Good morning, ladies and gentlemen. My name is Abby, and I will be your conference operator today. At this time, I would like to welcome everyone to the PulteGroup, Inc. Q2 2023 Earnings Conference Call. Today's conference is being recorded, and all lines have been placed on mute to prevent any background noise. After the speaker's remarks, there will be a question-and-answer session. If you would like to ask a question during that time, simply press the star key followed by the number one on your telephone keypad. If you would like to withdraw your question, press star one once again. Thank you, and I will now turn the conference over to Jim Zeumer, Vice President of Investor Relations. You may begin. Thanks, Abby. Good morning, and thank you for joining today's call to discuss PulteGroup's exceptional Q2 operating and financial results. Along with affirming the ongoing desire for homeownership and the strength of overall buyer demand, our Q2 numbers demonstrate the strategic value of PulteGroup's balanced and disciplined approach to the business. Joining me on today's call to discuss our Q2 results are Ryan Marshall, President and CEO, Bob O'Shaughnessy, Executive Vice President and CFO, Jim Ossowski, Senior VP, Finance. A copy of our earnings release and this morning's presentation slides have been posted to our corporate website at pultegroup.com. We will post an audio replay of this call later today. I want to inform everyone on today's call that today's discussion includes forward-looking statements about the company's expected future performance. Actual results could differ materially from those suggested by our comments. The most significant risk factors that could affect future results are summarized as part of today's earnings release and within the accompanying presentation slides. These risk factors and other key information are detailed in our SEC filings, including our annual and quarterly reports. Let me turn the call over to Ryan Marshall. Ryan? Thanks, Jim. Good morning. As you read in this morning's press release, Q2 was an outstanding quarter for PulteGroup as we posted strong financial results throughout our P&L, balance sheet, and cash flow statement. In fact, our Q2 revenues, gross and operating margins, and net income were at or approaching all-time highs for our Q2. Our record financial performance in turn drove strong cash flows that helped raise our cash position to $1.8 billion, while dropping our net debt-to-capital ratio to almost zero. I am really proud of our home building and financial services teams for delivering these great results, which are even more impressive given the variable market conditions we've operated in for the past 12 months. Within these complicated market dynamics, I believe PulteGroup's operating and financial success reflects the balanced and disciplined approach we take in running our home building business. We continue to successfully implement both a built-to-order model that serves our move-up and active adult buyers, in combination with a spec-based model, primarily within our first-time buyer communities. Our spec production is most heavily weighted toward our Centex-branded communities, which operate under a managed spec production model. In other words, homes are started as spec, but we have aligned the starts cadence with our sales pace. Given Centex's focus on serving the needs of first-time buyers, our long-term plan is to maintain a spec build model in these communities. By being more balanced across built-to-order and spec production, we maintain a more consistent cadence of home starts, meet buyer demand more effectively, and we achieve the critical objective of turning our assets in support of higher returns. You can see the practical application of this managed approach in our Q2 numbers, as specs totaled 36% of units under production at quarter end. Of these units, we averaged just over one finished spec per community, which is in line with our stated goal. Along with being balanced between our built-to-order and spec production, we are appropriately diversified across all the buyer groups, consistent with our long-term goal of having 40% first-time, 35% move-up, and 25% active adult. Why is this important? The different financial profiles associated with each buyer group can mean different responses to changing market dynamics, such as today's rising rate environment, which may hinder first-time buyers, but be less of a headwind among active adult consumers. Being balanced across built-to-order, spec, and buyer groups is also an important underpinning to the extremely high gross margins we've been able to maintain. More directly, we have enough production to meet buyer demand, but not so much that we are no longer selling from a position of strength. I think we've achieved the right mix as we increased orders and closings, all while two-thirds of our divisions were still able to raise prices in the quarter. Along these same lines, we continue to see pricing opportunities within our core built-to-order business that primarily serves our move-up and active adult buyers. In our most recent quarter, options and lot premiums exceeded $100,000 per home. These are high, high-margin dollars that are not as prevalent among first-time buyers and certainly were an important driver of the strong 29.6% gross margin we reported in Q2. When the market started slowing in 2022, I said that we couldn't be margin proud, but rather we had to find price and turn our assets. Delivering 24% growth in Q2 orders, and as Bob will detail, guiding to margins of 29% or better for the remainder of the year. We are achieving both high margins and high asset turns, which drove our 32% return on equity. Beyond the company's specific benefits we are realizing from how we run our business, we appreciate the favorable supply-demand dynamics resulting from the limited stock of existing houses available for sale. National Association of Realtors data for June showed seasonally adjusted existing home sales of 4.2 million, which is down a staggering 1 million homes from June of last year. As has been well reported, there are millions of existing homeowners who are sitting on low-rate mortgages established before the most recent cycle of Fed rate hikes. I recently saw an FHA graph that showed that more than 50% of current mortgage holders have a rate below 4%. I haven't seen any rate forecasts that show the country getting back to 4% mortgages anytime soon. It's likely that existing homes remain in short supply for the foreseeable future. FHA data, along with mortgage rate forecasts, suggest that there may be an extended period during which mortgage rates stay above 5%, which likely prevents an oversupply of existing homes being released into the market. Through the first six months of 2023, we generated $1.3 billion of net income and $1.5 billion of cash flow from operations. As a result, we increased our cash position by almost $700 million, while returning almost $500 million to shareholders through share repurchases and dividends. I think these numbers clearly demonstrate the powerful results our company is delivering. With a backlog of $8.2 billion worth of homes to be built, improving cycle times and a solid land supply, we are well positioned to deliver even