interior and exterior millwork to supply a portion of the Company's
construction needs. These operations also permit Toll Brothers to purchase
wholesale lumber, plywood, windows, doors, certain other interior and exterior
millwork and other building materials to supply to its communities. The Company
believes that increased efficiency, cost savings and productivity result from
the operation of these plants and from such wholesale purchases of material.
The Pennsylvania plant generally does not sell or supply to any purchaser other
than Toll Brothers. The Virginia plant sells wall panels and roof and floor
trusses to outside purchasers as well as to Toll Brothers.
Regional and Other Facilities
The Company leases office and warehouse space in various locations, none of
which is material to the business of the Company.
ITEM 3. LEGAL PROCEEDINGS
The Company is involved in various claims and litigation arising principally in
the ordinary course of business. The Company believes that the disposition of
these matters will not have a material adverse effect on the business or the
financial condition of the Company.
ITEM 4. SUBMISSION OF MATTERS TO A VOTE OF SECURITY HOLDERS
No matters were submitted to a vote of security holders, through the
solicitation of proxies or otherwise, during the fourth quarter of the fiscal
year ended October 31, 1999.
EXECUTIVE OFFICERS OF THE REGISTRANT
The following table includes information with respect to all executive officers
of the Company as of October 31, 1999. All executive officers serve at the
pleasure of the Board of Directors of the Company.
Name Age Positions
Robert I. Toll 58 Chairman of the Board,
Chief Executive Officer and
Director
Zvi Barzilay 53 President, Chief Operating
Officer and Director
Joel H. Rassman 54 Senior Vice President,
Treasurer, Chief Financial
Officer and Director
Robert I. Toll, with his brother Bruce E. Toll, the Vice Chairman of the Board
and a Director of the Company, co-founded the Company's predecessors' operations
in 1967. He has been the Company's Chief Executive Officer and Chairman of the
Board since the Company's inception.
Zvi Barzilay joined the Company as a project manager in 1980 and has been an
officer of the Company since 1983. Mr. Barzilay was elected a Director of the
Company in 1994. He has held the position of Chief Operating Officer since May
1998 and the position of President since November 1998.
Joel H. Rassman has been a Senior Vice President of the Company since joining
the Company in 1984. Mr. Rassman has been a Director of the Company since 1996.
PART II
ITEM 5. MARKET FOR REGISTRANT'S COMMON EQUITY AND RELATED STOCKHOLDER
MATTERS
The Company's common stock is principally traded on the New York Stock Exchange
(Symbol: TOL). It is also listed on the Pacific Exchange.
The following table sets forth the price range of the Company's common stock on
the New York Stock Exchange for each fiscal quarter during the two years ended
October 31, 1999.
Three Months Ended
October 31 July 31 April 30 January 31
1999
High $21 1/2 $23 7/16 $23 1/4 $25 7/16
Low $15 5/8 $19 13/16 $17 1/2 $21 5/8
1998
High $30 1/2 $30 1/4 $31 5/8 $29
Low $17 3/8 $23 3/4 $26 7/16 $22 1/8
The Company has not paid any cash dividends on its common stock to date and
expects that, for the foreseeable future, it will follow a policy of retaining
earnings in order to finance the continued development of its business. Payment
of dividends is within the discretion of the Company's Board of Directors and
will depend upon the earnings, capital requirements and operating and financial
condition of the Company, among other factors. The Company's 8 3/4% Senior
Subordinated Notes due 2006, 7 3/4% Senior Subordinated Notes due 2007, 8 1/8%
Senior Subordinated Notes due 2009 and 8% Senior Subordinated Notes due 2009,
contain restrictions on the amount of dividends the Company may pay on its
common stock. In addition, the Company's Bank Revolving Credit Agreement
requires the maintenance of minimum consolidated stockholders' equity which
restricts the amount of dividends the Company may pay. As of October 31, 1999,
under the most restrictive of these provisions, the Company could pay up to
approximately $206,865,000 of cash dividends.
At October 31, 1999, there were approximately 741 record holders of the
Company's common stock.
ITEM 6. SELECTED FINANCIAL DATA
The following table sets forth selected consolidated financial and housing data
of the Company as of and for each of the five fiscal years ended October 31,
1999. It should be read in conjunction with the Consolidated Financial
Statements and Notes thereto, included in this report beginning at page F-1, and
Management's Discussion and Analysis of Financial Condition and Results of
Operations, included in Item 7 of this report.
Summary Consolidated Income Statement Data (Amounts in thousands, except per
share data)
Year Ended October 31
1999 1998 1997 1996 1995
Revenues $1,464,115 $1,210,816 $971,660 $760,707 $646,339
Income before income taxes,
extraordinary item $ 162,750 $ 134,293 $107,646 $ 85,793 $ 79,439
Income before
extraordinary item $ 103,027 $ 85,819 $ 67,847 $ 53,744 $ 49,932
Extraordinary loss (1,461) (1,115) (2,772)
Net income $ 101,566 $ 84,704 $ 65,075 $ 53,744 $ 49,932
EARNINGS PER SHARE
Basic
Income before
extraordinary item $ 2.81 $ 2.35 $ 1.99 $ 1.59 $ 1.49
Extraordinary loss (.04) (.03) (.08)
Net income $ 2.77 $ 2.32 $ 1.91 $ 1.59 $ 1.49
Weighted average number
of shares outstanding 36,689 36,483 34,127 33,865 33,510
Diluted*
Income before
extraordinary item $ 2.75 $ 2.25 $ 1.86 $ 1.50 $ 1.42
Extraordinary loss (.04) (.03) (.07)
Net income $ 2.71 $ 2.22 $ 1.78 $ 1.50 $ 1.42
Weighted average number
of shares outstanding 37,436 38,360 37,263 36,879 36,360
*Due to rounding, amounts may not add
Summary Consolidated Balance Sheet Data (Amounts in thousands)
October 31
1999 1998 1997 1996 1995
Inventory $1,443,282 $1,111,223 $ 921,595 $772,471 $623,830
Total assets $1,668,062 $1,254,468 $1,118,626 $837,926 $692,457
Debt
Loans payable $ 213,317 $ 182,292 $ 189,579 $132,109 $ 59,057
Subordinated debt 469,418 269,296 319,924 208,415 221,226
Collateralized mortgage
obligations payable 1,145 1,384 2,577 2,816 3,912
Total $ 683,880 $ 452,972 $ 512,080 $343,340 $284,195
Shareholders' equity $ 616,334 $ 525,756 $ 385,252 $314,677 $256,659
Housing Data
Year ended October 31: 1999 1998 1997 1996 1995
Number of homes
closed 3,555 3,099 2,517 2,109 1,825
Sales value of homes
closed
(in thousands) $1,438,171 $1,206,290 $968,253 $759,303 $643,017
Number of homes
contracted (1) 3,845 3,387 2,701 2,398 1,846
Sales value of homes
contracted
(in thousands)(1) $1,640,990 $1,383,093 $1,069,279 $884,677 $660,467
As of October 31:
Number of homes
in backlog (1) 2,381 1,892 1,551 1,367 1,078
Sales value of homes
in backlog
(in thousands)(1) $1,067,685 $814,714 $ 627,220 $526,194 $400,820
(1) New contracts for fiscal 1999 and backlog as of October 31, 1999 include
$13,141,000 (46 homes) and $13,756,000 (54 homes), respectively, from an
unconsolidated 50% owned joint venture.
Item 7. MANAGEMENT'S DISCUSSION AND ANALYSIS OF
FINANCIAL CONDITION AND RESULTS OF OPERATIONS
RESULTS OF OPERATIONS
The following table sets forth comparisons of certain income statement items
related to the Company's operations (dollars in millions):
Year ended October 31, 1999 1998 1997
$ % $ % $ %
Home sales
Revenues 1,438.2 1,206.3 968.3
Costs 1,117.9 77.7 933.9 77.4 748.3 77.3
Land sales
Revenues 17.3
Costs 13.4 77.1
Interest and other 8.6 4.5 3.4
Total revenues 1,464.1 1210.8 971.7
Selling, general and
administrative expense 130.2 8.9 106.7 8.8 86.3 8.9
Interest expense 39.9 2.7 35.9 3.0 29.4 3.0
Total costs and expenses 1,301.4 88.9 1,076.5 88.9 864.0 88.9
Operating income 162.7 11.1 134.3 11.1 107.7 11.1
Note: Percentages for selling, general and administrative expense, interest
expense and total costs and expenses are based on total revenues.
