Good day, and welcome to M.D.C. Holdings 2022 Second Quarter Conference Call. All participants will be in listen-only mode. Should you need assistance, please signal a conference specialist by pressing the star key followed by zero. After today's presentation, there will be an opportunity to ask questions. To ask a question, you may press star then one on any touch-tone phone. To withdraw your question, please press star then two. Please note this event is being recorded. I would now like to turn the conference over to Derek Kimmerle, Vice President and Corporate Controller. Please go ahead. Thank you. Good morning, ladies and gentlemen, and welcome to M.D.C. Holdings 2022 second quarter earnings conference call. On the call with me today, I have Larry Mizel, our Executive Chairman, David Mandarich, Chief Executive Officer, and Bob Martin, Chief Financial Officer. At this time, all participants are in a listen-only mode. After finishing our prepared remarks, we will conduct a question-and-answer session at which time we request that participants limit themselves to one question and one follow-up question. Please note that this conference is being recorded and will be available for replay. For information on how to access the replay, please visit our website at mdcholdings.com. Before turning the call over to Larry and David, it should be noted that certain statements made during this conference call, including those related to MDC's business, financial condition, results of operations, cash flows, strategies and prospects, and responses to questions, may contain forward-looking statements within the meaning of the Private Securities Litigation Reform Act of 1995. These statements involve known and unknown risks, uncertainties, and other factors that may cause the company's actual results, performance, or achievements to be materially different from the results, performance, or achievements expressed or implied by the forward-looking statements. These and other factors that could impact the company's actual performance are set forth in the company's second quarter 2022 Form 10-Q, which is expected to be filed with the SEC today. It should also be noted that SEC Regulation G requires that certain information accompany the use of non-GAAP financial measures. Any information required by Regulation G is posted on our website with our webcast slides. Now I will turn the call over to Mr. Mizel for his opening remarks. Thank you for joining us today as we go over our results for the second quarter of 2022, provide an update on current business conditions, and discuss the outlook for our company. MDC reported earnings of $2.59 per diluted share in the second quarter of 2022, representing a 23% increase over the second quarter of 2021. Home sales gross margin for the quarter improved 370 basis points year over year to 26.8%. New home deliveries and average sales price came in at the high end of our previously stated guidance for the quarter as our team did an excellent job overcoming construction delays and delivering homes in what has become a more difficult operating environment. We also ended the quarter with a solid backlog worth over $4.4 billion, putting us in a great position to continue to deliver strong revenues and operating profits as we enter the back half of 2022. We are extremely pleased with our financial and operating results for the second quarter. Our order results fell short of our expectations. Beginning around mid-May, we began to see a slowdown in traffic and order activity, which became more pronounced as the quarter progressed. In addition, our net order results were negatively impacted by an increase in cancellations as a higher number of buyers in backlog were either unwilling or unable to move forward with their purchase. We believe this negative shift in buyer sentiment was a natural reaction to the macro headwinds that have become increasingly difficult for buyers to overcome in the quarter, including a sharp rise in mortgage rates, surging inflation, and an overall uncertainty surrounding the health of our economy. Our sense is that these demand headwinds will persist for at least the remainder of the year, which will likely put a damper on our order results as both buyers and home builders adjust to this new reality. Despite these near-term challenges, we remain confident in the long-term outlook for our industry and our company. We believe the demand drivers that propel our industry over the last few years continue to exist, including a large population of millennials entering their prime home buying years, baby boomers relocating to adjust their lifestyles, and migration trends from high to low-cost areas of the country. In addition, while we have seen a recent increase in new and existing home inventories, they remain both well below historic levels while rents remain low in many markets continue to rise. MDC is well positioned to benefit from these industry trends over the long term, thanks to our affordable product focus and our geographic exposure. Our home building operations are in some of the most attractive home building markets in the country, with favorable job-to-permit ratios, strong employment bases, and rising incomes. We have spent the last several years retooling our new home offerings to address affordability concerns in our markets and to target a broader pool of buyers. These homes are in well-located areas of the market and feature some of the quality and craftsmanship that Richmond American Homes are known for, but at a scaled-down footprint and price point. While no builder is immune to the broader market forces that currently affect our industry, we believe that being in the right markets with the right type of product will lead to better results over the long term and give us a distinct advantage over many of our competitors. Another advantage our company has is the