stronger performance over the remainder of 2023. Let me turn the call over to Bob for a detailed review of the quarter. Bob? Thanks, Ryan. Good morning. Our Q2 numbers speak for themselves in terms of demonstrating the strength of our operations and, in turn, overall housing demand. I'll just dive right in. Our Q2 home sale revenues totaled $4.1 billion, an increase of 8% over last year. Higher revenues for the quarter were driven by a 5% increase in closings to 7,518 homes, in combination with a 3% increase in average sales price to $540,000. Our ability to meet stronger demand in the period with available spec inventory allowed us to slightly exceed our prior closing guidance. For the quarter, our mix of closings was comprised of 41% first-time buyers, 34% move-up buyers, and 25% active adult buyers. The breakdown of our business remains in line with our stated targets of 40% first time, 35% move-up, and 25% active adult. In the Q2 of last year, our closing mix was 36% first time, 38% move-up, and 26% active adult. Our net new orders in the Q2 increased 24% over last year to 7,947 homes. The double-digit increase in our orders benefited from the overall strength of market demand in the period, along with our ability to capture this demand through a 14% increase in our average community count to 903 neighborhoods. The strength of consumer demand is also evident in our cancellation rate. Cancellations as a percentage of beginning period backlog was 9% in this quarter, which is down almost 350 basis points on a sequential basis from the first quarter. The 24% increase in our Q2 net new orders reflects an increase in our absorption pace to 2.9 homes per month, up from 2.7 homes per month last year, resulted in higher net new orders across all buyer groups. In the period, net new orders from first-time buyers increased 28% over the prior year to 3,150 homes. Orders from move-up buyers increased 33% to 2,897 homes, orders from active adult buyers increased 7% to 1,900 homes. The year-over-year increase in first-time buyer orders shows that our homes continue to offer a compelling value and meet the affordability requirements of this buyer group. At the same time, our higher net new orders among move-up and active adult buyers is a positive development and a test to the broadening strength of housing demand. Consistent with our prior guidance, we expect year-over-year community count growth of 5%-10% in the Q3 and Q4, each as compared to the comparable prior year period. Our backlog at the end of the Q2 was 13,588 homes, with a value of $8.2 billion. In the Q2 of last year, our backlog stood at 19,176 homes, valued at a record peak of $11.6 billion. We ended the Q2 with a total of 16,740 homes under construction, of which approximately 6,000, or 36%, were spec. We continue to closely manage spec production, as total specs under construction at quarter end were down 11% from last year. Finished specs are also consistent with our historical carry rate as we ended the quarter with about 1 finished spec per community. In the Q2, we started approximately 7,400 homes, which is up 41% compared to the first quarter of this year. Given the strength of PulteGroup's year-to-date orders and deliveries, coupled with the status of our backlog and production universe, we are establishing a full year 2023 delivery target of 29,500 homes. Of this total, we would expect to deliver between 7,000 and 7,400 homes in the Q3. Our Q3 and full-year delivery targets are benefiting from improved home construction cycle times, as our operations are realizing meaningful improvements in cycle times on homes they are starting today. Based on the mix of backlog homes we expect to deliver in the Q3 and Q4, coupled with anticipated spec closings we are projecting in those periods, we expect the average sales price on Q3 and Q4 closings to be approximately $540,000. Turning to margins, our reported gross margin in the Q2 was 29.6%. The improvement in our margin as compared to our previous guide was due to improved pricing on spec sales and increased closings from our higher-margin markets, each as compared to our prior estimate. In addition, as we discussed on our prior earnings call, our aggregate gross margins are benefiting from our move-up and active adult businesses, where profitability is holding up better. Based on current market dynamics, we expect to maintain this strong margin position throughout the remainder of 2023, and expect our gross margin to be in the range of 29.0%-29.5% in both the Q3 and Q4 of this year. As we experienced in the Q2, the actual mix of deliveries, both in terms of geography and buyer groups, may impact our reported numbers. Our reported SG&A expense in the Q2 was $315 million, or 7.8% of home sale revenues, and included a $65 million pre-tax insurance benefit recorded in the period. In the Q2 of last year, our SG&A expense was $351 million, or 9.3% of home sale revenues. Based on our delivery targets for the remainder of the year, we expect SG&A expense to be in the range of 9.0%-9.5% of home sale revenues in the Q3, and in the range of 8%-8.5% of home sale revenues in the Q4. Q2 pre-tax income generated by our financial services operations increased 16% over last year to $46 million. Pricing conditions remained highly competitive in the mortgage industry, but quarterly earnings benefited from improved profitability within our title and insurance operations. Capture rate in the Q2 improved to 80%, compared with 78% last year. Our reported tax expense in the Q2 was $233 million, for an effective tax rate of 24.4%. We expect our tax rate for the remainder of 2023 to be 24.5%. On the bottom line, our reported Q2 net income was a record $740 million, or $3.21 per share. This was up from last year's reported net income of $652 million, or $2.73 per share. Capitalizing on our outstanding financial results and resulting cash flows, we repurchased 3.7 million common shares in the quarter at a cost of $250 million, for an average price of $68.31 per share. Through the first six months of 2023, we have used $400 million to repurchase 6.4 million shares, or 2.8% of our common shares outstanding. We also invested $370 million in land acquisition and $523 million in related development during the quarter. In total, our land spend in the period was $893 million, which is down from $1.1 billion through the Q2 of last year. On a year-to-date basis this year, we have invested $1.8 billion in land acquisition and development, which keeps us on track to invest between $3.5 billion and $4 billion for the full year. At the end of the Q2, we had 214,000 lots under control, of which 51% were held via option. The total number of lots we control and the percentage of lots we controlled via option both increased from Q1 of this year, as we are working to rebuild our option lot supply after exiting positions in the back half of 2022. We also ended the Q2 with $1.8 billion of cash and a gross debt-to-capital ratio of 17.3%. Given our large cash position, our net debt-to-capital ratio is now below 3%. Looking briefly at our full-year results, on a year-to-date basis, we have generated net income of $1.3 billion, grown the book value of our stock by 12%, and returned $472 million to shareholders. At the same time, our financial