FISCAL 1999 COMPARED TO FISCAL 1998
HOME SALES
Revenues from home sales for fiscal 1999 as compared to 1998 increased by
approximately $232 million, or 19%. The increase in revenues was attributable
to a 15% increase in the number of homes delivered and a 4% increase in the
average price of the homes delivered. The increased number of homes delivered
was due to the greater number of communities from which the Company was
delivering homes in fiscal 1999 as compared to fiscal 1998, the larger backlog
of homes at the beginning of 1999 as compared to the beginning of 1998 and an
increase in the number of homes sold during fiscal 1999 over the number sold in
fiscal 1998. Part of the increase in the number of communities was attributable
to the acquisition of the homebuilding operations of the Silverman Companies in
March 1999.
The increase in the average selling price per home delivered in fiscal 1999 as
compared to fiscal 1998 was the result of a shift in the location of homes
delivered to more expensive areas, changes in product mix to larger homes and
increases in selling prices, offset in part by the delivery of lower priced
products of the Silverman Companies.
The value of new sales contracts signed in fiscal 1999 amounted to $1.64 billion
(3,845 homes) compared to $1.38 billion (3,387 homes) in fiscal 1998. The
increase in the value of new contracts signed was primarily attributable to an
increase in the number of communities in which the Company was offering homes
for sale, an increase in the number of contracts signed per community and an
increase in the average selling price of the homes (due primarily to the
location, size and increase in base selling prices).
As of October 31, 1999, the backlog of homes under contract was $1.07 billion
(2,381 homes), approximately 31% higher than the $815 million (1,892 homes)
backlog as of October 31, 1998. The increase in backlog at October 31, 1999 was
primarily attributable to the increase in the number of new contracts signed and
price increases, as previously discussed.
Home costs as a percentage of home revenues increased in 1999 as compared to
1998. The increase was the result of the higher percentage of closings from some
of the Company's newer markets (Arizona, Florida, Nevada, North Carolina, Texas
and Michigan) in 1999, which generally had higher costs as a percentage of
revenues as compared to the Company's more established markets. The Company also
had higher inventory writeoffs in 1999 ($5.1 million) as compared to 1998 ($2.0
million). These cost increases were partially offset by lower costs as a
percentage of revenues in the Company's more established markets resulting from
increased selling prices and lower overhead costs.
LAND SALES
In March 1999, the Company acquired land for homes, apartments, retail, office
and industrial space in the master planned community of South Riding, located
in Loudoun County, Virginia. The Company will use some of the property for its
own homebuilding operations and also will sell homesites and commercial parcels
to other builders. Land sales revenues from South Riding, which amounted to
$17.3 million in fiscal 1999, should continue for the next several years.
INTEREST AND OTHER INCOME
The increase in interest and other income in fiscal 1999 as compared to fiscal
1998 was primarily the result of the Company's expansion of its ancillary
businesses such as title insurance, mortgage operations and construction
management.
SELLING, GENERAL AND ADMINISTRATIVE EXPENSES ("SG&A")
SG&A expenses for fiscal 1999 increased by $23.5 million over 1998. The
increased spending was primarily attributable to the increased number of
communities in which the Company was operating, the geographic expansion of the
Company's homebuilding operations, the increase in the number of homes sold and
the expansion of the Company's ancillary businesses. As a percentage of
revenues, SG&A in fiscal 1999 was slightly higher than in 1998.
FISCAL 1998 COMPARED TO FISCAL 1997
Home Sales
Revenues from home sales of $1.2 billion for fiscal 1998 exceeded fiscal 1997
revenues by $238 million or 25%. The increase was primarily due to a 23%
increase in the number of homes delivered. The increase in the number of homes
delivered was the result of the higher backlog of homes at the beginning of
fiscal 1998 as compared to the beginning of fiscal 1997 and an increase in the
number of homes sold during fiscal 1998 over the number of homes sold in fiscal
1997. The Company signed $1.38 billion (3,387 homes) of new sales contracts in
fiscal 1998, a 29% increase over the $1.07 billion (2,701 homes) of new sales
contracts signed in fiscal 1997. The increase in new sales contracts signed in
fiscal 1998 was the result of an increase in the average number of selling
communities in 1998 compared to 1997, an increase in the number of homes sold
per community and an increase in the average sales price per home. The increase
in the number of selling communities was the result of the Company's expansion
in its newer markets and its entry into the Las Vegas market in November 1997.
The increase in the average sales price per home was the result of the shift in
the location of homes sold to more expensive areas, a change in product mix to
larger homes, an increase in base selling prices and an increase in the total
price of options that homebuyers selected.
Home costs were higher as a percentage of home revenues in fiscal 1998 as
compared to fiscal 1997 due to increased material costs and increased costs in
the Company's newer markets resulting from generally higher construction costs
as a percentage of selling price, and the relatively less efficient construction
and construction-related activities, in these markets. Although the Company
became more efficient in its newer markets during fiscal 1998, as compared to
fiscal 1997, the increase in revenues from these newer markets as a percentage
of total revenues resulted in the increase in the overall percentage of land and
construction costs as a percentage of revenues. These increases were partially
offset by decreased land and land development costs and decreased overhead
costs.
SG&A amounted to $106.7 million in fiscal 1998, a 24% increase over the $86.3
million spent in fiscal 1997. The increase in spending was primarily
attributable to the increase in the number of homes delivered, the increased
number of selling communities and the Company's continued geographic expansion.
As a percentage of revenues, SG&A declined slightly in fiscal 1998 as compared
to fiscal 1997 due to revenues increasing at a faster rate then spending.
INTEREST EXPENSE
The Company determines interest expense on a specific lot-by-lot basis for its
homebuilding operations and on a parcel-by-parcel basis for its land sales. As
a percentage of total revenues, interest expense will vary depending on many
factors including the period of time that the land was owned, the length of time
that the homes delivered during the period were under construction, and the
interest rates and the amount of debt carried by the Company in proportion to
the amount of its inventory during those periods. As a percentage of total
revenues, interest expense was lower in fiscal 1999 as compared to 1998 and
1997.
INCOME TAXES
Income taxes for fiscal 1999, 1998, and 1997 were provided at effective rates
of 36.7%, 36.1% and 37.0%, respectively.
EXTRAORDINARY LOSS FROM EXTINGUISHMENT OF DEBT
In January 1999, the Company called for redemption all of its outstanding 9 1/2%
Senior Subordinated Notes due 2003 at 102% of principal amount plus accrued
interest. The redemption resulted in the recognition of an extraordinary loss
in 1999 of $1,461,000, net of $857,000 of income tax benefit. The loss
represented the redemption premium and a write-off of unamortized deferred
issuance costs.
In February 1998, the Company entered into a five-year bank credit facility. The
Company recognized an extraordinary charge in 1998 of $1,115,000, net of
$655,000 of income tax benefit, related to the retirement of its previous
revolving credit agreement and prepayment of $62 million of fixed rate long-term
bank loans.
In January 1997, the Company called for redemption all its outstanding 10 1/2%
Senior Subordinated Notes due 2002 at 103% of principal amount plus accrued
interest. The redemption resulted in an extraordinary loss in 1997 of
$2,772,000, net of $1,659,000 of income tax benefit.
CAPITAL RESOURCES AND LIQUIDITY
Funding for the Company's operations has been principally provided by cash flows
from operations, unsecured bank borrowings and, from time to time, the public
debt and equity markets.
Cash flow from operations, before inventory additions, has improved as operating
results have improved. The Company anticipates that the cash flow from
operations, before inventory additions, will continue to improve as a result of
an increase in revenues from the delivery of homes from its existing backlog as
well as from new sales contracts and from land sales. The Company has used the
cash flow from operations, bank borrowings and public debt to acquire additional
land for new communities, to fund additional expenditures for land development
and construction costs needed to meet the requirements of the increased backlog
and continuing expansion of the number of communities in which the Company is
offering homes for sale, and to reduce debt. The Company expects that
inventories will continue to increase and is currently negotiating and searching
for additional opportunities to obtain control of land for future communities.
The Company has a $440 million unsecured revolving credit facility with fifteen
banks which extends through February 2003. As of October 31, 1999, the Company
had $80 million of loans and approximately $34 million of letters of credit
outstanding under the facility.
The Company believes that it will be able to fund its activities through a
combination of existing cash reserves, operating cash flow and other sources of
credit similar in nature to those the Company has accessed in the past.