well-capitalized nature of our balance sheet, which allows us to operate from a position of strength during this period of uncertainty. We entered the quarter with a debt-to-capital ratio of 34% and a net debt-to-capital ratio of 24%. The total liquidity stood at $1.74 billion at the end of the quarter, with $590 million in cash and cash equivalents, and $1.14 billion available under our unsecured revolving credit facility. With a low leverage profile and ample liquidity, we're well-positioned given the current level of market uncertainty and can potentially take advantage of strategic opportunities should they arise. We've always run our company to be successful through the entirety of a housing cycle, not just in the good times. This means we stay disciplined in our acquisition of new land deals, adhere to our build-to-order business model, and limit the amount of speculative inventory in our communities. While this discipline may curtail some of the upside during the market peaks, it limits our exposure during the market troughs. It allows us to pay an industry-leading dividend of $2 per share on an annualized basis, which equates to a 5.5% yield on based on recent price levels. We believe these attributes, along with the strength of our balance sheet and the experience of our seasoned management team, are factors long-term investors should consider when evaluating an investment in the home building space. With that, I'd like to turn the call over to David, who will provide more detail on our operational performance this quarter. Thank you, Larry, and thanks to everyone for joining us on the call today. The second quarter of 2022 was marked by great execution and strong profitability across our home building platform, as well as by a slowdown in order activity, which was fairly widespread. New home deliveries came in at 2,536 for the quarter, which was 7% lower than last year's total, but above the midpoint of our previously stated guidance. The supply chain environment continues to be challenged as our company-wide cycle time increased by five days on a sequential basis. However, we are starting to see some improvement of the availability of labor and trades, particularly on the front end of the construction process, which hopefully will provide some relief. Our home sales gross margin approached 27% in the quarter as we have been able to keep price increases ahead of rising input costs over the last several quarters. Each of our home building regions posted gross margins in excess of 25%, highlighting the broad-based nature of our pricing power. Divisions with the highest gross profit profile included Phoenix, Southern California, and Riverside, California. As Larry mentioned, we began experiencing a slowdown in order activity starting around mid-May, which carried then into June, resulting in an absorption rate of 2.3 for the quarter. On a regional basis, the East posted an absorption rate of 2.6, the West 2.4, and the Mountain region 1.8. Buying activity has been fairly resilient through the first quarter and into April. However, the combination of higher interest rates and lower consumer confidence began to take a negative toll on home buyer sentiment during the quarter. This also led to an increase in cancellations, which further impacted our net order results. It should be noted that some of the cancellations were a result of proactive efforts to confirm that home buyers in backlog that were scheduled to close in the coming months would be able to do so. We believe the quality of our backlog is in a much better place as a result of these actions, and feel good about the revenue and profits we expect to generate from these closings. While we are disappointed with the net order result for the quarter, we believe we are in a good position to adjust our sales efforts and adapt to the new reality. We have very little standing inventory at the end of the quarter that would be susceptible to heavy discounting thanks to our build-to-order business model. We also have several incentive tools at our disposal, particularly as it relates to financing and lowering a buyer's monthly payments, which should offset some impact of a higher mortgage rate. Fortunately, our gross profit and margin profile gives us the ability to be more focused on our sales efforts and still post healthy profits. Given these positives, along with the natural advantage that comes with having product and well-located communities, we feel good about our ability to adapt to the new market environment. Now I'd like to turn it over to Bob, who will provide more detail on the results for the quarter. Thanks, David, and good morning, everyone. During the second quarter, we generated net income of $189.5 million or $2.59 per diluted share, representing a 23% increase from the second quarter of 2021. Pre-tax income from our home building operations increased $52.8 million or 28% from the second quarter of 2021 to $240.3 million. This increase was driven by our gross margin from home sales, which improved by 370 basis points to 26.8%, as well as home sale revenues, which rose 6% year-over-year to $1.45 billion. Our financial services pre-tax income increased slightly during the second quarter of 2022 to $18.7 million. This increase was primarily due to our insurance operations, which benefited from increased premium revenue within our captive insurance companies. While our mortgage operation continued to be impacted by increased competition in the primary mortgage market, it did benefit from an increase in interest rate lock commitments, with many homebuyers electing to take advantage of long-term lock opportunities and interest rate buydown programs. The accounting treatment for these rate lock commitments had a favorable pull-forward effect on pre-tax income in the quarter. Our tax rate increased from 24.9%- 26.8% for the 2022 second quarter. The increase