<DOCUMENT>
<TYPE>10-K
<SEQUENCE>1
<FILENAME>edgar10k.txt
<TEXT>
SECURITIES AND EXCHANGE COMMISSION
WASHINGTON, D.C. 20549
FORM 10-K
(Mark One)
[X] ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES
EXCHANGE ACT OF 1934
For the fiscal year ended October 31, 2001
OR
[ ] TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES
EXCHANGE ACT OF 1934
For the transition period from to
Commission file number 1-9186
TOLL BROTHERS, INC.
(Exact name of Registrant as specified in its charter)
Delaware 23-2416878
(State or other jurisdiction of I.R.S. Employer
incorporation or organization) Identification No.)
3103 Philmont Avenue, Huntingdon Valley, Pennsylvania 19006-4298
(Address of principal executive offices) (Zip Code)
Registrant's telephone number, including area code (215) 938-8000
Securities registered pursuant to Section 12(b) of the Act:
Name of each exchange on
Title of each class which registered
Common Stock (par value $.01)* New York Stock Exchange
and Pacific Exchange
* Includes associated Right to Purchase Series A Junior Participating
Preferred Stock.
Securities registered pursuant to Section 12(g) of the Act: None
Indicate by check mark whether the Registrant (1) has filed all reports
required to be filed by Section 13 or 15(d) of the Securities Exchange Act of
1934 during the preceding 12 months (or for such shorter period that the
Registrant was required to file such reports), and (2) has been subject to
such filing requirements for the past 90 days. Yes [ X ] No[ ]
Indicate by check mark if disclosure of delinquent filers pursuant to Item 405
of Regulation S-K is not contained herein, and will not be contained, to the
best of Registrant's knowledge, in definitive proxy or information statements
incorporated by reference in Part III of this Form 10-K or any amendment to
this Form 10-K. [ X ]
As of December 31, 2001, the aggregate market value of the Common Stock held
by non-affiliates (all persons other than executive officers and directors of
Registrant) of the Registrant was approximately $1,080,240,000.
As of December 31, 2001, there were 34,918,349 shares of Common Stock
outstanding.
Documents Incorporated by Reference: Portions of the proxy statement of Toll
Brothers, Inc. with respect to the 2002 Annual Meeting of Shareholders,
scheduled to be held on March 21, 2002, are incorporated by reference into
Items 10 through 13 hereof.
PART I
ITEM 1. BUSINESS
General
Toll Brothers, Inc. ("Toll Brothers" or the "Company"), a Delaware corporation
formed in May 1986, began doing business through predecessor entities in 1967.
Toll Brothers designs, builds, markets and arranges financing for single
family detached and attached homes in middle-income and high-income
residential communities catering to move-up, empty-nester and age-qualified
homebuyers in 21 states in six regions around the United States. The
communities are generally located on land the Company has either developed or
acquired fully approved and, in some cases, improved. Currently, the Company
operates in the major suburban residential areas of:
* southeastern Pennsylvania and Delaware
* central New Jersey
* the Virginia and Maryland suburbs of Washington, D.C.
* Baltimore County, Maryland
* the Boston, Massachusetts metropolitan area
* Rhode Island
* Southern New Hampshire
* Fairfield and Hartford Counties, Connecticut
* Westchester County, New York
* the Los Angeles metropolitan area and San Diego, California
* the San Francisco Bay area of northern California
* Palm Springs, California
* the Phoenix, Arizona metropolitan area
* Raleigh and Charlotte, North Carolina
* Dallas, Austin and San Antonio, Texas
* the east and west coasts of Florida
* Las Vegas, Nevada
* Columbus, Ohio
* Nashville, Tennessee
* Detroit, Michigan
* Chicago, Illinois
* Denver, Colorado
The Company continues to explore additional geographic areas for expansion.
The Company markets its homes primarily to middle-income and upper-income
buyers, emphasizing high quality construction and customer satisfaction. In
the five years ended October 31, 2001, Toll Brothers delivered more than
17,400 homes in 353 communities, including 4,358 homes in 192 communities
delivered in fiscal 2001.
The Company operates its own land development, architectural, engineering,
mortgage, title, security monitoring, landscape, cable T.V., broadband
Internet access, lumber distribution, house component assembly and
manufacturing operations. The Company also owns and operates golf courses in
conjunction with several of its master planned communities.
In order to take advantage of commercial real estate opportunities which may
present themselves from time to time, the Company formed Toll Brothers Realty
Trust, a venture which is owned one-third by the Company, one-third by a
number of senior executives and /or directors, including Robert I. Toll, Bruce
E. Toll (and members of his family), Zvi Barzilay (and members of his family)
and Joel H. Rassman, and one-third by the Pennsylvania State Employees
Retirement System. The Company provides development, finance and management
services to Toll Brothers Realty Trust and receives fees for its services.
At October 31, 2001, the Company was operating in 249 communities containing
over 21,000 home sites which it owned or controlled through options. Of the
249 communities, 155 were offering homes for sale, 52 had not yet opened for
sale and 42 were sold out but all home deliveries had not been completed. At
October 31, 2001,
the Company also controlled approximately 18,000 home sites in 149 proposed
communities. The Company expects to have over 160 selling communities by
January 31, 2002 and approximately 175 selling communities by October 31,
2002.
At October 31, 2001, the Company was offering single-family detached homes at
prices, excluding customized options, generally ranging from $223,000 to
$1,474,000 with an average base sales price of $492,000. The offering price of
the Company's attached homes, excluding customized options, generally ranged
from $165,000 to $605,000, with an average base sales price of $299,000.
The Company had backlogs of $1,411,374,000 (2,727 homes) at October 31, 2001
and $1,434,946,000 (2,779 homes) at October 31, 2000. The Company expects that
substantially all homes in backlog at October 31, 2001 will be delivered by
October 31, 2002.
In recognition of its achievements, the Company has received numerous awards
from national, state and local homebuilder publications and associations. Toll
Brothers is the only publicly traded homebuilder to have won all three of the
industry's highest honors: America's Best Builder (1996), the National Housing
Quality Award (1995), and Builder of the Year (1988).
The Company generally attempts to reduce certain risks homebuilders encounter
by controlling land for future development through options whenever possible,
allowing the Company to obtain the necessary governmental approvals before
acquiring title to the land, by generally commencing construction of a home
only after executing an agreement of sale with a buyer, and by using
subcontractors to perform home construction and land development work on a
fixed-price basis. In order to obtain better terms or prices, or due to
competitive pressures, the Company may purchase properties outright, or
acquire the underlying mortgage, prior to obtaining all of the governmental
approvals necessary to commence development.
For financial information pertaining to revenues, earnings and assets, see the
accompanying financial statements and notes thereto.