performance has permitted us to reduce our financial leverage to historic lows, and we have generated a return on equity for the trailing 12 months of 32%. Thank you. I'll turn the call back to Ryan for some final comments. Thanks, Bob. As we've commented, homebuyer demand in the Q2 was strong and continued to exceed the expectations we had coming into the year. In the overwhelming majority of our markets, local pricing dynamics are stable to positive. We continue to find opportunities to modestly increase net pricing in many of our communities. Further, at an absorption pace of 2.9 homes per month for the period, sales pace for the Q2 was above last year and generally above our pre-COVID averages. Demand in the Q2 was fairly consistent from month to month. As you would anticipate with a 24% increase in orders, we generally saw positive demand across our markets, which has continued into the month of July. That being said, on a relative basis, there are communities in our western markets where we are still having to adjust pricing and/or incentives to entice buyers into our communities and ensure we continue to turn our assets. Given the higher interest rate environment, one of the changes we have seen in this slight is the slight increase in the number of cash buyers, particularly among our active adult customers. As this buyer group moves into or plans for retirement, they are making the decision to carry less mortgage debt, given today's higher rates. At the other end of the price spectrum, final purchase decisions among first-time buyers are also being impacted by higher rates. Data suggests some first-time buyers are opting to go with less square footage or fewer options and upgrades. Buyers need to purchase a home in today's dynamic market environment is why our ability to offer a significant mortgage incentive nationally is such an effective sales tool. With that said, our first-time buyers remain financially resilient as personal savings remain the primary source of down payment. At the same time, we continue to see millennials are getting some support from parents if they need help making the move into homeownership. One final note, as to buyer sentiment, recent feedback from our first-time buyers indicate that an overwhelming majority bought a new construction Pulte home rather than an existing home because they felt it offered the best overall value. We've been extremely thoughtful about the home designs we are putting on the ground and the incentives we are offering to help ensure we are offering a compelling value to our customers. These comments, in combination with our 28% increase in Q2 orders within the first-time buyer group, indicate our efforts are meeting with success. In closing, I want to thank the entire PulteGroup team for their efforts in delivering such outstanding operating and financial results. Beyond the numbers we show in our financial statements, you continue to provide exceptional homes and home buying experiences to our customers. I will now turn the call back to Jim. Thanks, Ryan. We're now prepared to open the call for questions. We can get to as many questions as possible during the time remaining, we ask that you limit yourself to one question, one follow-up. Thank you, and I'll now ask Abby to explain the process and open the call for questions. Thank you. As a reminder, if you would like to ask a question, press star, then the number one on your telephone keypad. Again, we ask that you please limit yourself to one question and one follow-up question, and we will pause for just a moment to compile the Q&A roster. We will take our first question from John Lovallo with UBS. Your line is open. Good morning, guys. Thank you for taking my questions. The first one is, you know, the 29%-29.5% gross margins that you're expecting in the Q3 and the Q4 are, you know, are clearly well above what we were forecasting. Just curious, you know, are there any unusual items in there that we should think about? It sounds like mix is going to be a benefit. What I'm really trying to get at is, what do you view as sort of the sustainable rate of margin? Are we there? Is this sustainable? If not, you know, how quickly would you expect a reversion towards that more normalized rate? Hey, John. Good morning. It's Ryan. Thanks for the question. You know, we're really pleased with how all of our consumer groups have been performing, and certainly how, we saw the strength of sign-ups by consumer group in the most recent quarter. The mix of business, I think, is very consistent with what you've seen from us, over the past 12 months, and as, you know, we mentioned in some of our prepared remarks, it's totally in line with kind of our stated goals. Really nothing there that I would highlight, of note. In terms of kind of the forward kind of margin profile, you know, we've given both a guide for Q3 and Q4, which, you know, I think what you ought to read into that is that's where we see the business for the balance of the year. We're clearly not giving anything kind of beyond that at this point. Okay, that's helpful. Maybe just one more question on margin. I think last quarter you guys talked about the spread between active adult, move- up, and entry level sort of reverting back to historical norms, and I think that was sort of the quick move-in portion, kind of going back a little bit on the lower end. You know, given where housing demand is today and the desire for many folks to move in quickly, are you expecting that sort of quick move-in portion to actually trend higher again? Yeah, John, we've actually seen that be pretty stable, in terms of the number of orders that are coming from, our spec production, which is part of the reason we spent quite a bit of time talking about that today. You know, we'd like the investment community to understand that the way we're running our production machine is very specific and intentional by buyer group. Specifically, to your point with the first-time buyer group, you know, that business is predominantly a spec business for us. The margins are lower, to your point, which is a reversion to what we saw in pre-COVID, kind of times, that our first-time, business, was, our lowest margin. We typically get a couple of 100 basis points higher out of our move-up and family business, and then, our highest margins will come out of our Del Webb Active Adult communities. We're definitely seeing that today. you know, and that's the other point that I would really highlight for you in kind of the guide that we've given, for margins for the balance of the year. A big part of our business, or a big chunk of our business, is from our first-time entry-level business, which is all incorporated into that guide. Got it. Thank you, guys. Thanks, John. We will take our next question from Michael Rehaut with JP Morgan. Your line is open. Great, thanks so much. Yeah, I guess first question, just kind of asking the gross margins from a different perspective, and then I have a question on demand. You know, when we think about the more challenged backdrop that the industry faced in the back half of 2022, you know, for builders that were more spec-oriented, you saw the more immediate impact of that higher promotional, not promotional, but incentives and pricing adjustments that, you