INFLATION
The long-term impact of inflation on the Company is manifested in increased
land, land development, construction and overhead costs, as well as in
increased
sales prices. The Company generally contracts for land significantly before
development and sales efforts begin. Accordingly, to the extent land acquisition
costs are fixed, increases or decreases in the sales prices of homes may affect
the Company's profits. Since the sales prices of homes are fixed at the time of
sale and the Company generally sells its homes prior to commencement of
construction, any inflation of costs in excess of those anticipated may result
in lower gross margins. The Company generally attempts to minimize that effect
by entering into fixed-price contracts with its subcontractors and material
suppliers for specified periods of time, which generally do not exceed one year.
Housing demand, in general, is adversely affected by increases in interest
costs, as well as in housing costs. Interest rates, the length of time that
land remains in inventory, and the proportion of inventory that is financed
affect the Company's interest costs. If the Company is unable to raise sales
prices enough to compensate for higher costs, or if mortgage interest rates
increase significantly, affecting prospective buyers' ability to adequately
finance a home purchase, the Company's revenues, gross margins and net income
would be adversely affected. Increases in sales prices, whether the result of
inflation or demand, may affect the ability of prospective buyers to afford a
new home.
YEAR 2000 READINESS DISCLOSURE
The Company has assessed its operating systems, computer software applications,
computer equipment and other equipment with embedded electronic circuits
("Programs") that it currently uses to identify whether they are Year 2000
compliant and, if not, what steps are needed to bring them into compliance. The
Company expects that all material Programs will be Year 2000 compliant by the
end of calendar 1999.
The costs incurred and expected to be incurred regarding Year 2000 compliance
have been, and are expected to be, immaterial to the results of operations and
financial position of the Company. Costs related to Year 2000 compliance are
expensed as incurred.
The Company has been reviewing whether its significant subcontractors,
suppliers, financial institutions and other providers of goods and services
("Providers") are Year 2000 compliant. The Company is not aware of any Providers
that do not expect to be compliant; however, the Company has no means of
ensuring that its Providers will be Year 2000 ready. The inability of Providers
to be Year 2000 ready in a timely fashion could have an adverse impact on the
Company. The Company plans to respond to any such contingency involving any of
its Providers by seeking to utilize alternative sources for such goods and
services, where practicable. In addition, widespread disruptions in the national
or international economy, including, for example, disruptions affecting
financial markets, commercial and investment banks, governmental agencies and
utility services, such as heat, lights, power and telephones, could also have
an adverse impact on the Company. The likelihood and effects of such disruptions
are not determinable at this time.
ITEM 7A. QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK
Not applicable.
ITEM 8. FINANCIAL STATEMENTS AND SUPPLEMENTARY DATA
Reference is made to the financial statements, listed in Item 14(a)(1) and
(2), which appear at pages F-1 through F-19 of this report.
ITEM 9. CHANGES IN AND DISAGREEMENTS WITH ACCOUNTANTS
ON ACCOUNTING AND FINANCIAL DISCLOSURE
None.
PART III
ITEM 10. DIRECTORS AND EXECUTIVE OFFICERS OF THE REGISTRANT
The following is incorporated herein by reference:
the information in Part I, Item 4 of this report immediately following the
caption "Executive Officers of the Registrant";
the information in the Company's Proxy Statement for the 2000 Annual
Meeting of Stockholders (the "2000 Proxy Statement") immediately following
the caption "Election of Three Directors for Terms Ending 2003" to but not
including the subcaption "Election of Three Directors for terms Ending 2003
- Meetings and Committees of the Board of Directors"; and
the information in the 2000 Proxy Statement immediately following the
caption "Section 16(a) Beneficial Ownership Reporting Compliance" to but
not including the caption "Certain Transactions".
ITEM 11. EXECUTIVE COMPENSATION
The following information is incorporated herein by reference:
the information in the 2000 Proxy Statement in the section captioned
"Proposal One - Election of Three Directors for Terms Ending 2003 -
Compensation of Directors", and
the information in the 2000 Proxy Statement immediately following the
caption "Executive Compensation" to but not including the sub-caption
"Executive Compensation - Formation of Real Estate Entities".
ITEM 12. SECURITY OWNERSHIP OF CERTAIN BENEFICIAL OWNERS AND MANAGEMENT
The information in the 2000 Proxy Statement immediately following the
sub-caption "Voting Securities and Security Ownership - Security Ownership of
Principal Stockholders and Management" to but not including the caption
"Proposal One - Election of Three Directors for Terms Ending 2003" is
incorporated herein by reference.
ITEM 13. CERTAIN RELATIONSHIPS AND RELATED TRANSACTIONS
The following information is incorporated herein by reference:
the information in the 2000 Proxy Statement in the section sub-captioned
"Executive Compensation - Formation of Real Estate Entities";
the information in the 2000 Proxy Statement immediately following the
caption "Certain Transactions" to but not including the caption
"Stockholder Proposals"; and
the information in the 2000 Proxy Statement immediately following the
sub-caption "Executive Compensation - Compensation Committee Interlocks
and Insider Participation" to but not including the sub-caption "Executive
Compensation - Formation of Real Estate Entities".
PART IV
ITEM 14. EXHIBITS, FINANCIAL STATEMENT SCHEDULES AND REPORTS ON FORM 8-K
(a) Financial Statements and Financial Statement Schedule
1. Financial Statements
Page
Report of Independent Auditors F-1
Consolidated Statements of Income for the
Years Ended October 31, 1999, 1998 and 1997 F-2
Consolidated Balance Sheets as of
October 31, 1999 and 1998 F-3
Consolidated Statements of Cash Flows for the
Years Ended October 31, 1999, 1998 and 1997 F-4
Notes to Consolidated Financial Statements F-5 - F-17
Summary Consolidated Quarterly Financial Data F-18
2. Financial Statement Schedule
Schedule II - Valuation and Qualifying Accounts
for the Years Ended October 31,
1999, 1998 and 1997 F-19
Schedules not listed above have been omitted because
they are either not applicable or the required information
is included in the financial statements or notes thereto.
3. Exhibits
The following exhibits are included with this report or incorporated
herein by reference:
Exhibit
Number Description
3.1 Certificate of Incorporation, as amended, is hereby incorporated
by reference to Exhibit 3.1 of the Registrant's Form 10-K for
the fiscal year ended October 31, 1989.
3.2 Amendment to the Certificate of Incorporation dated March 11,
1993, is hereby incorporated by reference to Exhibit 3.1 of
Registrant's Form 10-Q for the quarter ended January 31, 1993.
3.3 By-laws, as amended, are hereby incorporated by reference to
Exhibit 3.2 of the Registrant's Form 10-K for the fiscal year
ended October 31, 1989.
4.1 Specimen Stock Certificate is hereby incorporated by reference
to Exhibit 4.1 of the Registrant's Form 10-K for the fiscal year
ended October 31, 1991.
4.2 Indenture dated as of March 15, 1993, among Toll Corp., as
issuer, the Registrant, as guarantor, and NBD Bank, National
Association, as Trustee, including Form of Guarantee, is hereby
incorporated by reference to Exhibit 4.1 of Toll Corp.'s
Registration Statement on Form S-3 filed with the Securities and
Exchange Commission, March 10, 1993, File No. 33-58350.
4.3 Indenture dated as of November 12, 1996 between Toll Corp., as
issuer, the Registrant, as guarantor, NBD Bank, a Michigan
banking corporation, as Trustee, including form of guarantee, is
hereby incorporated by reference to Exhibit 4.1 of the
Registrant's Form 8-K dated November 6, 1996 filed with the
Securities and Exchange Commission.
4.4 Authorizing Resolutions, dated as of November 6, 1996, relating
to the $100,000,000 principal amount of 8 3/4% Senior
Subordinated Notes of Toll Corp. due 2006, guaranteed on a
Senior Subordinated Basis by Toll Brothers, Inc., is hereby
incorporated by reference to Exhibit 4.2 of the Registrant's
Form 8-K filed on November 15, 1996 with the Securities and
Exchange Commission.
Exhibit
Number Description
4.5 Authorizing Resolutions, dated as of September 16, 1997,
relating to the $100,000,000 principal amount of 7 3/4% Senior
Subordinated Notes due 2007 of Toll Corp., guaranteed on a
Senior Subordinated basis by Toll Brothers, Inc. is hereby
incorporated by reference to Exhibit 4.5 of the Registrant's
Form 10-K for the fiscal year ended October 31, 1997.