The Communities
Toll Brothers' communities are generally located in affluent suburban areas
near major highways with access to major cities. The Company currently
operates in 21 states in six regions around the country. The following table
lists the states in which the Company operates and the fiscal years in which
the Company or its predecessor commenced operations:
Fiscal Fiscal
Year of Year of
State Entry State Entry
Pennsylvania 1967 Florida 1995
New Jersey 1982 Arizona 1995
Delaware 1987 Ohio 1997
Massachusetts 1988 Tennessee 1998
Maryland 1988 Nevada 1998
Virginia 1992 Michigan 1999
Connecticut 1992 Illinois 1999
New York 1993 Rhode Island 2000
California 1994 New Hampshire 2000
North Carolina 1994 Colorado 2001
Texas1995
The Company emphasizes its high-quality, detached single-family homes that are
marketed primarily to "upscale" luxury home buyers, generally comprised of
those persons who have previously owned a principal residence and who are
seeking to buy a larger home - the so-called "move-up" market. The Company
believes its reputation as a developer of homes for this market enhances its
competitive position with respect to the sale of its smaller, more moderately
priced detached homes, as well as attached homes.
The Company also markets to the 50+ year-old "empty-nester" market and
believes that this market has strong growth potential. The Company has
developed a number of home designs with features such as one-story living and
first floor master bedroom suites, as well as communities with recreational
amenities such as golf courses, pools,
country clubs and recreation centers, that it believes appeal to this category
of home buyer. The Company has integrated these designs and features into its
communities along with its other homes. The empty-nester market now accounts
for approximately 30% of our home sales.
In 1999, the Company opened for sale its first active-adult, age-qualified
community for households in which at least one member is 55 years of age. The
Company is currently selling from five such communities and expects to open
twelve additional age-qualified communities during the next few years.
The Company believes that the demographics of its move-up, empty-nester and
active-adult, age-qualified up-scale markets provide it with potential for
growth in the coming decade. According to the U.S. Census Bureau, the number
of households earning $100,000 or more (in constant 2000 dollars) now stands
at 14.3 million households, approximately 13.4% of all households. This group
has grown at eight times the rate of increase of all U.S. households over the
past two decades. According to Claritas, Inc., a provider of demographic
information, approximately six million of these households are located in the
Company's current markets.
The largest number of baby boomers, the more than four million born annually
between 1954 and 1964, are now 37 to 47 years of age and in their peak move-up
home buying years. The leading edge of the baby boom generation is now
entering its 50s and the empty-nester market. The number of households with
persons 55 to 64 years old, the focus of the Company's age-qualified
communities, is projected to increase by over 47% by the Year 2010 according
to the U.S. Census Bureau.
Toll Brothers also develops master planned communities. The Company currently
has ten such communities containing approximately 10,000 home sites and
expects to open three additional communities during the next two years. These
communities, many of which contain golf courses and other country club type
amenities, enable the Company to offer multiple home types and sizes to a
broad range of move-up, empty-nester and active-adult buyers. The Company
realizes efficiencies from shared common costs such as land development,
infrastructure and marketing over the several communities within
the master planned community. The Company currently has master planned
communities in California, Florida, Michigan, North Carolina and Virginia.
Each single-family detached-home community offers several home plans, with the
opportunity for homebuyers to select various exterior styles. The Company
designs each community to fit existing land characteristics, blending winding
streets with cul-de-sacs to establish a pleasant environment. The Company
strives to create a diversity of architectural styles within an overall
planned community. This diversity is created and enhanced through variations
among the house models offered, in the exterior design options for homes of
the same basic floor plan, the preservation of existing trees and foliage
whenever practicable, and the curving street layouts which allow relatively
few homes to be seen from any vantage point. Normally, homes of the same type
or color may not be built next to each other. The communities have attractive
entrances with distinctive signage and landscaping. The Company believes that
the added attention to community detail avoids a "development" appearance and
gives each community a diversified neighborhood appearance that enhances home
values.
The Company's attached home communities generally offer one to three-story
homes, provide for limited exterior options and often include commonly-owned
recreational acreage such as playing fields, swimming pools and/or tennis
courts.
The Homes
Most of our single-family detached-home communities offer at least four
different floor plans, each with several substantially different architectural
styles. For example, the purchaser may select the same basic floor plan with a
Colonial, Georgian, Federal or Provincial design, and exteriors may be varied
further by the use of stone, stucco, brick or siding. Attached home
communities generally offer two or three different floor plans with two, three
or four bedrooms.
In all Toll Brothers' communities, a wide selection of options is available to
purchasers for additional charges. The options typically are more numerous and
complex as the home becomes more expensive. Major options include additional
garages, guest suites, extra rooms, finished lofts and extra fireplaces. On
average, homebuyers added approximately 21% to the base price of homes
purchased in fiscal 2001.
<TABLE>
<CAPTION>
The range of base sales prices for the Company's lines of homes at October 31,
2001, was as follows:
<S> <C> <C>
Detached Homes:
Move-up $ 233,000 - $ 490,000
Executive 263,000 - 763,000
Estate 347,000 - 1,474,000
Active adult, age-qualified 208,000 - 440,000
Attached Homes:
Flats $ 165,000 - $ 276,000
Townhomes 205,000 - 460,000
Carriage homes 274,000 - 605,000
</TABLE>
Contracts for the sale of homes are at fixed prices. The prices at which homes
are offered in a community have generally increased from time to time during
the sellout period for the community; however, there can be no assurance that
sales prices will increase in the future.
The Company uses some of the same basic home designs in similar communities.
However, the Company is continuously developing new designs to replace or
augment existing ones to assure that its homes reflect current consumer
tastes. The Company uses its own architectural staff and also engages
unaffiliated architectural firms to develop new designs. During the past year,
the Company has introduced over 80 new models.
<TABLE>
<CAPTION>
The Company operates in six regions throughout the United States. The
following table summarizes by region the Company's closings and new contracts
signed during fiscal 2001 and the Company's backlog at October 31, 2001:
Region Closings New Contracts(1) Backlog(1)
Units $000 Units $000 Units $000
<S> <C> <C> <C> <C> <C> <C>
Northeast
(CT,MA,NH,NJ,NY,RI) 942 477,599 870 440,613 651 330,599
Mid-Atlantic
(DE,MD,PA,VA) 1,395 646,068 1,549 719,069 833 392,222
Southeast(FL,NC,TN) 519 233,924 535 238,706 328 151,414
Southwest(AZ,NV,TX) 573 286,542 498 264,777 342 187,561
Midwest(IL,MI,OH) 455 211,441 534 232,291 330 151,023
West(CA) 474 324,895 380 278,482 243 198,555
Total 4,358 2,180,469 4,366 2,173,938 2,727 1,411,374
</TABLE>
(1) New contracts and backlog amounts include $15,402,000 (52 homes) and
$7,786,000 (25 homes), respectively, from an unconsolidated 50% owned joint
venture.