in rate was primarily due to the federal energy efficient home tax credits, which have not been extended to 2022, and a decrease in the windfalls recognized upon the vesting and exercise of equity awards. We delivered 2,536 homes during the quarter, which represented a 7% decrease year-over-year, but exceeded the midpoint of our previously estimated range for the quarter of 2,400-2,600 closings. The average selling price of homes delivered during the quarter increased 14% to about $572,000. This was primarily the result of price increases implemented over the past two years and was partially offset by a shift in the mix of our closings during the quarter from California to Florida. Our backlog conversion rate remained well below historical norms as our average sale to close cycle time reached nearly 10 months for those homes that closed in the second quarter. While we continue to reflect current labor and supply chain conditions in our delivery projections, deliveries in the second half of the year should benefit from the construction status of homes currently in backlog as 62% were beyond the frame stage of construction at the end of the second quarter, compared with just 40% in the prior year. We currently anticipate home deliveries for the 2022 third quarter of between 2,200 and 2,500 units. We expect the average selling price of these units to be between $580,000 and $590,000. There is a heightened risk of underperformance relative to our forecast this quarter due to the increased volatility of economic and industry conditions. Because of the increased volatility, note that we are not reaffirming our full year deliveries guidance at this time, though we did have enough backlog units under construction as of the end of the second quarter to meet the range of deliveries we shared last quarter. Gross margin from home sales improved by 370 basis points year-over-year to 26.8%. We experienced improved gross margin from home sales across each of our segments with our East and West segments having the largest year-over-year increase. These improvements were driven by price increases implemented across nearly all of our communities during the second half of 2021 and the first quarter of 2022, which have been partially offset by increased building material and labor costs. While the gross margin of homes in backlog remains healthy, they have decreased slightly from their peak earlier this year as a result of higher lumber costs and an uptick in sales incentives. As a result, we are currently expecting gross margin from home sales for the 2022 third quarter of between 24.5% and 25.5%, assuming no impairments or warranty adjustments. Our total dollar SG&A expense for the 2022 second quarter increased $5 million from the 2021 second quarter, driven by increased general and administrative expenses. Our SG&A expense as a percentage of home sale revenues decreased 20 basis points year-over-year to 9.2% as we continued to drive improved overall operating leverage. General and administrative expenses increased $10.9 million from the prior year quarter to $72.9 million. This increase primarily resulted from an increase in salary related expenses due to higher average headcount, as well as increased stock-based and deferred compensation accruals. We currently estimate that our general administrative expenses for the third quarter of 2022 will be approximately $75 million. Our marketing and commission expenses both decreased year-over-year, resulting in a 70 basis point improvement in these costs as a percentage of home sale revenues. Marketing expenses are likely to trend higher in coming quarters as we continue to open new communities and increase our marketing spend in an effort to drive more traffic to our sales centers. The dollar value of our net orders decreased 40% year-over-year to $882.1 million, due to a 48% decrease in units, which was slightly offset by a 16% increase in our average selling price to $628,000. Our gross absorption pace during the quarter was 3.7 homes per community per month, which represented a 32% decrease year-over-year. While we don't like to see a year-over-year decrease, keep in mind that the slowdown occurred against the backdrop of both higher borrowing rates and a nearly 10% increase in our home prices from the beginning of the first quarter to the beginning of the second quarter. We continue to closely monitor pricing and incentives on a community by community basis and make adjustments where necessary. Cancellations as a percentage of beginning backlog increased from 5.7% in the second quarter of 2021 to 9.7% in the second quarter of 2022. While this increase seems large in the context of the prior year, our historical quarterly cancellation rates prior to the pandemic were consistently above 10%. We saw incentives on new orders increase during the quarter from the historically low levels of the past two years. In addition, we utilized rate lock and interest rate buydown programs during the quarter to address affordability concerns, and we'll continue to use these tools to help drive orders and strengthen backlog in the near term. Our active subdivision count was at 207 to end the quarter, up 11% from 187 a year- ago. This increase was driven entirely by our West segment, with our east and mountain segments both experiencing year-over-year decreases. Our Nevada and California markets saw the largest year-over-year increase in community count, adding a total of 22 net new active communities. We expect our active community count to continue to increase through the remainder of the year, and we continue to forecast double-digit% growth in our active community count from December 31, 2021 to December 31, 2022. Due to the market uncertainty we have discussed at length during this call, we slowed our pace of land activity during the quarter as we approved just 607 lots for acquisition during the