4.6 Authorizing Resolutions, dated as of January 22, 1999, relating
to the $170,000,000 principal amount of 8.125% Senior
Subordinated Notes of Toll Corp. Due 2009, guaranteed on a
Senior Subordinated basis by Toll Brothers, Inc., is hereby
incorporated by reference to Exhibit 4.1 of the Registrant's
Form 8-K filed on January 25, 1999 with the Securities and
Exchange Commission.
4.7 Authorizing Resolutions, dated as of April 13, 1999, relating to
$100,000,000 principal amount of 8% Senior Subordinated Notes of
Toll Corp. Due 2009, guaranteed on a Senior Subordinated basis
by Toll Brothers, Inc. is hereby incorporated by reference to
Exhibit 4.1 of the Registrant's Form 8-K filed on April 14, 1999
with the Securities and Exchange Commission.
4.8 Rights Agreement dated as of June 12, 1997 by and between the
Company and ChaseMellon Shareholder Service, L.L.C., as Rights
Agent, is hereby incorporated by reference to Exhibit 1 to the
Company's Registration Statement on Form 8A dated June 20, 1997.
4.9 Amendment to Rights Agreement dated as of July 31, 1998, by and
between the Company and ChaseMellon Shareholder Service, L.L.C.
as Rights Agent incorporated herein by reference to Exhibit 1 to
the Company's Registration Statement on Form 8-A/A dated August
21, 1998.
10.1 Credit Agreement dated as of February 25, 1998 among First
Huntingdon Finance Corp., The Registrant, The First National
Bank of Chicago, (Administrative Agent); Bank of America
National Trust and Savings Association; (Co-Agent); CoreStates
Bank, N.A., (Co-Agent); Credit Lyonnais New York Branch (Co-Agent);
Comerica Bank; Nationsbank, National Association; Fleet
National Bank; Guaranty Federal Bank, F.S.B.; Mellon Bank, N.A.;
Banque Paribas; Bayerische Vereinsbank AG, New York Branch;
Kredietbank N.V.; Suntrust Bank, Atlanta; The Fuji Bank Limited;
and Bank Hapoalim B.M. Philadelphia Branch is hereby
incorporated by reference to Exhibit 10.1 of the Registrant's
Form 10-Q for the quarter ended April 30, 1998.
Exhibit
Number Description
10.2* Toll Brothers, Inc. Amended and Restated Stock Option Plan
(1986), as amended and restated by the Registrant's Board of
Directors on February 24, 1992 and adopted by its
shareholders on April 6, 1992, is hereby incorporated by
reference to Exhibit 19(a) of the Registrant's Form 10-Q
for the quarterly period ended April 30, 1992.
10.3* Toll Brothers, Inc. Amended and Restated Stock Purchase Plan
is hereby incorporated by reference to Exhibit 4 of the
Registrant's Registration Statement on Form S-8 filed with
the Securities and Exchange Commission on August 4, 1987,
File No. 33-16250.
10.4* Toll Brothers, Inc. Key Executives and Non-Employee
Directors Stock Option Plan (1993) is hereby incorporated
by reference to Exhibit 10.1 of the Registrant's Form 8K
filed with the Securities and Exchange Commission on
May 25, 1994.
10.5* Amendment to the Toll Brothers, Inc. Key Executives and
Non-Employee Directors Stock Option Plan (1993) is hereby
incorporated by reference to Exhibit 10.2 of the
Registrant's's Quarterly Report on Form 10-Q for the quarter
ended April 30, 1995.
10.6* Toll Brothers, Inc. Cash Bonus Plan is hereby incorporated
by reference to Exhibit 10.2 of the Registrant's Form 8-K
filed with the Securities and Exchange Commission on
May 25, 1994.
10.7* Amendment to the Toll Brothers, Inc. Cash Bonus Plan dated
May 29, 1996 is hereby incorporated by reference to Exhibit
10.7 of the Registrant's Form 10-K for the year ended
October 31, 1996.
10.8* Amendment to the Toll Brothers, Inc. Cash Bonus Plan dated
December 10, 1998.
10.9* Toll Brothers, Inc. Stock Option and Incentive Stock Plan
(1995) is hereby incorporated by reference to Exhibit 10.1
to the Registrant's Quarterly Report on Form 10-Q for the
quarter ended April 30, 1995.
10.10* Amendment to the Toll Brothers, Inc. Stock Option and
Incentive Stock Plan (1995) dated May 29, 1996 is hereby
incorporated by reference to Exhibit 10.9 the Registrant's
Form 10-K for the year ended October 31, 1997.
Exhibit
Number Description
10.11* Toll Brothers, Inc. Stock Incentive Plan (1998) is hereby
incorporated by reference to Exhibit 4 of the Registant's
Registration Statement on Form S-8 filed with the Securities
and Exchange Commission on June 25, 1998, File No.
333-57645.
10.12* Stock Redemption Agreement between the Registrant and
Robert I. Toll, dated October 28, 1995, is hereby
incorporated by reference to Exhibit 10.7 of the
Registrants Form 10-K for the year ended October 31, 1995.
10.13* Stock Redemption Agreement between the Registrant and Bruce
E. Toll, dated October 28, 1995, is hereby incorporated by
reference to Exhibit 10.8 of the Registrants Form 10-K for
the year ended October 31, 1995.
10.14* Agreement dated March 5, 1998 between the Registrant and
Bruce E. Toll regarding Mr. Toll's resignation and related
matters is hereby incorporated by reference to Exhibit 10.2
to the Registrant's Quarterly Report on Form 10-Q for the
quarter ended April 30, 1998.
10.15* Consulting and Non-Competition Agreement dated March 5, 1998
between the Registrant and Bruce E. Toll is hereby
incorporated by reference to Exhibit 10.3 to the
Registrant's Quarterly Report on Form 10-Q for the quarter
ended April 30, 1998.
10.16* Agreement between the Registrant and Joel H. Rassman, dated
June 30, 1988, is hereby incorporated by reference to
Exhibit 10.8 of Toll Corp.'s Registration Statement on Form
S-1 filed with the Securities and Exchange Commission on
September 9, 1988, File No. 33-23162.
12 Statement RE: Computation of Ratios of Earnings to Fixed
Charges.
22 Subsidiaries of the Registrant.
23 Consent of Independent Auditors.
27 Financial Data Schedule.
*This exhibit is a management contract or compensatory plan or arrangement
required to be filed as an exhibit to this report.
(b) Reports on Form 8-K
During the fourth quarter of the fiscal year ended October
31,1999, the Company did not file a current report on Form 8-K.
SIGNATURES
Pursuant to the requirements of Section 13 or 15(d) of the Securities Exchange
Act of 1934, the Registrant has duly caused this report to be signed on its
behalf by the undersigned, thereunto duly authorized, in the Township of Lower
Moreland, Commonwealth of Pennsylvania on December 13, 1999.
TOLL BROTHERS, INC.
By: /s/ Robert I. Toll
Robert I. Toll
Chairman of the Board and
Chief Executive Officer
Pursuant to the requirements of the Securities Exchange Act of 1934, this report
has been signed below by the following persons on behalf of the Registrant and
in the capacities and on the dates indicated.
Signature Title Date
/s/ Robert I. Toll Chairman of the Board December 13, 1999
Robert I. Toll of Directors and
Chief Executive Officer
(Principal Executive Officer)
/s/ Bruce E. Toll Vice Chairman of the Board December 13, 1999
Bruce E. Toll and Director
/s/ Zvi Barzilay President, Chief Operating December 13, 1999
Zvi Barzilay Officer and Director
/s/ Joel H. Rassman Senior Vice President, December 13, 1999
Joel H. Rassman Treasurer, Chief Financial
Officer and Director
(Principal Financial Officer)
/s/ Joseph R. Sicree Vice President and December 13, 1999
Joseph R. Sicree Chief Accounting Officer
(Principal Accounting Officer)
Signature Title Date
/s/ Robert S. Blank Director December 13, 1999
Robert S. Blank
/s/ Richard J. Braemer Director December 13, 1999
Richard J. Braemer
/s/ Roger S. Hillas Director December 13, 1999
Roger S. Hillas
/s/ Carl B. Marbach Director December 13, 1999
Carl B. Marbach
/s/ Paul E. Shapiro Director December 13, 1999
Paul E. Shapiro
REPORT OF INDEPENDENT AUDITORS
The Board of Directors and Shareholders
Toll Brothers, Inc.