<TABLE>
<CAPTION>
The following table summarizes certain information with respect to residential
communities of Toll Brothers under development at October 31, 2001:
Homes Under
Number of Homes Homes Contract and Homesites
Region Communities Approved Closed Not Closed Available
<S> <C> <C> <C> <C> <C>
Northeast 55 4,997 2,119 651 2,227
Mid-Atlantic 63 10,003 3,005 833 6,165
Southeast 34 3,918 766 328 2,824
Southwest 41 3,907 1,143 342 2,422
Midwest 27 3,147 1,114 330 1,703
West 29 3,883 561 243 3,079
Total 249 29,855 8,708 2,727 18,420
</TABLE>
At October 31, 2001, significant site improvements had not commenced on
approximately 11,700 of the 18,420 available home sites. Of the 18,420
available home sites, 1,316 were not owned by the Company, but were controlled
through options.
Of the 249 communities under development at October 31, 2001, 155 were
offering homes for sale and 52 had not yet opened for sale. The other 42 had
been sold out, but not all home deliveries had been completed. Of the 155
communities in which homes were being offered for sale, 131 were single-family
detached home communities containing a total of 224 homes (exclusive of model
homes) under construction but not under contract, and 24 were attached-home
communities containing a total of 121 homes (exclusive of model homes) under
construction but not under contract.
Land Policy
Before entering into an agreement to purchase a land parcel, the Company
completes extensive comparative studies and analyses on detailed Company-
designed forms that assist it in evaluating the acquisition. Toll Brothers
generally attempts to acquire options to purchase land for future communities.
However, in order to obtain better terms or prices, or due to competitive
pressures, the Company will acquire property outright from time to time. In
addition, the Company has, at times, acquired the underlying mortgage on a
property and subsequently obtained title to that property.
The Company's options or agreements to purchase land are generally on a non-
recourse basis, thereby limiting the Company's financial exposure to the
amounts invested in property and pre-development costs. The use of options or
purchase agreements may increase the price of land that the Company eventually
acquires, but significantly reduces risk. It allows the Company to obtain
necessary development approvals before acquisition of the land, which
generally enhances the value of the options and purchase agreements and the
land, when acquired. The Company has the ability to extend many of these
options for varying periods of time, in some cases by making an additional
payment and, in other cases, without any additional payment. The Company's
purchase agreements are typically subject to numerous conditions including,
but not limited to, the Company's ability to obtain necessary governmental
approvals for the proposed community. Often, the down payment on an agreement
will be returned to the Company if all approvals are not obtained, although
pre-development costs may not be recoverable. The Company generally has the
right to cancel any of its agreements to purchase land by forfeiture of the
Company's down payment on the agreement. In such instances, the Company
generally is not able to recover any pre-development costs.
The Company's ability to continue its development activities over the long-
term will be dependent upon its continued ability to locate and enter into
options or agreements to purchase land, obtain governmental approvals for
suitable parcels of land, and consummate the acquisition and complete the
development of such land.
While the Company believes that there is significant diversity in its existing
markets and that this diversity provides protection from the vagaries of
individual local economies, it believes that greater geographic
diversification will provide additional protection and more opportunities for
growth. The Company continues to look for new markets.
<TABLE>
<CAPTION>
The following is a summary, at October 31, 2001, of the parcels of land that
the Company either owned or controlled through options or purchase agreements
for proposed communities, as distinguished from those currently under
development:
Number of Number of
Region Communities Homes Planned
<S> <C> <C>
Northeast 43 5,252
Mid-Atlantic 76 9,081
Southeast 3 243
Southwest 14 1,948
Midwest 8 1,115
West 5 360
Total 149 17,999
</TABLE>
Of the 17,999 planned home sites, 6,150 lots were owned by the Company. The
aggregate purchase price of land parcels under option and purchase agreements
at October 31, 2001 was approximately $721,129,000, of which the Company had
paid or deposited $42,658,000.
The Company evaluates all of the land under its control for proposed
communities on an ongoing basis with respect to economic and market
feasibility. During the year ended October 31, 2001, such feasibility
analyses resulted in approximately $3,835,000 of capitalized costs related to
proposed communities being charged to expense because they were no longer
deemed to be recoverable.
There can be no assurance that the Company will be successful in securing the
necessary development approvals for the land currently under its control or
for land which the Company may acquire control of in the future or that, upon
obtaining such development approvals, the Company will elect to complete its
purchases of land under option or complete the development of land that it
owns. The Company has generally been successful in the past in obtaining
governmental approvals, has substantial land currently owned or under its
control for which it has obtained or is seeking such approvals (as set forth
in the table above), and devotes significant resources to locating suitable
land for future development and to obtaining the required approvals on land
under its control. Failure to locate sufficient suitable land or to obtain
necessary governmental approvals may impair the ability of the Company over
the long-term to maintain current levels of development activities.
The Company believes that it has an adequate supply of land in its existing
communities or held for future development (assuming that all properties are
developed) to maintain its operations at its current levels for several years.
Community Development
The Company expends considerable effort in developing a concept for each
community, which includes determination of size, style and price range of the
homes, layout of the streets and individual lots, and overall community
design. After obtaining the necessary governmental subdivision and other
approvals, which may sometimes take several years, the Company improves the
land by grading and clearing it, installing roads, recreational amenities and
underground utility lines, erecting distinctive entrance structures, and
staking out individual home sites.
Each community is managed by a project manager who is usually located at the
site. Working with sales staff, construction managers, marketing personnel
and, when required, other Company and outside professionals such as engineers,
architects and legal counsel, the project manager is responsible for
supervising and coordinating the various developmental steps from acquisition
through the approval stage, marketing, selling, construction and customer
service, including monitoring the progress of work and controlling
expenditures. Major decisions regarding each community are made by senior
members of the Company's management.
The Company recognizes revenue from home sales only when title and possession
of a home is transferred to the buyer, which generally occurs shortly after
home construction is substantially completed. The most significant variable
affecting the timing of the Company's revenue stream, other than housing
demand, is receipt of final regulatory approvals, which, in turn, permits the
Company to begin the process of obtaining executed sales contracts from home
buyers. Receipt of such final approvals is not seasonal. Although the
Company's sales and construction activities vary somewhat by season, affecting
the timing of closings, any such seasonal effect is relatively insignificant
compared to the effect of receipt of final governmental approvals.
Subcontractors perform all home construction and land development work,
generally under fixed-price contracts. Toll Brothers acts as a general
contractor and purchases some, but not all, of the building supplies it
requires. See "Manufacturing/Distribution Facilities" in Item 2.
While the Company has experienced some shortages from time to time in the
availability of subcontractors in some markets, it does not anticipate any
material effect from these shortages on its home building operations. The
Company's construction managers and assistant construction managers coordinate
subcontracting activities and supervise
all aspects of construction work and quality control. One of the ways the
Company seeks to achieve home buyer satisfaction is by providing its
construction managers with incentive compensation arrangements based on each
home buyer's satisfaction as expressed by their responses on pre-closing and
post-closing checklists.