second quarter of 2022. We acquired 1,763 lots during the quarter, mostly in April, resulting in total land acquisition spend of $159 million, down 48% from $308 million in the 2021 second quarter. We also had $151 million of land development spend during the 2022 second quarter, up modestly from $130 million in the same quarter last year. We incurred $15.5 million of project abandonment charges during the quarter as we decided not to move forward with a number of projects at various stages of due diligence, given the current level of industry uncertainty. As a result of stepping away from these projects, we saw our controlled lot supply decrease 4% year-over-year to 33,130 lots. However, we believe this supply is still sufficient to meet our operating needs for several years, consistent with our philosophy of maintaining a two to three year supply of land. As of quarter end, we had $40.9 million in cash deposits and $11 million in letters of credit at risk associated with the 7,296 lots currently under option. As Larry highlighted, we ended the quarter in strong financial position, with total liquidity of $1.7 billion and no senior note maturities until 2030. While we did see an increase in our overall speculative inventory as a result of cancellation activity during the quarter, we ended the period with only 46 completed unsold homes. With slower land acquisition activity this year, we saw operating cash flow jump to $171 million for the first six months of 2022, as compared with only $12 million for the first six months of 2021. Our financial position and cash flow will remain a key focus for us, especially as the economic picture remains unclear. If uncertainty in the market persists, we believe there may be an opportunity to pursue new acquisition opportunities with better terms and/or better pricing than has been recently available. In summary, we are pleased with our results for the first half of 2022 and believe that our homes currently in backlog position us to deliver strong home sale revenues. Operating profits in the second half of the year. While we are likely to continue to experience headwinds, given the rapid rise in interest rates and other market uncertainties, our strong balance sheet, seasoned leadership, and disciplined approach to operating the business will allow us to continue to successfully navigate market challenges as they arise. That concludes our prepared remarks. We'll now open up the line for questions. Thank you. We will now begin the question and answer session. To ask a question, you may press star then one on your touchtone phone. If you are using a speakerphone, we ask that you please pick up your handset before pressing the keys. To withdraw your question, please press star then two. Today's first question comes from Stephen Kim with Evercore ISI. Please go ahead. Yeah, thanks very much, guys. Appreciate all the color and detail. First question I had was related to the cancellations. Obviously, it was, you know, a little bit high, as you pointed out. You said some of this was due to you cleaning the backlog, basically, you know, it was on your part. I was wondering if you could sort of, you know, maybe quantify that. Also maybe give us a sense for the vintage of the cancellations. You know, what when were those contracts initially signed, generally, if there was something to say there. We calculated your earnest deposits as a percentage of sales price of about 2% last quarter. It's kind of on the low side, relative to your peers. I was wondering if there was any plans to increase the amount of earnest money that you collect from your buyers. If not, maybe why not? Steven, this is Dave. Good morning. I'll answer a couple questions. I think we pretty much have decided that, you know, in addition to, you know, the 2% earnest money, we'll also take additional earnest money at our gallery for some houses. You know, Bob can talk about that. Two, I think what we've said is, you know, with all this uncertainty, what we did is we went through our entire backlog and said, "Hey, if somebody, you know, if we've got somebody that's on the edge or maybe won't go forward, let's figure out how to, you know, cancel them or figure out how to put them in a loan program." We were very proactive on our entire balance sheet. In addition to that, we wanted to make sure that we had a lot of these people that were locked in with our mortgage program, either on a current lock or with a extended lock. We were very proactive to make sure that if we had cans, then we could move them over to a spec and then sell them. Bob could probably tell you a little bit more about aging. Yeah. I think, you know, the majority of our cancellations were for homes that had sold, you know, within three months prior, so pretty early in the construction phases. There were some that went out further than that, but mostly closer to the point of sale within 90 days. It makes sense that we would have some fallout as some consumers came in, you know, say February, March, which were really good months for us sales-wise, and then just saw a big shift in rates. You know, I think it was important that we went through the backlog extra carefully and made sure that there weren't consumers in there who didn't really have a good chance of ultimately closing. We don't wanna be building houses for those consumers. We'd rather just deal with it now. You know, we always go through our backlog and make sure it's clean. But again, especially important when rates are changing so significantly. I don't have a specific number, I guess, to quantify for you that relates to the kind of extra cleaning of the backlog. I think it's just a part of our normal process, and obviously, cancellation rates are higher because of the shift in rates. You know, so far in July, it looks like we're gonna have a little bit lower cancellations overall than June, but you