We have audited the accompanying consolidated balance sheets of Toll Brothers,
Inc. and subsidiaries at October 31, 1999 and 1998, and the related consolidated
statements of income, and cash flows for each of the three years in the period
ended October 31, 1999. Our audits also included the financial statement
schedule listed in the Index at item 14(a). These financial statements and
schedule are the responsibility of the Company's management. Our responsibility
is to express an opinion on these financial statements and schedule based on our
audits.
We conducted our audits in accordance with auditing standards generally accepted
in the United States. Those standards require that we plan and perform the audit
to obtain reasonable assurance about whether the financial statements are free
of material misstatement. An audit includes examining, on a test basis, evidence
supporting the amounts and disclosures in the financial statements. An audit
also includes assessing the accounting principles used and significant estimates
made by management, as well as evaluating the overall financial statement
presentation. We believe that our audits provide a reasonable basis for our
opinion.
In our opinion, the financial statements referred to above present fairly, in
all material respects, the consolidated financial position of Toll Brothers,
Inc. and subsidiaries at October 31, 1999 and 1998, and the consolidated results
of their operations and their cash flows for each of the three years in the
period ended October 31, 1999, in conformity with accounting principles
generally accepted in the United States. Also, in our opinion, the related
financial statement schedule, when considered in relation to the basic financial
statements taken as a whole, presents fairly in all material respects the
information set forth therein.
/s/ Ernst & Young LLP
Philadelphia, Pennsylvania
December 13, 1999
CONSOLIDATED STATEMENTS OF INCOME
(Amounts in thousands, except per share data)
Year Ended October 31
1999 1998 1997
Revenues:
Home sales $1,438,171 $1,206,290 $968,253
Land sales 17,345
Interest and other 8,599 4,526 3,407
1,464,115 1,210,816 971,660
Costs and expenses:
Home sales 1,117,872 933,853 748,323
Land sales 13,375
Selling, general and administrative 130,213 106,729 86,301
Interest 39,905 35,941 29,390
1,301,365 1,076,523 864,014
Income before income taxes and
extraordinary loss 162,750 134,293 107,646
Income taxes 59,723 48,474 39,799
Income before extraordinary loss 103,027 85,819 67,847
Extraordinary loss (1,461) (1,115) (2,772)
Net income $ 101,566 $ 84,704 $ 65,075
Earnings per share
Basic:
Income before extraordinary loss $ 2.81 $ 2.35 $ 1.99
Extraordinary loss (.04) (.03) (.08)
Net income $ 2.77 $ 2.32 $ 1.91
Diluted:*
Income before extraordinary loss 2.75 $ 2.25 $ 1.86
Extraordinary loss (.04) (.03) (.07)
Net income $ 2.71 $ 2.22 $ 1.78
Weighted average number of shares
Basic 36,689 36,483 34,127
Diluted 37,436 38,360 37,263
* Due to rounding, the amounts may not add.
See accompanying notes.
CONSOLIDATED BALANCE SHEETS (Amounts in thousands)
October 31
1999 1998
ASSETS
Cash and cash equivalents $ 96,484 $ 80,143
Inventory 1,443,282 1,111,223
Property, construction and office
equipment, net 19,633 14,425
Receivables, prepaid expenses and other
assets 87,469 42,676
Investments in unconsolidated entities 21,194 6,001
$1,668,062 $1,254,468
LIABILITIES AND STOCKHOLDERS' EQUITY
Liabilities
Loans payable $ 213,317 $ 182,292
Subordinated notes 469,418 269,296
Customer deposits on sales contracts 82,495 69,398
Accounts payable 84,777 58,081
Accrued expenses 141,835 98,833
Income taxes payable 59,886 50,812
Total liabilities 1,051,728 728,712
Stockholders' equity
Preferred stock, none issued
Common stock, 37,035 and 37,011 shares
issued at October 31, 1999 and 1998, respectively 365 369
Additional paid-in capital 105,239 106,099
Retained earnings 522,665 421,099
Treasury stock, at cost-581 shares and 76 shares
at October 31, 1999 and 1998, respectively (11,935) (1,811)
Total stockholders' equity 616,334 525,756
$1,668,062 $1,254,468
See accompanying notes.
CONSOLIDATED STATEMENTS OF CASH FLOWS (Amounts in thousands)
Year Ended October 31
1999 1998 1997
Cash flows from operating activities:
Net income $101,566 $ 84,704 65,075
Adjustments to reconcile net income to net cash
used in operating activities:
Depreciation and amortization 6,594 5,611 4,055
Extraordinary loss from extinguishment of debt 2,318 1,770 4,431
Deferred tax provision 1,569 324 3,332
Changes in operating assets and liabilities, net of
assets and liabilities acquired:
Increase in inventory (282,764) (179,132)(120,280)
Increase in receivables, prepaid
expenses and other assets (32,524) (11,862) (3,750)
Increase in customer deposits on sales contracts 11,557 16,700 9,311
Increase in accounts payable and accrued expenses 62,769 35,265 25,259
Increase in current income taxes payable 8,045 5,912 5,722
Net cash used in operating activities (120,870) (40,708) (6,845)
Cash flows from investing activities:
Purchase of property and equipment, net (8,331) (2,834) (5,329)
Acquisition of company, net of cash acquired (11,090)
Investment in unconsolidated entities (15,193) (6,001)
Net cash used in investing activities (34,614) (8,835) (5,329)
Cash flows from financing activities:
Proceeds from loans payable 177,500 55,000 145,000
Principal payments of loans payable (187,551) (74,416)(116,613)
Net proceeds from issuance of subordinated notes 267,716 195,700
Redemption of subordinated notes (71,359) (90,434)
Proceeds from stock-based benefit plans 2,223 4,874 3,205
Purchase of treasury stock (16,704) (3,347)
Net cash provided by (used in) 171,825 (17,889) 136,858
financing activities
Net increase (decrease) in cash and cash equivalents 16,341 (67,432) 124,684
Cash and cash equivalents, beginning of year 80,143 147,575 22,891
Cash and cash equivalents, end of year $ 96,484 $ 80,143 $147,575
See accompanying notes.
Notes to Consolidated Financial Statements
1. Significant Accounting Policies
Basis of Presentation
The accompanying consolidated financial statements include the accounts of Toll
Brothers, Inc. (the "Company"), a Delaware corporation, and its majority-owned
subsidiaries. All significant intercompany accounts and transactions have been
eliminated.
Certain amounts reported in prior years have been reclassified for comparative
purposes.
Use of Estimates
The preparation of financial statements in conformity with generally accepted
accounting principles requires management to make estimates and assumptions that
affect the amounts reported in the financial statements and accompanying notes.
Actual results could differ from those estimates.
Income Recognition
The Company is primarily engaged in the development, construction and sale of
residential homes. Revenues and cost of sales are recorded at the time each home
sale is closed and title and possession have been transferred to the buyer.
Closing normally occurs shortly after construction is substantially completed.
Cash and Cash Equivalents
Liquid investments or investments with original maturities of three months or
less are classified as cash equivalents. The carrying value of these investments
approximates their fair value.
Property, Construction and Office Equipment
Property, construction and office equipment are recorded at cost and are stated
net of accumulated depreciation of $25,761,000 and $21,938,000 at October 31,
1999 and 1998, respectively. Depreciation is recorded by using the straight-
line method over the estimated useful lives of the assets.
Inventories
Inventories are stated at the lower of cost or fair value. In addition to
direct land acquisition, land development and home construction costs, costs
include interest, real estate taxes and direct overhead costs related to
development and construction, which are capitalized to inventories during the
period beginning with the commencement of development and ending with the
completion of construction.
Land, land development and related costs are amortized to cost of homes closed
based upon the total number of homes to be constructed in each community. Home
construction and related costs are charged to cost of homes closed under the
specific identification method.
The Company capitalizes certain project marketing costs and charges them against
income as homes are closed.
Treasury Stock
Treasury stock is recorded at cost. Re-issuances of treasury stock are accounted
for on a first-in, first out basis. Differences between the cost of treasury
shares and the re-issuance proceeds are charged to additional paid-in capital.
Acquisition
In March 1999, the Company acquired the homebuilding operations of the Silverman
Companies, a Detroit, Michigan homebuilder and developer of luxury apartments,
for cash and the assumption of debt. The Silverman Companies owned or controlled
approximately 1,800 homesites and interests in over 1,000 existing and
prospective apartments. The acquisition of the Silverman apartment assets is
expected to be completed during the first half of fiscal 2000. The acquisition
price is not material to the financial position of the Company.