The Company maintains insurance to protect against various risks associated
with its activities including, among others, general liability, "all-risk"
property, workers' compensation, automobile, and employee fidelity.
Marketing
The Company believes that its marketing strategy, which emphasizes its more
expensive "Estate" and "Executive" lines of homes, has enhanced the Company's
reputation as a builder-developer of high-quality upscale housing.
The Company believes this reputation results in greater demand for all of the
Company's lines of homes. To enhance this image, the Company generally
includes attractive decorative features such as chair rails, crown moldings,
dentil moldings, vaulted and coffered ceilings and other aesthetic elements,
even in its less expensive homes, based on its belief that this additional
construction expense improves its marketing effort.
In determining the prices for its homes, the Company utilizes, in addition to
management's extensive experience, a Company-designed value analysis program
that compares Toll Brothers homes with homes offered by other builders in each
local marketing area. In its application of this program, the Company assigns
a positive or negative dollar value to differences between itself and its
competitors' product features, such as house and community amenities, location
and reputation.
Toll Brothers expends great effort in designing and decorating its model
homes, which play an important role in its marketing. In its models, Toll
Brothers creates an attractive atmosphere, with bread baking in the oven,
fires burning in fireplaces, and music playing in the background. Interior
decorating varies among the models and is carefully selected to reflect the
lifestyles of prospective buyers. During the past several years, the Company
has received numerous awards from various homebuilder associations for its
interior merchandising.
The Company typically locates a sales office in each community that is staffed
by Company sales personnel. Sales personnel are compensated with both salary
and commission. A significant portion of Toll Brothers' sales is derived from
the introduction of customers to its communities by local cooperating
realtors.
The Company advertises extensively in newspapers, other local and regional
publications, and on billboards. The Company also uses videotapes and
attractive color brochures to market its communities. The Internet is also an
important source of information for our customers. A visitor to the Company's
award winning web site, www.tollbrothers.com, can obtain information regarding
the Company's communities and homes across the country and take panoramic or
video tours of its homes.
All Toll Brothers homes are sold under the Company's limited warranty as to
workmanship and mechanical equipment. Many homebuyers are also provided with a
limited ten-year warranty as to structural integrity.
Competition
The home building business is highly competitive and fragmented. The Company
competes with numerous homebuilders of varying sizes, ranging from local to
national in scope, some of which have greater sales and financial resources
than the Company. Sales of existing homes also provide competition. The
Company competes primarily on the basis of price, location, design, quality,
service and reputation; however, the Company believes its financial stability,
relative to others in its industry, has become an increasingly favorable
competitive factor.
Regulation and Environmental Matters
The Company is subject to various local, state and federal statutes,
ordinances, rules and regulations concerning zoning, building design,
construction and similar matters, including local regulations which impose
restrictive zoning and density requirements in order to limit the number of
homes that can eventually be built within the
boundaries of a particular locality. In a number of the Company's markets
there has been an increase in state and local legislation authorizing the
acquisition of land as dedicated open space, mainly by governmental, quasi-
public and non-profit entities. In addition, the Company is subject to various
licensing, registration and filing requirements in connection with the
construction, advertisement and sale of homes in its communities. These laws
have not had a material effect on the Company, except to the extent that their
application may have delayed the opening of communities or caused the Company
to conclude that development of a proposed community would not be economically
feasible, even if any or all necessary governmental approvals were obtained.
See "Land Policy" in this Item 1. The Company may also be subject to periodic
delays or may be precluded entirely from developing communities due to
building moratoriums in one or more of the areas in which it operates.
Generally, such moratoriums relate to insufficient water or sewage facilities,
or inadequate road capacity.
In order to secure certain approvals, in some areas, the Company may have to
provide affordable housing at below market rental or sales prices. The impact
on the Company will depend on how the various state and local governments in
the areas, in which the Company engages, or intends to engage, in development
implement their programs for affordable housing. To date, these restrictions
have not had a material impact on the Company.
The Company is also subject to a variety of local, state and federal statutes,
ordinances, rules and regulations concerning protection of public health and
the environment ("environmental laws"). The particular environmental laws that
apply to any given community vary greatly according to the location of the
site, the site's environmental condition and the present and former uses of
the site. These environmental laws may result in delays, may cause the Company
to incur substantial compliance and other costs, and/or may prohibit or
severely restrict development in certain environmentally sensitive regions or
areas.
The Company maintains a policy of engaging independent environmental
consultants to evaluate land for the potential of hazardous or toxic
materials, wastes or substances prior to consummating its acquisition. Because
it has generally obtained such assessments for the land it has purchased, the
Company has not been significantly affected to date by the presence of such
materials.
Employees
At October 31, 2001, the Company employed 2,725 full-time persons; of these,
112 were in executive positions, 317 were engaged in sales activities, 295
were in project management activities, 983 were in administrative and clerical
activities, 689 were in construction activities, 147 were in architectural and
engineering activities and 182 were in manufacturing and distribution. The
Company considers its employee relations to be good.
Factors That May Affect Our Future Results
(Cautionary Statements Under the Private Securities Litigation Reform Act of
1995)
Certain information included in this report or in other materials the Company
has filed or will file with the Securities and Exchange Commission (as well as
information included in oral statements or other written statements made or to
be made by the Company) contains or may contain forward-looking statements
within the meaning of Section 27A of the Securities Act of 1933, as amended.
You can identify these statements by the fact that they do not relate strictly
to historical or current facts. They contain words like "anticipate",
"estimate," "expect," "project," "intend," "plan," "believe," "may," "can,"
"could," "might" and other words or phrases of similar meaning in connection
with any discussion of future operating or financial performance. Such
statements include information relating to construction activities, plans for
future development of residential communities, available land, land
acquisition and related activities as well as capital spending, financing
sources and the effects of regulation and competition. From time to time,
forward-looking statements are also included in the Company's other periodic
reports on Forms 10-Q and 8-K, in press releases and in other material
released to the public.
Any or all of the forward-looking statements included in this report and in
any other reports or public statements of the Company may turn out to be
inaccurate. This can
occur as a result of incorrect assumptions or as a consequence of known or
unknown risks and uncertainties. Many factors mentioned in this report or in
other reports or public statements of the Company, such as government
regulation and the competitive environment, will be important in determining
the Company's future performance. Consequently, actual results may differ
materially from those that might be anticipated from our forward-looking
statements.
The Company undertakes no obligation to publicly update any forward-looking
statements, whether as a result of new information, future events or
otherwise. However, any further disclosures made on related subjects in the
Company's subsequent reports on Forms 10-K, 10-Q and 8-K should be consulted.
The following cautionary discussion of risks, uncertainties and possible
inaccurate assumptions relevant to the Company's business includes factors it
believes could cause its actual results to differ materially from expected and
historical results. Other factors beyond those listed below, including factors
unknown to the Company and factors known to it which the Company has not
determined are material, could also adversely affect it. This discussion is
provided as permitted by the Private Securities Litigation Reform Act of 1995,
and all of the Company's forward-looking statements are expressly
qualified in their entirety by the cautionary statements contained or
referenced to in this section.