know, that's only one month. Overall, July is looking a lot like June did. Okay. Yeah. That's helpful, and thanks for that color on July. Second question related to the land options. We've noticed that you know, you walked away from a bunch, and you talked about your option count. I believe it's like, a little less than half a year's worth, by our calculation. I wanted to ask why you decided to walk away from so many, as opposed to renegotiate terms, b ecause it would seem that you would walk away if you anticipate that land prices, effectively, that you could lock in with your options, would drop relatively soon. But, you know, our understanding is that the land market tends to be kind of sticky. You know, it takes a while. Land sellers will generally just renegotiate terms as opposed to cutting the price in that process. If it takes a while, was curious why you opted to walk away at this point instead of just extending the terms and then maybe walking away later if things don't pan out. Could you just sort of talk us through your thought process there? Yeah. Steve, it's Dave again. You know, actually, what we did is we went through every transaction, and we looked at where it was in the market. One of the things that we've seen is that I think at this point, a lot of the sellers were maybe a little more inflexible on negotiating, you know, either extensions or reduction in price. What we've seen, you know, over the last 40 years is that when these things happen, you know, prices have a tendency to go down. In talking to a lot of the land sellers now, we're seeing that, hey, prices are gonna go down. Certainly, terms are gonna get softer. We decided the most prudent thing for us to do today was be objective. Let's look at the ones we have and say, "Hey, we really don't wanna do these. Do the reduction and give them the earnest money or due diligence cost and just move forward and find some other deals, or at some point we'll renegotiate with these current sellers." Bob, what do you have to add to that? Yeah, I think there's some instances where lots got pushed out. There were some renegotiation on certain deals. There's others where we had to make a decision. In Q3, the takedown was coming and like you said, on the stickiness factor, you know, we were kind of at the front end of the rate increase, so, you know, not all of our sellers saw it the same way in terms of the trajectory of lot prices or deal flow. We made some decisions and you know, I think as David indicated, you know, I think we'll see more capitulation in coming quarters on pricing and terms potentially. Got it. That was really helpful. I mean, would it be fair to just say that because your overall land holdings are rather lean to begin with, that most of what you would have in options might be, you know, subject to more immediate takedown terms than maybe some other builders. That's why it you know, you guys, maybe more than others, you know, reacted the way you did. Whereas if, you know, you had a lot of land, let's say, you wouldn't, you know, you wouldn't feel that same pressure. Is that a fair characterization? You know, I could probably answer it a little differently, Steve. I think the way we looked at it is we said, "Listen, you know, we've always had what I call a very short land supply." When we looked at maybe the change in absorptions going forward, some of this land coming our way in the next quarter or two or three, we said, "You know what? Let's just take a look at what we think absorptions might be in the future, and we think we'll get some softer terms and better pricing going forward. So let's, you know, just not put it on our balance sheet right now and just stick to our netting and say, " Hey, we're gonna have two or three years of land based on kinda current absorptions." Okay, great. Thanks very much, guys. Our next question today comes from Deepa Raghavan with Wells Fargo. Please go ahead. Hi, good afternoon, everyone. Thanks for taking my question. Can you talk about some of the market dynamics in your portfolio? You gave us, absorption paces, but can you talk about some of the markets that surprised you positively or negatively in terms of, volume or pricing? Yeah. You know, I guess I would start with I guess on the East Coast. In Florida, we saw some resilience there. It's not to say that they're immune from what's going on with rates. We're in some affordable markets out there, namely, Orlando and Jacksonville, and they've become a more significant part of our operations. I think in part because of the affordability factor, you know, great climate out there, and other factors. I think that's one that's been really good for us as of late. Okay. I mean, you talked about July a little bit. You said July looking largely like June at this point in time, but you know, at the same time you said cancellation's probably ticking slightly lower. What, what's driving the cancellations lower? Is it the incentives, the higher incentives you're putting through more marketing spend, more commissions? You know, can you talk through that? And as part of your, as part of the same question, where are we with regards to your incentives, commissions, marketing and advertising spend? Are those back to pre-COVID levels, or are you still pretty far from those pre-COVID levels? Two parts there. Thank you. Yeah. I would say, you know, it's always hard to say tell in terms of cancellation rate. It's only, you know, one month worth of data, I guess. I would point to a couple things, though. As David indicated, you know, we really try to make sure that we were taking a serious look at backlog and not kidding ourselves in Q2 if there was somebody who just wasn't able to make it to the finish line or under our judgment, we didn't think they'd be able to make it to the finish line. We have some great visibility to that given our relationship with our