Segment Reporting
Statement of Financial Accounting Standards No. 131, "Disclosures about Segments
of an Enterprise and Related Information," establishes standards for the manner
in which public enterprises report information about operating segments. The
Company has determined that its operations primarily involve one reportable
segment, homebuilding.
2. Inventory
Inventory consisted of the following(amounts in thousands):
October 31
1999 1998
Land and land development costs $506,869 $298,948
Construction in progress 794,599 693,971
Sample homes 57,995 47,520
Land deposits and costs of
future development 55,575 50,174
Deferred marketing costs 28,244 20,610
$1,443,282 $1,111,223
Construction in progress includes the cost of homes under construction, land
and land development costs and the carrying cost of lots that have been
substantially improved.
For the years ended October 31, 1999, 1998, and 1997, the Company provided for
inventory writedowns and the expensing of costs which it believed not to be
recoverable of $5,092,000, $2,010,000, and $2,048,000, respectively.
Interest capitalized in inventories is charged to interest expense when the
related inventories are closed. Changes in capitalized interest for the three
years ended October 31, 1999 were as follows(amounts in thousands):
1999 1998 1997
Interest capitalized,
beginning of year $ 53,966 $ 51,687 $ 46,191
Interest incurred 51,396 38,331 35,242
Interest expensed (39,905) (35,941) (29,390)
Write-off to cost
and expenses (473) (111) (356)
Interest capitalized,
end of year $ 64,984 $ 53,966 $ 51,687
3. Loans Payable and Subordinated Notes
Loans payable consisted of the following(amounts in thousands):
October 31
1999 1998
Revolving credit facility due February 2003 $ 80,000 $ 50,000
Term loan due July 2001 56,000 56,000
Term loan due March 2002 50,000 50,000
Other 27,317 26,292
$213,317 $182,292
The Company has a $440,000,000 unsecured revolving credit facility with fifteen
banks which extends through February 2003. Interest is payable on borrowings at
.575% above the Eurodollar rate or at other specified variable rates as selected
by the Company from time to time. The Company fixed the interest rate on
$20,000,000 of borrowing at 6.39% until March 2002 through an interest rate swap
with a bank. Had the Company not entered into the interest rate swap, the
interest rate on this borrowing would have been 6% at October 31, 1999. As of
October 31, 1999, letters of credit and obligations under escrow agreements of
$34,444,000 were outstanding. The agreement contains various covenants,
including financial covenants related to consolidated stockholders' equity,
indebtedness and inventory. The agreement requires the Company to maintain a
minimum consolidated stockholders' equity which restricts the payment of cash
dividends and the repurchase of Company stock to approximately $206,865,000 as
of October 31, 1999.
The Company borrowed $56,000,000 from six banks at a fixed interest rate of
7.91% repayable in July 2001. The Company borrowed $50,000,000 from three banks
at a fixed rate of 7.72% repayable in March 2002. Both loans are unsecured and
the agreements contain substantially the same financial covenants as the
Company's revolving credit facility.
The carrying value of the loans payable approximates their estimated fair value.
Subordinated notes consisted of the following(amounts in thousands):
October 31,
1999 1998
9 1/2% Senior Subordinated Notes,
due March 15,2003 $ 69,960
8 3/4% Senior Subordinated Notes
due November 15, 2006 $100,000 100,000
7 3/4% Senior Subordinated Notes
due September 15, 2007 100,000 100,000
8 1/8% Senior Subordinated Notes
due February 1, 2009 170,000
8% Senior Subordinated Notes
due May 1, 2009 100,000
Bond discount (582) (664)
$469,418 $269,296
All issues of senior subordinated notes are subordinated to all senior
indebtedness of the Company. The indentures restrict certain payments by the
Company including cash dividends and the repurchase of Company stock. The notes
are redeemable in whole or in part at the option of the Company at various
prices on or after November 15, 2001 with regard to the 8 3/4% notes, on or
after September 15, 2002 with regard to the 7 3/4% notes, on or after February
1, 2004 with regard to the 8 1/8% notes, and on or after May 1, 2004 with regard
to the 8% notes.
As of October 31, 1999, the aggregate fair value of all the outstanding
subordinated notes, based upon their quoted market prices, was approximately
$440,150,000.
The annual aggregate maturities of the Company's loans and notes during the next
five fiscal years are: 2000 - $12,453,000; 2001 - $66,767,000; 2002 -
$52,065,000; 2003 - $82,032,000 and 2004 - $0.
4. Income taxes
The Company's estimated combined federal and state tax rate before providing for
the effect of permanent book-tax differences ("Base Rate") was 37% in 1999 and
1998, and 37.5% in 1997. The decrease in the Base Rate was due to a decrease in
the Company's estimated effective state tax rate. The effective tax rates in
1999, 1998, and 1997 were 36.7%, 36.1% and 37.0%, respectively. The primary
differences between the Company's Base Rate and effective tax rate were tax-free
income, and in 1998, an adjustment due to the recomputation of the Company's
deferred tax liability resulting from the change in the Company's estimated Base
Rate and the deductibility of certain expenses at a higher basis for tax
purposes than for book purposes.
The provisions for income taxes for each of the three years ended October 31,
1999 were as follows (amounts in thousands):
1999 1998 1997
Federal $54,874 $44,865 35,812
State 4,849 3,609 3,987
$59,723 $48,474 $39,799
Current $58,154 $48,150 $36,467
Deferred 1,569 324 3,332
$59,723 $48,474 $39,799
The components of income taxes payable consisted of the following (amounts in
thousands):
October 31
1999 1998
Current $40,772 $33,267
Deferred 19,114 17,545
$59,886 $50,812
The components of net deferred taxes payable consisted of the following
(amounts in thousands):
October 31
1999 1998
Deferred tax liabilities:
Capitalized interest $21,204 $18,915
Deferred expenses 7,640 6,299
Total 28,844 25,214
Deferred tax assets:
Inventory valuation reserves 2,193 2,292
Inventory valuation differences 1,763 1,727
Accrued expenses
deductible when paid 271 342
Other 5,503 3,308
Total 9,730 7,669
Net deferred tax liability $19,114 $17,545
5. Stockholders' Equity
The Company's authorized capital stock consists of 45,000,000 shares of Common
Stock, $.01 par value per share, and 1,000,000 shares of Preferred Stock, $.01
par value per share. The Company's Certificate of Incorporation, as amended,
authorizes the Board of Directors to increase the number of authorized shares
of Common Stock to 100,000,000 shares and the number of shares of authorized
Preferred Stock to 15,000,000 shares.
Changes in stockholders' equity for the three years ended October 31, 1999 were
as follows (amounts in thousands):
Additional
Common Stock Paid-In Retained Treasury
Shares Amount Capital Earnings Stock Total
[S] [C] [C] [C] [C] [C] [C]
Balance, November 1, 1996 33,919 $339 $43,018 $271,320 $ - $314,677
Net Income 65,075 65,075
Exercise of stock options 218 2 3,121 3,123
Executive bonus awards 134 2 2,293 2,295
Employee stock plan
purchases 4 82 82
Balance, October 31, 1997 34,275 343 48,514 336,395 - 385,252
Net income 84,704 84,704
Purchase of treasury stock (133) (1) (3,346) (3,347)
Exercise of stock options 285 3 3,240 1,405 4,648
Executive bonus award 161 1 3,563 3,564
Employee stock plan
purchases 10 93 130 223
Conversion of debt 2,337 23 50,689 50,712
Balance, October 31, 1998 36,935 369 106,099 421,099 (1,811) 525,756
Net income 101,566 101,566
Purchase of treasury stock (801) (8) (16,696) (16,704)
Exercise of stock options 177 2 (1,143) 3,699 2,558
Executive bonus award 106 1 342 2,119 2,462
Employee stock plan
purchases 12 (15) 221 206
Contribution to employee
401(k) Plan 25 1 (44) 533 490
Balance, October 31, 1999 36,454 $ 365 $105,239 $522,665$( 11,935)$616,334
Stockholder Rights Plan
The Company's stockholder rights plan, as amended, provides for a dividend of
one right for each share of Common Stock of the Company to all stockholders of
record at the close of business on July 11, 1997. The rights are not currently
exercisable, but would become exercisable if certain events occurred relating
to a person or group acquiring or attempting to acquire beneficial ownership of
15% or more of the Common Stock of the Company subsequent to July 11, 1997. If
any person acquires 15% or more of the Common Stock of the Company, each right,
will entitle the holder to acquire, upon payment of the exercise price of the
right (presently $100), Common Stock of the Company having a market value equal
to twice the right's exercise price. If, after a person has acquired 15% or more
of the outstanding Common Stock of the Company, the Company is acquired in a
merger or other business combination, or 50% or more of its assets or earning
power is sold or transferred in one transaction or a series of related
transactions, each right becomes a right to acquire common shares of the other
party to the transaction having a value equal to twice the exercise price of the
right. Rights are redeemable at $.001 per right by action of the Board of
Directors at any time prior to the tenth day following the public announcement
that a person or group, has acquired beneficial ownership of 15% or more of the
Common Stock of the Company. Unless earlier redeemed, the rights will expire on
July 11, 2007.