The Company operates in a very competitive environment, which is
characterized by competition from a number of other home builders in
each market in which it operates. Actions or changes in plans by
competitors may negatively affect the Company.
The Company's business can be affected by changes in general economic and
market conditions, as well as local economic and market conditions where
its operations are conducted and where prospective purchasers of its
homes live. The impact and uncertainties created by the September 11,
2001 terrorist attacks and the consequences of any future terrorist
attacks, as well as other events affecting the national and world
economies may affect the Company's business.
The plans for future development of the Company's residential
communities can be affected by a number of factors including, for
example, time delays in obtaining necessary governmental permits and
approvals and legal challenges to the Company's proposed communities.
The Company's operations depend on its ability to continue to obtain
land for the development of its residential communities at reasonable
prices. Changes in competition, availability of financing, customer
trends and market conditions may impact the Company's ability to obtain
land for new residential communities.
The development of the Company's residential communities may be affected
by circumstances beyond its control, including weather conditions, work
stoppages, labor disputes, unforeseen engineering, environmental or
geological problems and unanticipated shortages of or increases in the
cost of materials and labor. Any of these circumstances could give rise
to delays in the completion of, or increase the cost of, developing one
or more of the Company's residential communities.
The interest rate on the Company's revolving credit facility is subject
to fluctuation based on changes in short-term interest rates, the amount
of borrowings the Company has incurred and the ratings which national
rating agencies assign to the Company's outstanding debt securities. The
Company's interest expense could increase as a result of these factors.
The Company's business and earnings are substantially dependent on its
ability to obtain financing for its development activities. Increases in
interest rates, concerns about the market or the economy, or
consolidation or dissolution of financial institutions could increase
the Company's cost of borrowing and/or reduce its ability to obtain the
funds required for its future operations.
The Company's business and earnings are also substantially dependent on
the ability of its customers to finance the purchase of their homes.
Limitations on the availability of financing or increases in the cost of
such financing could adversely affect the Company's operations.
The Company believes that its recorded tax balances are adequate.
However,it is not possible to predict the effects of possible changes
in the tax laws or changes in their interpretation. These changes or
interpretations, if made, could have a material negative effect on the
Company's operating results.
Claims have been brought against the Company in various legal
proceedings which have not had, and are not expected to have, a material
adverse effect on the business or the financial condition of the
Company; however, additional legal and tax claims may arise from time to
time, and it is possible that the Company's cash flows and results of
operations could be affected from time to time by the resolution of one
or more of such matters.
There is intense competition to attract and retain management and key
employees in the markets where the Company's operations are conducted.
The Company's business could be adversely affected in the event of its
inability to recruit or retain key personnel in one or more of the
markets in which it conducts its operations.
ITEM 2. PROPERTIES
Headquarters
Toll Brothers' corporate offices, which are owned by the Company, contain
approximately 70,000 square feet, and are located at 3103 Philmont Avenue,
Huntingdon Valley, Montgomery County, Pennsylvania.
Manufacturing/Distribution Facilities
Toll Brothers owns a facility of approximately 200,000 square feet located in
Morrisville, Pennsylvania. The Company also owns a facility of approximately
100,000 square feet located in Emporia, Virginia, which it acquired in 1999.
In both facilities it manufactures open wall panels, roof and floor trusses,
and certain interior and exterior millwork to supply a portion of the
Company's construction needs. These operations also permit Toll Brothers to
purchase wholesale lumber, plywood, windows, doors, certain other interior and
exterior millwork and other building materials to supply to its communities.
The Company believes that increased efficiency, cost savings and productivity
result from the operation of these plants and from the wholesale purchase of
material. The Pennsylvania plant generally does not sell or supply to any
purchaser other than Toll Brothers. The Virginia plant sells wall panels and
roof and floor trusses to a small number of outside purchasers as well as to
Toll Brothers.
Regional and Other Facilities
The Company leases office and warehouse space in various locations, none of
which is material to the business of the Company.
ITEM 3. LEGAL PROCEEDINGS
The Company is involved in various claims and litigation arising principally
in the ordinary course of business. The Company believes that the disposition
of these matters will not have a material adverse effect on the business or
the financial condition of the Company.
ITEM 4. SUBMISSION OF MATTERS TO A VOTE OF SECURITY HOLDERS
No matters were submitted to a vote of security holders, through the
solicitation of proxies or otherwise, during the fourth quarter of the fiscal
year ended October 31, 2001.
Item 4A. EXECUTIVE OFFICERS OF THE REGISTRANT
The following table includes information with respect to all executive
officers of the Company at October 31, 2001. All executive officers serve at
the pleasure of the Board of Directors of the Company.
Name Age Positions
Robert I. Toll 60 Chairman of the Board,
Chief Executive Officer
and Director
Zvi Barzilay 55 President, Chief Operating
Officer and Director
Joel H. Rassman 56 Senior Vice President,
Treasurer, Chief Financial
Officer and Director
Robert I. Toll, with his brother Bruce E. Toll, the Vice Chairman of the
Board and a Director of the Company, co-founded the Company's predecessors'
operations in 1967. Robert I. Toll has been the Company's Chief Executive
Officer and Chairman of the Board since the Company's inception.
Zvi Barzilay joined the Company as a project manager in 1980 and has been an
officer of the Company since 1983. Mr. Barzilay was elected a Director of the
Company in 1994. He has held the position of Chief Operating Officer since May
1998 and the position of President since November 1998.
Joel H. Rassman has been a Senior Vice President of the Company since joining
the Company in 1984. Mr. Rassman has been a Director of the Company since
1996.
PART II
ITEM 5. MARKET FOR REGISTRANT'S COMMON EQUITY AND RELATED STOCKHOLDER
MATTERS
The Company's common stock is principally traded on the New York Stock
Exchange (Symbol: TOL). It is also listed on the Pacific Exchange.
<TABLE>
<CAPTION>
The following table sets forth the price range of the Company's common stock
on the New York Stock Exchange for each fiscal quarter during the two years
ended October 31, 2001:
Three Months Ended
October 31 July 31 April 30 January 31
<S> <C> <C> <C> <C>
2001
High $ 40.24 $ 44.14 $ 39.70 $ 45.25
Low $ 22.86 $ 30.40 $ 32.40 $ 31.19
2000
High $ 35.00 $ 24.63 $ 23.06 $ 19.75
Low $ 23.50 $ 18.44 $ 16.00 $ 16.13
</TABLE>
The Company has not paid any cash dividends on its common stock to date and
expects that, for the foreseeable future, it will not do so; rather it will
follow a policy of retaining earnings in order to finance the continued
development of its business.