lender, HMC. That's one thing. I would say beyond that, you know, we had a pretty big spike up in rates overall that correlated with mortgage interest rates. You know, the 10-year spiked up to, what, three, five, and now it's settled back down. Mortgage rates have gone through that same sort of roller coaster. It's a little early to say that rates have stabilized at this point. But at the very least, kind of that initial shock up seems to have abated just a little bit. That might have something to do with it, that a consumer says, "Hey, I missed the huge spike up," and now that it's settling down a little bit, they feel a little bit more comfortable moving forward. Really that's just kind of speculation on my part. We'll see what happens in the coming months. On the part, where are you with your incentive commission spend marketing at versus pre-COVID levels? More like a six-part question. Forgot about that part, but thanks for re-reminding me. I would say, you know, as Derek or somebody indicated on the call, maybe it was Larry or David, we do expect that marketing could come up a little bit. I mean, it just stands to reason, we were spoiled by not having to advertise as much because people were really very forthright getting to our sales offices and signing a contract, just this very high level of demand we've seen over the course of the past year or so. You know, we're making sure that we're doing more on the marketing side. You know, I don't have a specific number. We're just on the front end of that, but we'll continue to evaluate the market and see what additional is needed to make sure that people can find our sales offices and see Richmond first before they see others out there. On the incentive side for the quarter, we ticked up a little bit. I think we were, you know, just above 3% in the prior quarter, and we're about 4.5% in the second quarter. That's just on new sales. About call it 150 basis points of movement there. I think you asked about commissions as well. Not huge changes in the commissions at this point. I think that's been a little stickier. Of course, you we're out there looking at what our competitors are doing with outside brokers to make sure that we're competitive, but not a whole lot of movement there yet. That's very helpful. Thanks for the color. Good luck. Thank you. Our next question comes from Truman Patterson at Wolfe Research. Please go ahead. Hey, good afternoon, everyone. Thanks for taking my question. Wanted to follow- up on Stephen's prior question about lot option deposit walkaways. You know, was there a certain geography or you know, Metros for these projects that you all stepped away from? And also, for the remainder of the 7,000 option lots that remain, I imagine that you're sharpening your pencil and any chance you could, you know, quantify the magnitude of the deals that might be, you know, closer to not really hitting your underwriting criteria anymore. You know what, why don't I start and just say a couple words. I mean, we've looked at all of our options that go out for the entire company, and I think what we decided is that in a couple markets, we thought absorptions were gonna go down substantially. When we looked at our, you know, kind of our land pipeline, we said to ourselves, "You know what? If we thought the absorption is gonna go down substantially, maybe the lots that we had under our option were a little long." In that case, you know, we decided to kind of move on. Maybe Bob could give you a little color on a couple markets. Yeah. I mean, I would describe it as very similar to how you did, David. I mean, really, we're looking at all of the markets. Right. Probably had write-offs in just about every one, most, if not all. I think the second part of your question, you're kinda asking about well, would we expect to see some more in the future? I imagine you will see it at a bit of a higher level than you normally see it. I think every quarter you typically see some sort of walkaway, whether that's just due diligence costs or outright deposits. But I would imagine it's gonna remain a bit more elevated. You know, I don't have a specific percentage of those 7,000 lots, but I think we're gonna have to continue looking at it pretty hard. Okay. Kind of a two-part question here, but first, you know, Larry and David, you all been through multiple cycles and, you know, clearly right now we're going through a down cycle, and it's early right now, but you all have brought up a couple times about the potential for land price declines. Just trying to understand how you all view the market, you know, over the next 12 months, in that light, just based on current conditions compared to past experience. Part two, just hoping you can help us quantify the incentives that you all have been bumping up into orders, you know, we'll call it in June or July, kinda relative to first quarter incentive levels in orders. You know, I'll take question one. I'll let Bob do number two. You know, I think, you know, I don't know which cycle Larry and I are on, five, six, you know, many cycles, you know. I will tell you that, and what we've experienced in the past, and we can see today, that land prices are clearly softening up, terms are getting softer. In our experience in the past, when these things start going down a little bit, generally speaking, they maybe go down a little bit more. I think as, you know, as an abundance of caution, you know, I think all of us in our management team said, "Hey, do we use the term timeout? Let's call timeout. Let's see what's going on." We definitely have enough lots f or, you know, for the next short period of time. We've got terrific land people in all the markets that got their antennas up, so we can see. That, definitely some prices are going down and terms are definitely getting softer. That's on the one. I'll let Bob answer the other one. Yeah. Q1, we're at