know, many builders made. You saw that run through the income statement much more immediately. You know, we were estimating for built-to-order builders, that would have a more of a lagged effect. You know, can you kind of walk through the dynamics of how you've been able to maintain, you know, since the Q4, you had some, you know, pullback from Q2 2022, but nothing to the extent of the, you know, more spec-oriented, perhaps first-time heavy builders. You know, perhaps, you know, the product mix is a factor. You know, how that higher promotional environment, you know, has impacted the financials and, you know, if there's offsets to that have allowed, you know, a much more modest decline. As well as, you know, for a built-to-order builder, a pretty nice element of stability going into the back half. Sorry for the long-winded, but, you know, just trying to understand perhaps what are the offsets to the higher incentive backdrop in the back half and the pluses and minuses there. Yeah, Mike, I'll have Bob maybe give you a little more detail on kind of the discounts in the quarter, which we've actually, we've seen kind of come down just a tad sequentially. You know, in terms of the discounts we are effectively using, we are effectively using our mortgage or our discount money toward mortgage rate buydowns. It's particularly effective with that first-time buyer. I think, you know, the reports and some of the data that's out there, on mortgage rate environment would suggest the sweet spot for most buyers is somewhere around 5.5%. For us, it's really been a reallocation of the incentive dollars, away from, you know, things that buyers may have previously used those incentives toward. We're finding a lot of those incentives are being used in the mortgage rate environment. You know, if, you know, Bobby can kind of weigh in on any of the, you know, pluses and minuses there. I I mean, it would seem that, you know, to the extent that you had any impact from the higher discounting, or price adjustment, it would be in the back half of your full-year guide. Just making sure there's no other, quote-unquote, shoe to drop here, or we've kind of worked through some of the more challenging backdrop there. You know, I guess. And I just. Yeah. Sorry, Yeah, there's no shoe, right? We have provided a guide, If you're, if you're focused on sales activity from the back half of 2022, it has either closed or in somewhat limited circumstances, will close over the next 3-6 months. It's in our P&L already or reflected in the guide that we have given. You know, the relativity of our margins to the space, you know, if you think about it, our margins didn't go up quite as much, you know, in 2021 and into the beginning half of 2022. Part of the reason for that was we didn't have as much spec production as others did, They were, you know, pricing product at the time it was completed, getting full value for it. Whereas we were contracting oftentimes three, six, and nine months ahead of time. Some of the price appreciation that went on in the market during the time we were constructing the home, we didn't feel the full benefit of that in our margin profile then. You saw kind of the really spec-heavy builders capturing every dollar of value. Now, I guess the next, y ou know, if you think about the back half of 2023 and in, sorry, of 2022 and into 2023, you know, they were once again pricing at market. They had the full cost of a of a heavy lumber load, honestly, and an inflationary environment influencing their cost structure, and prices weren't running quite as quickly, particularly in that entry level. You know, I think their reversion, you know, reflected the underwriting of land that they bought and the timing of their construction. Ours, again, for that spec business, you know, we are fully engaged now on that. Again, that is, you're seeing that in our margins today. You know, it's always worth it to highlight, you know, we typically play at a tip, a little bit higher price point in that entry-level business, a little bit closer in, it's not quite apples to apples with some of our competitive set. Y ou know, I don't want to sound defensive, but, you know, there's nothing really unique in this quarter's margin, or we would have called it out. There's nothing unique that's coming in the next couple of quarters, and the margin is going to stay pretty strong. We'll take our next question from Carl Reichardt with BTIG. Your line is open. Thanks. Morning, guys. Ryan, you mentioned that two-thirds of your divisions had raised prices over the course of the quarter. Could you expand on that a little bit? Does that mean net average order prices were up? Can you talk about how that mix and price change? Was that reduction in incentives, increasing base prices, options upgrades, lot premiums? Just want to get a little more color on the price increase activity you're actually putting into the mix right now. Yeah, Carl, two things there. We did see price increases in some of our communities in two-thirds of the division. It wasn't every division, it wasn't every single community. But we are seeing pockets of strength where we're able to your question, you know, answer it in affirmative. It is a net increase in net pricing, and it's coming through all of the options that you listed. They're modest increases, you know, and I would note that those are off of, you know, what we would consider, you know, adjusted, kind of, current cycle floor pricing. You know, we feel like we've seen a bit of strengthening in the overall sales environment that's allowed us to modestly increase pricing. Okay. Thank you, Ryan. To drill down on the first-time buyer Centex spec business, what kind of backlog conversion rate do you sort of target in that business specifically? Can you mention maybe a little bit more color on cycle time improvement, where you have been, where you are now, and where you think you can go with more sort of more normalized supply chain over the course of the next couple of three quarters? Thanks. Yeah, Carl, I don't have a specific number for you on backlog conversion of that specific buyer group. We could follow up with you offline on that. You know, the things that we're really monitoring there, we're running a with that spec business specifically, we're running a predictable and consistent monthly start rate, and we've worked to match that start rate to what we believe our monthly sales rate has been, is, and will be. It's, you know, part of what you heard me talk about our, in my prepared remarks around getting our start rate matched to the sales rate, which we think we've effectively done. Then the second question. Cycle times. Oh, cycle times, Carl. Yeah, we're starting to see those come down, you know, very much in line with our anticipated improvements throughout the year. It's not been easy. It's been a lot of hard work by our procurement teams, our construction managers, and certainly our trade partners that have helped us to reduce those cycle times. We're seeing at least a couple of weeks come out of the cycle times and, you know, certainly starts that are going in the ground today. We expect to maybe even get a little bit more by the time that those deliver. That's been a big contributor to, you know, our success not only in