The payment of dividends is within the discretion of the Company's Board of
Directors and any decision to pay dividends in the future will depend upon an
evaluation of a number of factors, including the earnings, capital
requirements, operating and financial condition of the Company, and any
contractual limitation then in effect. In this regard, the Company's senior
subordinated notes contain restrictions on the amount of dividends the Company
may pay on its common stock. In addition, the Company's Bank Revolving Credit
Agreement and other term loans require the maintenance of minimum consolidated
stockholders' equity, which restricts the amount of dividends the Company may
pay. At October 31, 2001, under the most restrictive of these provisions, the
Company could have paid up to approximately $230,000,000 of cash dividends.
At October 31, 2001, there were approximately 681 record holders of the
Company's common stock.
ITEM 6. SELECTED FINANCIAL DATA
The following table sets forth selected consolidated financial and housing
data of the Company at and for each of the five fiscal years ended October 31,
2001. It should be read in conjunction with the Consolidated Financial
Statements and Notes thereto, included in this report beginning at page F-1,
and Management's Discussion and Analysis of Financial Condition and Results of
Operations, included in Item 7 of this report.
<TABLE>
<CAPTION>
Summary Consolidated Income Statement Data (amounts in thousands, except per
share data):
Year ended October 31
2001 2000 1999 1998 1997
<S> <C> <C> <C> <C> <C>
Revenues $2,229,605 $1,814,362 $1,464,115 $1,210,816 $971,660
Income before income taxes
and extraordinary item $ 337,889 $ 230,966 $ 162,750 $ 134,293 $107,646
Income before
extraordinary item $ 213,673 $ 145,943 $ 103,027 $ 85,819 $ 67,847
Extraordinary loss (1,461) (1,115) (2,772)
Net income $ 213,673 $ 145,943 $ 101,566 $ 84,704 $ 65,075
Earnings per share:
Basic
Income before
extraordinary item $ 5.96 $ 4.02 $ 2.81 $ 2.35 $ 1.99
Extraordinary loss (0.04) (0.03) (0.08)
Net income $ 5.96 $ 4.02 $ 2.77 $ 2.32 $ 1.91
Weighted average number
of shares outstanding 35,835 36,269 36,689 36,483 34,127
Diluted:*
Income before
extraordinary item $ 5.52 $ 3.90 $ 2.75 $ 2.25 $ 1.86
Extraordinary loss (0.04) (0.03) (0.07)
Net income $ 5.52 $ 3.90 $ 2.71 $ 2.22 $ 1.78
Weighted average number
of shares outstanding 38,683 37,413 37,436 38,360 37,263
</TABLE>
* Due to rounding, amounts may not add.
<TABLE>
<CAPTION>
Summary Consolidated Balance Sheet Data (amounts in thousands):
As of October 31 2001 2000 1999 1998 1997
<S> <C> <C> <C> <C> <C>
Inventory $2,183,541 $1,712,383 $1,443,282 $1,111,223 $ 921,595
Total assets $2,532,200 $2,030,254 $1,668,062 $1,254,468 $1,118,626
Debt
Loans payable $ 387,466 $ 326,537 $ 213,317 $ 182,292 $ 189,579
Subordinated notes 669,581 469,499 469,418 269,296 319,924
Total debt $1,057,047 $ 796,036 $ 682,735 $ 451,588 $ 509,503
Stockholders' equity $ 912,583 $ 745,145 $ 616,334 $ 525,756 $ 385,252
</TABLE>
<TABLE>
<CAPTION>
Housing Data
Year ended October 31 2001 2000 1999 1998 1997
<S> <C> <C> <C> <C> <C>
Number of homes
closed 4,538 3,945 3,555 3,099 2,517
Sales value of homes
closed
(in thousands) $2,180,469 $1,762,930 $1,438,171 $1,206,290 $ 968,253
Number of homes
contracted(1) 4,366 4,418 3,845 3,387 2,701
Sales value of homes
contracted(1)
(in thousands) $2,173,938 $2,149,366 $1,640,990 $1,383,093 $1,069,279
As of October 31
Number of homes
in backlog(1) 2,727 2,779 2,381 1,892 1,551
Sales value of homes
in backlog(1) $1,411,374 $1,434,946 $1,067,685 $ 814,714 $ 627,220
Homesites
Owned 25,981 22,275 23,163 15,578 12,820
Controlled 13,165 10,843 11,268 14,803 9,145
Total 39,146 33,118 34,431 30,381 21,965
</TABLE>
(1) New contracts for fiscal 2001 and 2000 included $15,402,000(52 homes) and
$14,844,000 (54 homes), respectively, from an unconsolidated 50% owned joint
venture. Backlog as of October 31, 2001 and 2000 included $7,786,000 (25
homes) and $9,425,000(33 homes), respectively, from this joint venture.
Item 7. MANAGEMENT'S DISCUSSION AND ANALYSIS OF
FINANCIAL CONDITION AND RESULTS OF OPERATIONS
<TABLE>
<CAPTION>
RESULTS OF OPERATIONS
The following table provides a comparison of certain income statement items
related to the Company's operations (amounts in millions):
Year ended October 31, 2001 2000 1999
<S> <C> <C> <C> <C> <C> <C>
$ % $ % $ %
Home sales
Revenues 2,180.5 1,762.9 1,438.2
Costs 1,602.3 73.5 1,337.1 75.8 1,117.9 77.7
Land sales
Revenues 27.5 38.7 17.3
Costs 21.5 78.0 29.8 77.0 13.4 77.1
Equity earnings in
unconsolidated joint
ventures 6.8 3.3
Interest and other 14.9 9.5 8.6
Total revenues 2,229.6 1,814.4 1,464.1
Selling, general and
administrative expenses 209.7 9.4 170.4 9.4 130.2 8.9
Interest expense 58.2 2.6 46.2 2.5 39.9 2.7
Total costs and expenses 1,891.7 84.8 1,583.5 87.3 1,301.4 88.9
Operating income 337.9 15.2 231.0 12.7 162.7 11.1
</TABLE>
Note: Percentages for selling, general and administrative expenses, interest
expense and total costs and expenses are based on total revenues.
Amounts may not add due to rounding.
FISCAL 2001 COMPARED TO FISCAL 2000
Home Sales
Housing revenues for fiscal 2001 were higher than those for fiscal 2000 by
approximately $418 million, or 24%. The revenue increase was primarily
attributable to a 12% increase in the average price of the homes delivered and
a 10% increase in the number of homes delivered. The increase in the average
price of the homes delivered was the result of increases in selling prices, a
shift in the location of homes delivered to more expensive areas and an
increase in the dollar amount of options that our home buyers selected. During
fiscal 2001, the Company's homebuyers paid approximately 21% above the base
selling price of a home for options and lot premiums, compared to 19% in
fiscal 2000. The increase in the number of homes delivered is primarily due to
the larger backlog of homes to be delivered at the beginning of fiscal 2001 as
compared to fiscal 2000.