about 3% on sales for the incentives part of gross sales. For Q2, we bumped up to about 4.5%. You know, June, a little bit higher than that. I don't wanna parse too much into monthly stuff because I don't know that's indicative of where we're gonna be longer term. But you saw that 3%- 4.5% shift, and we'll continue to adjust to the market. Okay. Okay, perfect. For clarity, that is for kinda orders, correct? Yeah. Gross orders. Okay. Perfect. Thanks, guys. Good luck in the upcoming quarters. Thank you. Our next question today comes from Alan Ratner with Zelman & Associates. Please go ahead. Hey, guys. Good afternoon. Thanks for taking my question. I guess first on the cancellation topic, you know, I think obviously everybody in the industry saw a pickup in June, but it seems like yours might have been a bit more than others, and it sounds like, you know, at least some of that was you guys being proactive. As you think about those cancellations, you know, what percentage, if you had to estimate, are buyers that perhaps you could have saved if you increase the incentives a bit more, whether, you know, maybe it was a rate buydown or something to kinda keep them to be able to qualify for that loan and you just decided that, you know, financially, that didn't make sense? You know, were these cancellations truly buyers that were kind of either not gonna move forward for one reason or another, regardless of kinda what you threw at them? You know, I'll answer part of your question. I think when our team went through every cancellation that was possible, we always look and say, "Hey, can we put you in another mortgage program or can we buy it down?" We, you know, we had some of those that just couldn't fit. They might have had a change of circumstances also. But we did have a number of people that just said, "Hey, you know, I'm qualified, I got a mortgage, and you know, I'm moving on." Maybe Bob can give you a little more color. Yeah. Well, I think, yeah, maybe said another way, we saw an uptick in the percentage of the cancellations related to what we call remorse, just kind of a more of a psychological kind of reason. You talk to consumers and, you know, maybe in addition to being financially impacted, just rates being higher and having a harder time qualifying because of that, it just seemed like they weren't in the right frame of mind, just given the volatility and interest rates, being worried at locking too high. I think we heard from a number of consumers who said, "Well, hey, I think rates are gonna come back down," and just didn't wanna lock right away and proceed forward. You know, that kind of psychological element by which maybe the consumer just wasn't willing to move forward, that was a bigger part of the cancellations than it's been, say, a year ago. Got it. Okay. No, that's helpful color. Appreciate that, Bob and Dave. You know, second, you know, if I think back to when I first started covering your company in 2005, I think you guys were definitely one of the earlier builders to kinda recognize the changing market and respond to that. I know you guys exited a number of markets early on in the downturn. You know, if I look at this quarter here, I see a lot of similarities to how you responded back then, walking away from options maybe before some of your peers did, purging or cleaning up the backlog, you know, pretty diligently yet. You know, just listening to your comments, it doesn't sound like you're anticipating that, you know, a multi-year downturn in front of us here. Can you just kinda talk about a little bit how you're thinking about maybe some of the newer markets that you've entered over the last 12 or 18 months? I mean, I think a number of those markets are ones we're hearing are probably under some of the most pressure today from a pricing and absorption standpoint, thinking like a Boise and Austin and Nashville, and it makes sense given how much price appreciation there's been there. You know, can we expect maybe, you know, some pruning of the footprint as well, if this, you know, kinda current trend persists for another few quarters, or are you still committed to those markets? First of all, you followed us for a long time, so you know that, you know, we're very careful. I think the new markets we started in, we started really small, okay? I think we like the markets. But overall, I think when you think about land, one of the things we're looking at is we have just finished two years of what I'd call really phenomenal absorptions by us and others. We think going forward we don't see it, you know, Larry Mizel and Bob Martin and I don't see it like 2005, where we could see a lot of headwinds on what I call non-prime mortgages. You know, a lot of things that were happening in 2005 and 2006 with it easy to get a mortgage. We see it a lot differently today. We think the markets, you know, the markets, there's still a lot of demand for what we do. We just think absorptions going forward are gonna be less, and we wanna deal with it. Bob, what do you have to add to that? Yeah. For that reason, I think we have a greater opportunity to continue to be successful in the new markets. Even we've got a great balance sheet, we've got great liquidity to reinvest in those markets. Just like any of our other markets, some of the deals that we originally thought would work might not work anymore. If we have success in retooling those pipelines, I think we've got an opportunity to move forward. We're gonna look at it objectively. You know, as you indicated, we're not afraid to make the decision quickly. If a market's just not working out over multiple quarters, you know, we'd certainly take a look at it, just like we take a look at acquisitions in our long-standing markets. No, I really appreciate the thoughts. Just to kind of put a bow on this, none of those markets fit that description at this point, where you're