Q2, but to the, you know, the updated and increased guide for full year closings that we've provided today. Thanks, Ryan. We'll take our next question from Stephen Kim with Evercore ISI. Your line is open. Great. Thanks very much, guys. You know, great job. The beats go on. Nice to see. I guess I had a question about just to touch on the volume side of the story. Can you give us a sense for what kind of rate of growth in community count, you know, the current level of land spend, that you're allocating here? What kind of growth in community count can that support? It's a general question, looking out, not specific to Q3, necessarily. Can you also regarding volume, can you give us a sense for what the absorption rates, you know, what the dispersion looks like across your three major segments? Yeah, Stephen, I'm reluctant to answer your first question because we haven't provided any view beyond the Q3 and Q4. I'm going to pass on that one. Then in terms of the absorption paces, we haven't provided that level of detail. What I can tell you is that in the current operating environment, the quickest growing part of the business is move-up right now, interestingly enough. Absorptions there grew faster. We had absorption growth across all three demographics. You know, we had highlighted, you know, 28% growth in the first time, 33% in the move-up, and 7% in the active adult, but on a per store basis, all of them were up. The richest contributor to that actually was the move-up space. We'll take our next question from Matthew Bouley with Barclays. Your line is open. Hey, good morning, everyone. Thank you for taking the questions. I guess I'll just go back to the gross margin side. Maybe just to put a finer point on it. I think I heard you say that the, I guess, mix of sort of incentivized built-to-order product from, you know, end of 2022 sales is largely worked through at this point. What exactly would be, I guess, a worse headwind in the, in the gross margin in the Q3 relative to the Q2? Is it entirely a mix of entry-level, or excuse me, first-time buyer spec? Or, you know, what exactly is the greater headwind to cause that sequential step down in margins? Thank you. Yeah, it's a couple of things. One, you know, we are an inflationary environment. You know, our land is more expensive, labor is more expensive, materials is more expensive. You can see lumber is trending up. Given the faster cycle time, some of that's going to come into our production in the back half of the year. Then, certainly the mix on a geographic basis matters, and so, you know, we'll see some contributions from some margin communities that, you know, we've had to adjust as we've gone through the year. You know, it's normal. I know it's a non-answer, but mix always matters in that conversation. Got it. Okay, that's helpful. Thank you for that, Bob. I guess secondly, just back on that last point around the improvement in move up. You know, obviously, looking in the Q2 of last year, I mean, the comp is a little bit easier, but clearly a nice step up there. You know, any finer detail, I mean, you gave a lot of color at the top around, you know, just what's kinda locking in existing home sellers at this point. You know, but you are seeing this nice pick up in your move up business, kind of, you know. W hat do you think is sort of driving that, and do you expect it to continue relative to entry level? Thank you. Yeah, Matthew, I think that's the biggest driver, is there's just such a shortage of supply, and fewer options for that move-up buyer to choose from. As a percentage of the available choices that are out there, new homes have become a much bigger piece of that, and I think you're seeing our move-up business benefit from that. You know, I would, you know, share that we've got great communities. We've got excellent design. The quality of the homes that we're building, I think are really speaking to that move-up buyer that's looking to add more space or get a, you know, newer, more energy efficient or technological advanced home. I think, you know, those things are working to our advantage as well. You know, and in this higher interest rate environment, our ability to offer, you know, our national mortgage rate incentive program to the move-up buyer is meaningful as well. You know, that's a tool that we're able to effectively leverage that, you know, the resale market is not to the same degree. I think a number of factors there, with the headline being, there's just less inventory out there. Got it. Thanks, Ryan. Thanks, Bob. Good luck, guys. We'll take our next question from Alan Ratner with Zelman & Associates. Your line is open. Hey, guys. Good morning. Thanks for. Yeah taking the questions. First, you know, I'd love to drill in a little bit on the topic from Stephen's question about land spend. You know, if we look at your closing guide, it's gone up about 20% for this year, since the start of the year. Your land spend guide hasn't really changed, still kind of in that $3.5 billion-$4 billion range, and I know that's a big range, so maybe the answer is you're coming in closer at the high end versus the low end. You know, I'm just curious, as you think about the next few years, I mean, $3.5 billion-$4 billion probably is pretty close to a replacement level of land, maybe a bit below. As you think about the land market today and what you're seeing there, is that an area where you feel like, you know, at some point you're going to have to put pedal to the metal and get more aggressive on land spend to drive future growth? I guess alternatively, is there risk of a similar dynamic unfolding from a few years ago, where if demand stays at these levels and you don't see the opportunities in the land market, do you start to limit sales again and do things to kind of keep a little lid on that to prevent gap outs? Yeah, Alan, thanks for the questions, Ryan. A couple of things, maybe I'd start with there. You know, for starters, we actually did increase our projected land spend number about a quarter ago. When we went into the year, I think we were right around $3.2 billion-$3.3 billion, and we've moved that up with the high end in, you know, as high as $4 billion. Certainly down from last year, and, you know, that was intentional. When we look at our controlled lot supply, we've got, you know, 215,000 lots, plus or minus, under control. Over half of those are controlled via options. We feel pretty good about kinda what's in the pipeline and, you know, what's in the pipeline and what that will mean for the business. Market share and growth are certainly part of our story and part of the things that we're trying to do with our strategy. You know, to your question, Alan, around what are we seeing in the land market? You know, I'd tell you that we're able to get deals done. It is a competitive market, and there certainly isn't anything that's being liquidated or fire sold. We are, you know, we're able to our land teams are doing a nice job finding, good opportunities, and we've stayed consistent with our disciplined underwriting process, which has yielded the types of results and quarters that we've delivered over the last several years. Our plan is to stick with that, you know, to continue to stay very balanced and disciplined and running a