The value of new sales contracts signed was $2.17 billion (4,366 homes) and
$2.15 billion (4,418 homes) for fiscal 2001 and fiscal 2000, respectively. The
increase in the value of new contracts signed in fiscal 2001 was primarily
attributable to an increase in the average selling price of the homes (due
primarily to an increase in base selling prices, a shift in the location of
homes sold to more expensive areas and an increase in the dollar amount of
options selected by our home buyers) offset in part by a decrease in the
average number of communities in which the Company was offering homes for sale
and the resulting decrease in the number of homes for which the Company signed
sales contracts. The decrease in the number of communities was the result of
increased regulatory requirements that delayed the opening of some new
communities and new sections of some existing communities.
At October 31, 2001, the backlog of homes under contract was $1.41 billion
(2,727 homes), as compared to the $1.43 billion (2,779 homes) backlog at
October 31, 2000.
The terrorist attacks of September 11, 2001 impacted us most severely in the
first few weeks immediately after the events as consumer confidence dropped,
the stock market declined and the Company's business slowed. Since then,
deposit trends for new homes have improved, although they have been quite
volatile from week to week. In the six-week period since October 31, 2001, the
total number of deposits was approximately 12% higher than the same period of
fiscal 2000. On a per-community basis, deposits were down approximately 2%
over the same period. Compared to the previous five-year average for the six-
week period, deposits were approximately 6% higher on a per-community basis.
Based upon the lower backlog of homes to be delivered and the lower number of
outstanding deposits at October 31, 2001 as compared to October 31, 2000,
home-building revenues for fiscal 2002 may be lower than fiscal 2001 home
building revenues.
Housing costs as a percentage of housing sales decreased in fiscal 2001 as
compared to fiscal 2000. The decrease was largely the result of selling
prices increasing at a greater rate than costs, lower land and improvement
costs, and improved operating efficiencies offset in part by higher inventory
write-offs. The Company incurred $13.0 million in write-offs in fiscal 2001,
as compared to $7.4 million in fiscal 2000.
Land Sales
The Company operates a land development and sales operation in its South
Riding master planned community located in Loudoun County, Virginia. The
Company is developing several other master planned communities in which it may
sell lots to other builders. The decrease in land sales in fiscal 2001 as
compared to fiscal 2000 was due to fewer lots being available for sale in
South Riding in fiscal 2001 than in 2000, offset in part by increased sales of
lots from several of the Company's other master planned communities.
Equity Earnings in Unconsolidated Joint Ventures
In fiscal 1998, the Company entered into a joint venture to develop and sell
land owned by its venture partner. Under the terms of the agreement, the
Company has the right to purchase up to a specified number of lots with the
majority of the lots to be
sold to other builders. In fiscal 2000, the joint venture sold its first
group of home sites to other builders and to the Company. The Company
recognizes its share of earnings from the sale of lots to other builders. The
Company does not recognize earnings from lots it purchases but reduces its
cost basis in the lots by its share of the earnings on those lots. Earnings
from this joint venture are expected to continue into fiscal 2002, but at a
significantly lower level.
Interest and Other Income
Interest and other income increased approximately $5.4 million in fiscal 2001
as compared to fiscal 2000. The increase was principally due to an increase in
interest income, the gain from the sale of an office building constructed by
the Company, and an increase in earnings from the Company's ancillary
businesses, offset in part by reduced management fee income and gains from the
sale of miscellaneous assets recognized in fiscal 2000.
Selling, General and Administrative Expenses ("SG&A")
SG&A spending increased by $39.4 million, or 23%, in fiscal 2001 as compared
to fiscal 2000. This increased spending was primarily due to the increase in
housing revenues in fiscal 2001 over fiscal 2000, and costs related to the
development of the Company's master planned communities. SG&A as a percentage
of total revenue was the same in fiscal 2001 and fiscal 2000.
FISCAL 2000 COMPARED TO FISCAL 1999
Home Sales
Housing revenues for fiscal 2000 were higher than those of fiscal 1999 by
approximately $325 million, or 23%. The revenue increase was primarily
attributable to an 11% increase in the number of homes delivered and a 10%
increase in the average price of the homes delivered. The increase in the
average price of the homes delivered was the result of increased selling
prices, a shift in the location of homes delivered to more expensive areas and
an increase in the number of homes delivered from our highly amenitized
country club communities. The increase in the number of homes delivered is
primarily due to a 7% increase in the number of communities from which the
Company was delivering homes and the larger backlog of homes to be delivered
at the beginning of fiscal 2000 as compared to fiscal 1999.
The value of new sales contracts signed totaled $2.15 billion (4,418 homes)
and $1.64 billion (3,845 homes) for fiscal 2000 and 1999, respectively. The
increase in the value of new contracts signed in fiscal 2000 was primarily
attributable to an increase in the average selling price of the homes (due
primarily to the location, size and increase in base selling prices) and an
increase both in the average number of communities in which the Company was
offering homes for sale and in the number of contracts signed per community.
As of October 31, 2000, the backlog of homes under contract was $1.43 billion
(2,779 homes), approximately 34% higher than the $1.07 billion (2,381 homes)
backlog as of October 31, 1999. The increase in backlog at October 31, 2000
was primarily attributable to the increase in the number of new contracts
signed and price increases, as previously discussed. Based on the Company's
current backlog and current healthy demand, the Company believes that fiscal
2001 will be another record year.
Housing costs as a percentage of housing sales decreased in fiscal 2000 as
compared to fiscal 1999. The decrease was largely the result of selling
prices increasing at a greater rate than costs, lower land and improvement
costs, and improved operating efficiency offset, in part, by higher inventory
write-offs. The Company incurred $7.4 million in write-offs in fiscal 2000, as
compared to $5.1 million in fiscal 1999.
Land Sales
In March 1999, the Company acquired land for homes, apartments, retail, office
and industrial space in the master planned community of South Riding, located
in Loudoun County, Virginia. The Company will use some of the property for
its own home building operations and will also sell home sites and commercial
parcels to other builders. The Company recorded its first sale of land from
this operation in the third quarter of fiscal 1999. The Company is also
developing several master planned communities in which it may sell land to
other builders. The increase in land sales in fiscal 2000 over fiscal 1999
was due to the full year of operations in fiscal 2000 compared to six
months in fiscal 1999 at South Riding and the first sale of lots at one of its
other master planned communities.
Equity Earnings in Unconsolidated Joint Ventures
In fiscal 1998, the Company entered into a joint venture to develop and sell
land owned by its venture partner. Under the terms of the agreement, the
Company has the right to purchase a specified number of home sites on which to
build homes with the majority of the home sites to be sold to other builders.
In fiscal 2000, the joint venture sold its first group of home sites to other
builders and to the Company. The Company recognizes its share of earnings
from the sale of home sites to other builders. The Company reduces its cost
basis in the home sites it purchases from the joint venture by its share of
the earnings on those home sites.