seeing kind of the warning signs and, you know, you feel like the risk outweighs the reward. Well, you know, I think we evaluate all the markets all the time, every day, and I think one of the things that's great about our business model is we don't go long on land, okay? We're not gonna go long on land. We think that our build-to-order strategy really kind of works. We're seeing some successes in these new markets. Okay, great. Thanks a lot. I appreciate it. Our next question today comes from Jay McCanless with Wedbush. Please go ahead. Hey, thanks for taking my questions. Actually, to take Alan's question to the next level, what, if anything, are you seeing right now that says maybe a little less focus on entry-level or change in your go-to-market with the product that you have out right now? Also maybe just remind us what your entry-level percentage is at this point. You know, Jay, it's David. I'll kind of start. I think one of the things that we have, and Bob will give you all the percentage on in our, you know, our entry level is called the Seasons. We think it's really a, you know, it's a terrific product, and we're essentially building just about every market that we're in right now. One of the things that it does flex a little bit on pricing depending on the market. You know, we have Seasons that range all the way from in Florida, you know, we range from around $300,000. Then in the Bay Area in California, we're at $600,000 with the same kind of product. You know, we think the affordability is great, the build-to-order is great, and so Bob will go through the percentages, but we think that product is pretty darn good. We've got it essentially in every market that we're in. In fact, a couple markets like Orlando, all we do is Seasons. Bob, you've got some percentages. Yeah. For the past couple of quarters, what we view as our affordable offering, which includes Seasons, was about two-thirds of what we did on sales, kind of our net sales metrics. Just Seasons alone was about 57% of our sales in Q2. That's even up a little bit. A year ago, it was 51%. I think Seasons continues to resonate. Part of that is what David mentioned, that ability to flex to different types of consumers. The fact that we didn't necessarily cater it to just a first-time buyer. It has some nicer features. You can still do build-to-order and put in nice finishes, higher ceilings, just things like that that make it feel nicer. It makes it appeal to different categories. I think it really is a good thing in this kind of market when you need a little bit more flexibility with your product. It continues to be a good story for us. If you think about the cancellations, both the consumer-driven and MDC-driven cancellations in the second quarter, which buyer group was it mostly focused on, kind of this aspirational entry-level buyer, or was it more first move up or second move up? I mean, I think it was the same kind of percentages. Almost exactly. Across all three? Okay. Okay. Bob, I apologize. I missed your commentary about the number of homes that you guys have at frame right now in backlog and what impact that might have on absorption for the rest of the year. I think the comment was, you know, you look a year ago, I think we only had maybe 40% in frame plus in backlog, so at least frame complete. This year, we have closer to 60%. That gives us a better starting point as we start the back half of the year. I think the counterpoint is, you know, back-end trades have certainly been difficult, that's taking longer. We like the fact that we are ahead of the game in terms of getting through frame. Okay, great. Thanks for taking my questions. Our next question today comes from Alex Barron with Housing Research Center. Please go ahead. Yeah. Thanks, guys. I was hoping you could provide the number of starts in the quarter, and I don't think I have last quarter's either, so just for comparison. Then related to that, what are your thoughts on future starts? Are they gonna match, you know, kind of the sales pace similar to that? Another question, a lot of builders are saying that there's a lot of demand for homes that can close in 30 to 90 days, but you guys seem to be sticking to the build-to-order strategy. Just your thoughts around that. Thanks. You know, Alex, it's David. I'll kind of start. I think what we said is, "Hey, we're gonna stick to our knitting. We're only gonna build to order. What we have is, you know, we've had some cancellations. When we have some cancellations then, which we don't have a bunch of finished houses, but we're gonna stick to our knitting, and then we're gonna build to order as we get sales. We're not gonna build ahead of them. We're gonna build them when, you know, when we've got a mortgage approval, and we wanna get started. Bob can give you a little bit of color on starts, where we're at. Yeah. Just getting to the exact numbers, I think David handled the strategy pretty comprehensively. For Q2 2022, 2,429 starts is what we did. Now, note that's above the roughly 1,400 sales that we have. The reason it's above is we were kind of starting some that were sold in prior periods still. Now our sold not started has gotten down to a lot lower levels. I wouldn't anticipate that big of a delta in the future. Q1, I'm not sure if you're talking about Q1 or the prior year quarter, but Q1 was 3,330, and then Q2 of 2021 was 3,657. Okay. Very helpful. Thanks a lot, guys. Best of luck. Ladies and gentlemen, this concludes our question and answer session. I'd like to turn the conference back over to the management team for any final remarks. We appreciate everyone being on the call today, and we look forward to speaking with you again, following the reporting of our Q3 results. Thank you. This concludes today's conference call. We thank you all for attending today's presentation. You may now disconnect your lines and have a wonderful day.