good business and being, you know, really laser-focused on picking our spots with where we're investing more capital. You know, to this point, I don't think we need to do anything along the lines of put the pedal to the metal. I think we're going to continue to be, you know, foot on the gas, but, you know, we're going to, you know, continue to focus on monetizing the 214,000 lots that we have, you know, we'll see what the market holds, but I think that'll give us an opportunity to continue to run a very nice business that will grow with the market. Got it. I really appreciate that. That's helpful. Second, you know, I do have a question about Florida. You guys are pretty as large in Florida, and there's been a lot written of late about the, you know, issues with property insurance in the state and some pretty staggering increases there. I know, you know, some of that can be certainly sensationalized, but I'm curious, you know, A, are you seeing that become more of a concern among homeowners or potential home buyers today in the state? B, are you aware of anything that the industry might be doing to kind of deal with this issue? Because it seems like it could have some long-term ramifications. Yeah, Alan, we haven't seen it become a problem for buyers to make the decision to move into our Florida communities. In fact, our Florida business has been one of our, you know, strongest, best performing regions. We've got a very diversified business in Florida that ranges from, you know, entry level to a heavy move up business in Tampa and Orlando. When you get into South Florida, you know, our active adult consumer and second home buyers are, you know, very prevalent. We've got great businesses there. You know, part of our financial services operation, we have an insurance company. We aggregate, we talk about the numbers, and business that they generate as part of our overall financial services portfolio. We find that, our, you know, our captive insurance agency does a nice job helping to solve some of those problems. You know, Florida is one of those places, Alan, that I think over the years, there's been an ebb and a flow of insurers that are in the market. They leave, they come back. Having lived in Florida personally for a long time, I saw it happen over the last 15 years with my own insurance companies that, you know, they wouldn't renew. They'd leave for a few years, and then inevitably, they'd come back, and they'd want the business again. You know, we'll keep an eye on it. You know, California is the other state that you know, there's been a lot in the news media recently about a lot of insurance companies that have left, you know, the state due to large losses. Certainly things that we'll want to keep an eye on. You know, I would highlight that, you know, there are, you know, there is a view that new homes perform better. You know, they're in, from a flood standpoint, they're up to spec, out of the floodplain, higher than, you know, homes that have been developed in recent past. The drainage systems are more prevalent. They're built to current code. You've got new electrical. They're more energy efficient. You know, there's an argument to say there's, you know, potentially less risk with newer constructed homes. Thanks for the thoughts. Appreciate it. We will take our next question from Mike Dahl with RBC Capital Markets. Your line is open. Morning. Thanks for taking my questions. One more follow-up on the land side. As, Ryan, you mentioned, you're not necessarily seeing, like, liquidation opportunities. The market's competitive. There were some thoughts or hopes that, you know, some of the regional banking fallout might shake some land loose. Maybe you can comment on that. Also, you know, in terms of successes that your land teams are having, given the competition out there, has it been more that you're getting to your underwriting box because your current pace and price has improved? Or has it been that buyer asks or have also adjusted downward? I'm sure there's some blend, but kind of on average, what do you think is helping more at this point? Is it that buyers that. Sorry, that seller asks have actually adjusted, or is it more that you know, like current pace and price, more things hit the box? Yeah, as always, as Ryan said, land's not on sale. We have not seen, you know, opportunities on large scale things, you know, from banks or private market transactions of any substance. In terms of the current activity levels, I think it's a combination of both, and it probably depends on where you are in the country. There are parts of the country where we have seen some willingness to negotiate on land because the market's a little stickier than it was 18 or 24 months ago. By and large, no, the market is pretty firm, and, you know, we have not changed our underwriting screen at all. Based on activity levels that we see and can project, we're able to make them underwrite, but they're not on sale. Okay, that makes sense, Bob. Just as a follow-up, maybe I'll broaden that out slightly. When we think about some of these dynamics, could you just touch on, more specifically, your sticks and bricks costs within the quarter, how we should be thinking about that in the second half? I know you alluded to, you know, lumber, some lumber increases maybe creeping in, but maybe any more quantification of sticks and bricks. On the lot side, how should we be thinking about inflationary dynamics in your land costs here over the next, say, four quarters? Yeah, I think, you know, on the, on the land side, and we always answer it this way, you know, we don't have any ramp costs-. ... or ramp down in our land portfolio. You know, the normal inflationary aspect we see comes, you know, we buy land in 3-year increments. You know, we develop it, we then build on it, and it costs it off. We've seen a pretty steady increase. I, you know, I wouldn't want to put a particular percentage on it because it varies on when we are in the. You know, if you think over the last 5 years, the way pricing has moved. On the vertical side, and even on the horizontal development side, so get outside of the acquisition side of the dirt. You know, we came into the year projecting, call it, 12%-14% increase in costs. We've been able to dial that down. You know, we highlighted on the last call, we were 8%-9%. We're still there. Our total house cost is up about that year-over-year, and that's going to be inclusive of a lumber save earlier in the year. It's started to tick back up, materials and labor is the real driver of that. You know, we've been able to work with our trades to try and find efficiencies. You know, Ryan talked about it. We want to be a production, consistent cadence of starts, consistency in the production cycle that makes it easier for the trades. Now that the supply chain is healthier, we've been able to reduce some of the cost increases through efficiency. Not on the purchasing side for materials, because, again, that inflationary aspect is there, when you kind of wash all that together, you know, we're seeing costs up, like I said, about 8% to 9%. Very helpful. Thanks, Bob. We will take our next question from Truman Patterson with Wolfe Research. Your line is open. Hey, good morning, everyone. Thanks for taking my questions. First, you