Redemption of Common Stock
In order to help provide for an orderly market in the Company's Common Stock in
the event of the death of either Robert I. Toll or Bruce E. Toll (the "Tolls"),
or both of them, the Company and the Tolls have entered into agreements in which
the Company has agreed to purchase from the estate of each of the Tolls
$10,000,000 of the Company's Common Stock (or a lesser amount under certain
circumstances) at a price equal to the greater of fair market value (as defined)
or book value (as defined). Further, the Tolls have agreed to allow the Company
to purchase $10,000,000 of life insurance on each of their lives. In addition,
the Tolls granted the Company an option to purchase up to an additional
$30,000,000 (or a lesser amount under certain circumstances) of the Company's
Common Stock from each of their estates. The agreements expire in October 2005.
In April 1997, the Company's Board of Directors authorized the repurchase of up
to 3,000,000 shares of its Common Stock, par value $.01, from time to time, in
open market transactions or otherwise, for the purpose of providing shares for
its various employee benefit plans. As of October 31, 1999, the Company had
repurchased 935,000 shares of which 354,000 shares have been re-issued under its
various employee benefit plans.
6. Stock-Based Benefit Plans
Stock-Based Compensation Plans
The Company accounts for its stock option plans according to Accounting
Principles Board Opinion No. 25 "Accounting for Stock Issued to Employees" ("APB
25"). Accordingly, no compensation costs are recognized upon issuance or
exercise of stock options.
Statement of Financial Accounting Standards No. 123, "Accounting for Stock-Based
Compensation"("FAS 123"), requires the disclosure of the estimated value of
employee option grants and their impact on net income using option pricing
models which are designed to estimate the value of options which, unlike
employee stock options, can be traded at any time and are transferable. In
addition to restrictions on trading, employee stock options may include other
restrictions such as vesting periods. Further, such models require the input of
highly subjective assumptions including the expected volatility of the stock
price. Therefore, in management's opinion, the existing models do not provide
a reliable single measure of the value of employee stock options.
At October 31, 1999, the Company's stock-based compensation plans consisted of
its four stock option plans. Net income and net income per share as reported in
these consolidated financial statements and on a pro forma basis, as if the
fair-value based method described in FAS 123 had been adopted, were as follows
(in thousands, except per share amounts):
Year Ended October 31,
1999 1998 1997
Net income As reported $101,566 $84,704 $65,075
Pro forma 93,402 $72,841 $60,068
Basic net income per share As reported $ 2.77 $ 2.32 $ 1.91
Pro forma $ 2.55 $ 2.00 $ 1.76
Diluted net income per share As reported $ 2.71 $ 2.22 $ 1.78
Pro forma $ 2.50 $ 1.91 $ 1.65
Weighted-average grant date fair
value per share of options granted $ 10.98 $ 12.01 $ 9.37
For the purposes of providing the pro forma disclosures, the fair value of
options granted was estimated using the Black-Scholes option pricing model with
the following weighted average assumptions used for grants in each of the three
fiscal years ended October 31, 1999.
1999 1998 1997
Risk-free interest rate 6.14% 4.68% 5.87%
Expected life 7.1 years 7.2 years 7 years
Volatility 34.9% 35.1% 37.5%
Dividends none none none
The effects of applying FAS 123 for the purposes of providing pro forma
disclosures may not be indicative of the effects on reported net income and net
income per share for future years, as the pro forma disclosures include the
effects of only those awards granted on or after November 1, 1995.
Stock Option Plans
The Company's four stock option plans for employees, officers and non-employee
directors provide for the granting of incentive stock options and non-statutory
options with a term of up to ten years at a price not less than the market price
of the stock at the date of grant. The Company's Stock Option and Incentive
Stock Plan (1995) provides for automatic increases each January 1 in the number
of shares available for grant by 2% of the number of shares outstanding
(including treasury shares). The Company's Stock Incentive Plan (1998) provides
for automatic increases each November 1 in the number of shares available for
grant by 2.5% of the number of shares outstanding (including treasury shares).
The 1995 Plan and the 1998 Plan restrict the number of options available for
grant in a year to a maximum of 2,500,000 shares and the number of options that
may be granted in a calendar year in each plan to the lesser of the number of
shares available for grant or 2,500,000 shares. No additional options may be
granted under the Company's Stock Option Plan (1986).
The following summarizes stock option activity for the four plans during the
three years ended October 31, 1999:
Number Weighted Average
of Options Exercise Price
Outstanding,
November 1, 1996 2,871,825 $ 14.52
Granted 1,090,400 19.30
Exercised (218,601) 11.54
Cancelled (59,449) 19.64
Outstanding,
October 31, 1997 3,684,175 $ 16.03
Granted 1,720,575 26.41
Exercised (293,015) 14.04
Cancelled (169,217) 22.85
Outstanding,
October 31, 1998 4,942,518 $ 19.53
Granted 1,252,800 22.81
Exercised (176,470) 11.39
Cancelled (127,255) 22.97
Outstanding,
October 31, 1999 5,891,593 $ 20.40
Options exercisable and their weighted average exercise price as of October 31,
1999, 1998 and 1997 were 3,736,905 shares and $18.93, 3,286,706 shares and
$17.90, and 2,336,186 shares and $13.99, respectively.
Options available for grant at October 31, 1999, 1998 and 1997 under all the
plans were 3,188,657, 3,893,663, and 2,412,372, respectively.
The following table summarizes information about stock options outstanding at
October 31, 1999:
Options Outstanding Options Exercisable
Weighted-
Average Weighted- Weighted-
Range of Remaining Average Average
Exercise Number Contractual Exercise Number Exercise
Prices Outstanding Life Price Exercisable Price
(in years)
$ 9.94 -$15.88 1,339,050 3.5 $12.41 1,339,050 $12.41
17.13 - 20.25 1,788,768 6.5 19.33 1,338,293 19.23
22.31 - 25.56 2,066,275 8.7 23.92 362,062 24.45
27.44 - 29.50 697,500 8.2 28.01 697,500 28.01
$ 9.94 -$29.50 5,891,593 6.8 $20.40 3,736,905 $18.93
Bonus Award Shares
Under the terms of the Company's Cash Bonus Plan covering Robert I. Toll, Mr.
Toll is entitled to receive cash bonus awards based upon the pretax earnings and
stockholders' equity of the Company. In December 1998, Mr. Toll and the Board
of Directors agreed that any bonus payable for each of the three fiscal years
ended October 31, 2001 will be made (except for specific conditions) in shares
of the Company's Common Stock using the value of the stock as of the date of the
agreement ($24.25 per share). The stockholders approved the plan at the
Company's 1999 Annual Meeting. The Company recognized compensation expense in
1999 of $1,395,000 which represented the fair market value of the shares issued
to Robert. I. Toll (79,686 shares). On October 31, 1999, the closing price of
the Company's Common Stock on the New York Stock Exchange was $17.50.
In May 1996, the Board of Directors, Robert I. Toll and Bruce E. Toll agreed to
a similar type of plan and payment arrangement for each of the three fiscal
years ended October 31, 1998 based upon the value of the Company's Common Stock
on the date of the agreement ($17.125 per share). The stockholders approved the
plan at the Company's 1997 Annual Meeting. In March 1998, in connection with
Bruce E. Toll's withdrawal from the day-to-day operations of the business, the
Board of Directors and Bruce E. Toll agreed to modify his cash bonus award
whereby his 1998 cash bonus award would be paid in cash and the amount would be
calculated based upon 50% of the estimated bonus that would have been earned.
The Company recognized $3,944,000 as compensation expense in 1998 which
represented the fair market value of the shares issued to Robert I. Toll
(106,186 shares) and the cash bonus paid to Bruce E. Toll. Robert I. Toll and
Bruce E. Toll received 80,547 shares each for their 1997 bonus award. The 1997
award had a fair market value of $3,564,000 which the Company recognized as
compensation expense in 1997.