all have generated almost $1.5 billion in operating cash flow in the first half of the year. You know, clearly, you've been rebuilding your spec pipeline. You know, you're kind of cutting back on some land investment, but you should still generate some pretty healthy net income in the back half of the year. I'm just really hoping you can run us through some of the pluses and minuses on your full year 2023 operating cash flow potential. Yeah. You know, we haven't given a guide on that, Truman, but you're exactly right. I mean, if you think about it, we generated $1.5 billion through the first six months of the year. If you know, put, I think, the closing volumes and the cost estimates for margins and for SG&A, you know, the operating margin on that forward business at a sales price of $540 is pretty rich. You know, certainly inventory levels can and will change. You know, we think actually that we have an opportunity to reduce our investment in house over the balance of the year because of the improvement in cycle times. You know, to your point, we're going to generate a bunch of cash in the back half of the year. Fair enough. Fair enough. Just wanted to follow up on a prior question. Given the healthy demand rebound so far, it looks like your absorption levels are at pretty healthy levels, a little bit above what we'll just call kind of historical Q2 averages over the past, you know, decade, if you will. Could you just run through whether there were any geographies or consumer segment where you're actually perhaps curbing absorptions again as of the Q2? Yeah, Truman, we're, you know. Look, we're always balancing our production machine with, you know, the amount of developed land that we have in front of us, as well as what, you know, our trade capacity is. You know, other than a unique community here or there that is way oversubscribed, we're not in the type of allocation restriction mode that you saw maybe during COVID. Right. All right. Thank you. Thanks, Truman. We will take our next question from Anthony Pettinari with Citigroup. Your line is open. Hi, this is Asher Sohnen on for Anthony. Thanks for taking my question. I just wanted to ask, relative to sort of the sequential price growth on ASP in net orders you saw in the quarter. W as that pretty much like for like, or maybe there might have been some mixed impact? Sort of more broadly, would you say pricing power has gotten stronger at all versus, you know, where you were seeing it on your last call in April? Yeah, I think, you know, we highlighted that some of that in our prepared remarks. There was, you know, a question earlier. We have, in certain geographies and certain communities, been able to modestly increase prices from, you know, what was arguably a pricing floor after we made adjustments late last year. Part of that is related to, you know, an effective use of the mortgage incentive, which we've used to help solve some affordability challenges. Part of that is this, there's a real shortage of in-inventory, and, you know, the market is allowing us to make some modest price increases. All of that's kind of reflected in, you know, the results that we had for Q2, as well as the guide that we've given for the balance of the year. Great, thanks. What are your thoughts on kind of the sustainability of progress you've made on cycle times and costs of kind of heading into 2024, if housing activity is heating back up? Do you anticipate maybe pressure on cycle times? We've still got opportunity to continue to do more, and Bob highlighted it in the question that you just answered a minute ago for Truman, as it relates to cash. We feel that we've got opportunity to continue to reduce cycle time, not only in the balance of this year, but well into 2024. You know, it's predominantly coming from a healing of the supply chain and removing a lot of the inefficiencies that crept in, you know, given that, you know, we had a broken supply chain, and trades were incredibly inefficient. We're making progress. We're pleased with it, but we're probably nowhere near where we'd like to be. Our target still remains getting back to, you know, pre-COVID cycle times, which, you know, is where I think the company can operate. Great, thank you. I'll turn it over. We'll take our next question from Susan Maklari with Goldman Sachs. Your line is open. Thank you. Good morning, everyone My first question is, you know, thinking a bit about the supply chain and the rise that we're seeing generally in starts within single family. How do you think about the industry's ability to continue to improve and perhaps sustain some of this as overall demand continues to move higher? Are there any areas specifically that you're more focused on or where we could perhaps see some issues bubble up again? Yeah, Sue, the supply chain, you know, supply chain is mostly healthy. You know, there's certainly pockets of places where we continue to focus. You know, I think labor, while tight, is generally available and we're using it efficiently, and it's working. Supply chain, we feel pretty good about. The, you know, the one area that I'd highlight is electrical components, specifically around switchgear that goes into multifamily buildings, so townhomes and condos. Those are more unique and sometimes customized products that are difficult to find in the cycle. The lead time to get those things ordered has continued to extend. The other one would be transformers. Transformers that go into the horizontal land development side of things, those are also in short supply. A couple of things on the electrical component side. Other than that, I would tell you that labor and supply chain are operating pretty effectively. Okay. you know, thinking about the business longer term, as your ROE starts to come off the peak that we've seen more recently. you think about the longer-term operating dynamics on the ground today and perhaps how they've changed relative to where we were coming into the pandemic. Are there things that you think you can hold on to so that the ROE can perhaps stabilize a touch higher than that 20% or low 20% range that you were in before COVID? Yeah, Susan, I'll try. It's Bob. You know, I think we are seeking to be efficient with our capital. You know, we've got share repurchase activity we highlighted. We've got $400 million that we've done this year already, but we're creating a lot of equity through the earnings of the business. I think, you know, the modeling that you're trying to do, doesn't really factor into our decision making, right? You know, we're making investment decisions on ability to generate return over time. Do I think that there's an opportunity to do better than we've done historically? Yeah, of course. You know, we can be more efficient with our balance sheet. We highlighted earlier this year that we had $1 billion of extra capital tied up in-house. Yeah, we've long talked about trying to increase the optionality of our land book, which would be an opportunity for us as well. Yeah, we're at 50% today, 51%, sorry. I think if we can make progress on those fronts, we have an opportunity to continue to generate really strong returns through time. Okay. Thank you for the color. We will take our next question from Joe Ahlersmeyer with Deutsche Bank. Your line is open. Thanks. Good morning, everybody. Morning. Just to follow up on that last question, perhaps if you could just talk, if you've got in your mind an upper limit on the idle cash that you might carry on your balance sheet going forward, and then also just maybe talk about your appetite for increasing leverage, just given the stability in your business. Yeah, I don't know that there's, you know, I wouldn't want to put guardrails around anything we do. You know, we've been pretty clear, and it's 10+ years now, in terms of how we're going to allocate our capital. We've also been, I think, pretty clear that we don't take a point-in-time assessment of that. You know, we have a business plan and a model that we've created, and we iterate through time, that we use to make the decisions on how to invest that capital. Just a refresher, in the business first and high return, we want to pay a dividend. We use excess capital to buy back stock. We'll manage that against leverage. You know, we've reduced the expected leverage in the business. If you think back a decade ago, we said between 30% and 40% gross debt to cap. We adjusted that 20% to 30%, we're under that today. You know, I think you could see us do lots of things. I wouldn't want to say, well, you know, if we have more than $X of cash, we're going to do something different. We'll continue down the same path. We spend time with the board, working through the different capital decisions we make. I think that's exactly what we'll do going forward. Got it. Thanks, Bob. Then, just maybe if you could talk about the improvement relative to pre-pandemic in your gross margins and your returns on inventory. If there's a number you could quantify around production improvements, and even more specifically, if the actions you've taken getting back into the off-site construction space, if there's anything to call out there. Maybe just an update on how ICG is doing. Yeah, let me take the ICG piece. We're, we're really pleased with how that business is operating. We have two factories up and operational that are, you know, doing well for us, and we're very pleased with what we're getting there. We've talked about, you know, once we get some additional factories up and open, and it's covering a bigger percentage of the business, you know, we'll share more detail about the cycle time gains, the cost savings that we're seeing from that business. We're really pleased with what that team's doing. In terms of the first part of your question, You got that one. [crosstalk] I think, you know, it's interesting. I would tell you're asking if there are productivity gains. If I understood the question correctly, you're asking if there are productivity gains that we've gained by virtue of the pandemic, that we might be able to save post-pandemic. I would tell you exactly the opposite is true. We have a less efficient business, and it shows up in our cycle times, right? The, the supply chain dynamics caused us to lose production efficiency. You heard Ryan say it a minute ago, we think we've got opportunity to improve from here, from that. That's great. I appreciate that. Thanks, guys. Good luck. We'll take our next question from Alex Barron with Housing Research Center. Your line is open. Yeah, thanks, guys. Yeah, just to ask again on the ICG, is there any plans to roll this out to more markets near term? Yeah, Alex, when we made our first acquisition around our off-site, you know, our off-site manufacturing efforts, we, you know, we said we believe we can have up to about eight plants that will impact about 70% of our overall production volume. That's still the path that we're on. We haven't announced any new openings, but the, you know, the strategic direction of eight plants over time and 70% of the business still holds firm. Got it. I'm not sure if I missed it, but did you guys give your land position in owned and option? I gave the total control. I can give you the owned. The owned is 104,000 lots. The optioned is 110,000 lots, for a total control of 214,000 lots. Got it. In terms of direction, obviously a lot of builders, I guess yourselves included, kind of slowed down acquisition of lots at the end of last year. Are you guys seeing, you know, the next few months as something that will re-accelerate, or just still kind of hold, you know, near current levels? Yeah, Alex, we gave, you know, we kind of gave our updated land guide, which is, you know, at $4 billion, which is a lot of money. You know, it's not an insignificant investment in our overall land portfolio. You know, roughly half of that is new acquisition. The other half of that spend is on, you know, development on lots we already own. 214,000 lots gives us, you know, certainly ample runway and supply for our go-forward business. You know, going back to some of the answers that I gave on similar questions earlier, we're, you know, we're really confident our land acquisitions team to continue to find good spots, negotiate, you know, what we believe are fair and market prices that will continue to help us generate, you know, industry-leading returns and gross margins, and help us continue to grow the business. We'll take our next question from Rafe Jadrosich with Bank of America. Your line is open. Hi, good morning. Thanks for taking my question. Can you just talk about the sort of specific drivers of the quarter-over-quarter step up in gross margin in the Q2, and then what drove upside relative to your guidance from a quarter ago? You're meaning sequentially, right? Correct. Yeah. We had highlighted that a couple of things influenced it relative to our guide. One is we got better pricing on specs than we were projecting. The second was the mix of communities that we got closings from looked a little bit different than we thought. You know, you can see from the sales environment that the market was pretty strong. We were able to translate that in the specs that we saw. Really, those are the two primary drivers. That's why we called it out for remarks. Got it. Okay, that's helpful. Then you've spoken a little bit about the underwriting strategy going forward. Like, how should we think about your option mix going forward, and, like, what's the longer-term target relative to the current, you know, 51%? Yeah, we've been pretty clear. Yeah, we had targeted 50%. A year or so ago, we increased that to a target of 70%. You know, we had gotten to a point, I think, at the richest, we were at 56%. We walked from about 60,000 lots over the back half of 2022, which pulled us back down closer to 50%. Now, we're starting to rebuild again. Fair remarks, we had highlighted, we've been able to increase that in this most recent quarter. Again, the target still remains to try and get to be about 70%. Great. Thank you. Ladies and gentlemen, that is all the time we have for questions today, and I will now turn the call back to Mr. Jim Zeumer for closing remarks. Appreciate everybody joining us on the call today. We're around and available the remainder of the day if you've got any questions. Otherwise, we'll look forward to speaking with you on our next quarterly call. Thank you. Ladies and gentlemen, this concludes today's conference call, and we thank you for your participation. 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