Employee Stock Purchase Plan
The Company's Employee Stock Purchase Plan enables substantially all employees
to purchase the Company's Common Stock for 95% of the market price of the stock
on specified offering dates or at 85% of the market price of the stock on
specified offering dates subject to restrictions. The plan, which terminates in
December 2001, provides that 100,000 shares be reserved for purchase. As of
October 31, 1999, a total of 39,551 shares were available for issuance.
The number of shares and the average prices per share issued under this plan
during each of the three fiscal years ended October 31, 1999, 1998 and 1997 were
12,182 shares and $16.97, 9,916 shares and $22.48, and 4,131 shares and $19.98,
respectively. No compensation expense was recognized by the Company under this
plan.
7. Earnings Per Share Information
Information pertaining to the calculation of earnings per share for each of the
three years ended October 31, 1999 is as follows:(amounts in thousands)
1999 1998 1997
Basic weighted average
shares 36,689 36,483 34,127
Common stock equivalents 747 1,437 791
Convertible subordinated notes 440 2,345
Diluted weighted average shares 37,436 38,360 37,263
Earnings addback related
to interest on convertible
subordinated notes,
net of income tax benefits --- $ 315 $1,512
8. Employee Retirement Plan
The Company maintains a salary deferral savings plan covering substantially all
employees. The plan provides for Company contributions totaling 2% of all
eligible compensation, plus 2% of eligible compensation above the social
security wage base, plus matching contributions of up to 2% of eligible
compensation of employees electing to contribute via salary deferrals. Company
contributions with respect to the plan totaled $1,876,000, $1,591,000, and
$1,399,000 for the years ended October 31, 1999, 1998 and 1997, respectively.
9. Extraordinary Loss from Extinguishment of Debt
In January 1999, the Company called for redemption of all of its outstanding 9
1/2% Senior Subordinated Notes due 2003 at 102% of principal amount plus accrued
interest. The redemption resulted in an extraordinary loss in fiscal 1999 of
$1,461,000, net of $857,000 of income tax benefit. The loss represented the
redemption premium and a write-off of unamortized deferred issuance costs.
In February 1998, the Company entered into a five-year bank credit facility. The
Company recognized an extraordinary charge in fiscal 1998 of $1,115,000, net of
$655,000 of income tax benefit, related to the retirement of its previous
revolving credit agreement and prepayment of $62 million of fixed rate long-term
bank loans.
In January 1997, the Company called for redemption of all of its outstanding 10
1/2% Senior Subordinated Notes due 2002 at 103% of principal amount plus accrued
interest. The redemption resulted in an extraordinary loss in fiscal 1997 of
$2,772,000, net of $1,659,000 of income tax benefit. The loss represented the
redemption premium and the write-off of unamortized deferred issuance costs.
10. Commitments and Contingencies
As of October 31, 1999, the Company had agreements to purchase land and improved
homesites for future development with purchase prices aggregating approximately
$512,904,000 of which $30,020,000 had been paid or deposited. Purchase of the
properties is contingent upon satisfaction of certain requirements by the
Company and the sellers.
As of October 31, 1999, the Company had agreements of sale outstanding to
deliver 2,381 homes with an aggregate sales value of approximately
$1,067,685,000. As of that date, the Company had arranged, through a number of
outside mortgage lenders, approximately $400,819,000 of mortgages related to
those sales agreements.
The Company is involved in various claims and litigation arising in the ordinary
course of business. The Company believes that the disposition of these matters
will not have a material effect on the business or on the financial condition
of the Company.
11. Related Party Transaction
In 1998, the Company formed a group of entities (collectively, the "Real Estate
Group")to take advantage of commercial real estate opportunities which may
present themselves from time to time. These opportunities may involve commercial
parcels, attached to larger properties that the Company has acquired or may
acquire for its homebuilding operations, or from the direct acquisition of
unrelated land or operating properties. In November 1998, Robert I. Toll, Bruce
E. Toll, Zvi Barzilay, Joel Rassman, all of whom are officers and directors of
the Company, and other Company officers (the "Partners") contributed their
partnership interests in an apartment complex under construction in exchange for
a 50% ownership interest in the Real Estate Group. Based upon independent
valuations obtained by the Company and reviewed by the Board of Directors, the
Board of Directors believes that the value of the assets received, net of
liabilities assumed, was at least equal to the consideration given to the
Partners. In December 1998, the Pennsylvania State Employees Retirement System
("PASERS") acquired a one-third interest in the Real Estate Group for
$10,000,000.
In fiscal 1999, the Company, the Partners and PASERS made additional cash
contributions to acquire several office buildings. As of October 31, 1999, the
Company had an investment of $7,285,000 which represented its one-third interest
in the Real Estate Group. This investment is accounted for on the equity method.
The Company provides development, finance and management services to the Real
Estate Group and received fees under the terms of various agreements in the
amount of $2,524,000 in fiscal 1999.
12. Supplemental Disclosure to Statements of Cash Flows
The following are supplemental disclosures to the statements of cash flows
for each of the three years ended October 31, 1999 (amounts in thousands):
1999 1998 1997
Supplemental disclosures of cash flow information:
Interest paid, net of amount capitalized $17,469 $13,430 $ 9,385
Income taxes paid $49,250 $40,835 $28,485
Supplemental disclosures of noncash activities:
Cost of residential inventories acquired
through seller financing $ 7,504 $13,500 $28,844
Income tax benefit relating to exercise
of employee stock options $ 541 $ 748 $ 601
Stock bonus awards $ 2,462 $ 3,564 $ 2,295
Contributions to employee retirement plan $ 490
Conversion of subordinated debt $50,712
Acquisition of company:
Fair value of assets acquired $56,026
Liabilities assumed 44,934
Cash paid $11,092
Summary Consolidated Quarterly Financial Data (Unaudited)
(Amounts in thousands, except per share data)
Three Months Ended
Oct. 31 July 31 April 30 Jan. 31
Fiscal 1999:
Revenues $442,884 $405,694 $342,671 $272,866
Income before income taxes
and extraordinary loss $ 52,919 $ 47,541 $ 34,721 $ 27,569
Income before extraordinary loss $ 33,436 $ 30,073 $ 22,080 $ 17,438
Net income $ 33,436 $ 30,073 $ 22,080 $ 15,977
Earning per share
Basic:
Income before extraordinary loss $ .92 $ .82 $ .60 $ .47
Net income $ .92 $ .82 $ .60 $ .43
Diluted:
Income before extraordinary loss $ .90 $ .80 $ .59 $ .46
Net income $ .90 $ .80 $ .59 $ .42
Weighted average number of shares:
Basic 36,462 36,614 36,717 36,963
Diluted 36,971 37,400 37,339 38,033
Fiscal 1998:
Revenues $374,345 $342,133 $249,623 $244,715
Income before income taxes
and extraordinary loss $ 43,525 $ 40,728 $ 24,724 $ 25,316
Income before extraordinary loss $ 27,855 $ 25,722 $ 15,687 $ 16,555
Net income $ 27,855 $ 25,722 $ 14,572 $ 16,555
Earning per share
Basic:
Income before extraordinary loss* $ .75 $ .70 $ .42 $ .47
Net income* $ .75 $ .70 $ .39 $ .47
Diluted:
Income before extraordinary loss $ .73 $ .67 $ .41 $ .44
Net income $ .73 $ .67 $ .38 $ .44
Weighted average number of shares:
Basic 36,965 37,005 36,976 34,983
Diluted 38,145 38,495 38,673 38,127
* Due to rounding, the sum of the quarterly
earnings per share does not equal the total.
TOLL BROTHERS, INC. AND SUBSIDIARIES
SCHEDULE II - VALUATION AND QUALIFYING ACCOUNTS
(Amounts in thousands)
Balance at Charged to Charged Balance
Beginning Costs to at End
of and Other of
Description Period Expenses Accounts Deductions Period
(B) (A)
Net realizable value
reserves for inventory
of land and land
development costs:
Year ended
October 31, 1997:
Delaware $ 497 $ 142 $ 355
Massachusetts 698 70 628
New Jersey 8,208 3,835 665 $ 3,708
Total $ 9,403 $4,047 $1,648 $ 3,708
Year ended
October 31, 1998
New Jersey $ 3,708 $ 3,708
Year ended
October 31, 1999:
New Jersey $ 3,708 $ 3,708
(A) Represents amount of reserves utilized, which is recorded at the time that
affected homes are closed.
(B) Applied to asset carrying value.