Interest and Other Income
Interest and other income increased approximately $900,000 in fiscal 2000 as
compared to fiscal 1999. The increase was principally due to gains from the
sale of miscellaneous assets, offset in part by a reduction of fee income.
Selling, General and Administrative Expenses ("SG&A")
SG&A spending increased by $40.1 million, or 31%, in fiscal 2000 as compared
to fiscal 1999. This increased spending was primarily due to the increase in
the number of communities from which the Company was selling, the increase in
the number of homes delivered, costs associated with the Company's expansion
into new markets, expenses incurred in the opening of divisional offices to
manage the growth and spending related to the development of its master
planned communities and land sales.
INTEREST EXPENSE
The Company determines interest expense on a specific lot-by-lot basis for its
home building operations and on a parcel-by-parcel basis for its land sales
operations. As a percentage of total revenues, interest expense will vary
depending on many factors including the period of time that the land was
owned, the length of time that the homes delivered during the period were
under construction and the interest rates and the amount of debt carried by
the Company in proportion to the amount of its inventory during those periods.
As a percentage of total revenues, interest expense was slightly higher in
fiscal 2001 as compared to fiscal 2000 and lower in fiscal 2000 as compared to
fiscal 1999.
INCOME TAXES
Income taxes for fiscal 2001, 2000 and 1999 were provided at effective rates
of 36.8%, 36.8% and 36.7%, respectively.
EXTRAORDINARY LOSS FROM EXTINGUISHMENT OF DEBT
In January 1999, the Company called for the redemption of all of its
outstanding 9 1/2% Senior Subordinated Notes due 2003 at 102% of the principal
amount plus accrued interest. The redemption resulted in the recognition of an
extraordinary loss in 1999 of $1.5 million, net of $857,000 of income tax
benefit. The loss represented the redemption premium and a write-off of
unamortized deferred issuance costs.
CAPITAL RESOURCES AND LIQUIDITY
Funding for the Company's operations has been principally provided by cash
flows from operations, unsecured bank borrowings and, from time to time, the
public debt and equity markets.
Cash flow from operations, before inventory additions, has improved as
operating results have improved. The Company anticipates that cash flow from
operations, before inventory additions, in the coming fiscal year will
continue to be strong, but will be dependent on the level of revenues from the
delivery of homes and the Company's results of operations. The Company has
used its cash flow from operations, bank borrowings and public debt to acquire
additional land for new communities, to pay for land development and
construction costs needed to meet the requirements of the Company's continuing
expansion of the number of selling communities, to repurchase Company stock
and to reduce debt. The Company expects that inventories will continue to
increase and is currently negotiating and searching for additional
opportunities to obtain control of land for future communities.
The Company has a $535 million unsecured revolving credit facility with 16
banks, of which $445 million extends through March 2006 and $90 million
extends through February 2003. At October 31, 2001, the Company had $80
million of loans and approximately $43.9 million of letters of credit
outstanding under the facility.
In November 2001, the Company issued $150 million of 8.25% Senior Subordinated
Notes due December 2011. The Company intends to use the net proceeds from this
issuance for general corporate purposes.
The Company believes that it will be able to fund its activities through a
combination of existing cash resources, cash flow from operations and other
sources of credit similar in nature to those the Company has accessed in the
past.
INFLATION
The long-term impact of inflation on the Company is manifested in increased
costs for land, land development, construction and overhead, as well as in
increased sales prices. The Company generally contracts for land significantly
before development and sales efforts begin. Accordingly, to the extent land
acquisition costs are fixed, increases or decreases in the sales prices of
homes may affect the Company's profits. Since the sales prices of homes are
fixed at the time a buyer enters into a contract to acquire a home and the
Company generally sells its homes before commencement of construction, any
inflation of costs in excess of those anticipated may result in lower gross
margins. The Company generally attempts to minimize that effect by entering
into fixed-price contracts with its subcontractors and material suppliers for
specified periods of time, which generally do not exceed one year.
In general, housing demand is adversely affected by increases in interest
costs, as well as in housing costs. Interest rates, the length of time that
land remains in inventory and the proportion of inventory that is financed
affect the Company's interest costs. If the Company is unable to raise sales
prices enough to compensate for higher costs, or if mortgage interest rates
increase significantly, affecting prospective buyers' ability to adequately
finance home purchases, the Company's revenues, gross margins and net income
would be adversely affected. Increases in sales prices, whether the result of
inflation or demand, may affect the ability of prospective buyers to afford
new homes.
ITEM 7A. QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK
The Company is exposed to market risk primarily due to fluctuations in
interest rates. The Company utilizes both fixed rate and variable rate debt.
For fixed rate debt, changes in interest rates generally affect the fair
market value of the debt instrument, but not the Company's earnings or cash
flow. Conversely, for variable rate debt, changes in interest rates generally
do not impact the fair market value of the debt instrument. The Company does
not have the obligation to prepay fixed rate debt prior to maturity, and as a
result, interest rate risk and changes in fair market value should not have a
significant impact on such debt until the Company is required to refinance
such debt.
<TABLE>
<CAPTION>
The table below sets forth, as of October 31, 2001, the Company's long term
debt obligations, principal cash flows by scheduled maturity, weighted-average
interest rates and estimated fair market value (amounts in thousands):
Fixed Rate Debt Variable Rate Debt(1)(2)
Fiscal Weighted Weighted
Year of Average Average
Expected Interest Interest
Maturity Amount Rate Amount Rate
<S> <C> <C> <C> <C>
2002 $ 50,000 7.72% $ 43,573 5.24%
2003 338 9.75% 5,769 5.17%
2004 342 9.75% 5,329 5.25%
2005 192,500 8.04% 3,311 4.00%
2006 100,000 8.75% 81,394 4.02%
Thereafter 570,000 8.07% 4,910 2.25%
Total $913,180 8.12% $ 144,286 4.42%
Fair value at
October 31, 2001 $921,840 $ 145,260
</TABLE>
(1) The Company has a $535 million revolving credit facility with 16
banks of which $445 million extends through March 2006 and $90 million
extends through February 2003. Interest is payable on borrowings at
0.90% above the Eurodollar rate or at other specified variable rates as
selected by the Company from time to time. The Company had $80 million
of borrowings against this facility at October 31, 2001 and the above
table assumes that these borrowings will be repaid at the final maturity
date of the facility. The Company had fixed $20 million of the
borrowings at 6.39% through an interest rate swap until March 2002.
(2) A subsidiary of the Company has a $35 million line of credit with a
bank to fund mortgage originations. The line is due within 90 days of
demand by the bank and bears interest at the banks overnight rate plus
an agreed upon margin. At October 31, 2001 the subsidiary had $24.8
million outstanding under the line. Borrowing under this line is
included in the 2002 fiscal year maturities.
Based upon the amount of variable rate debt outstanding at October 31, 2001
and holding the variable rate debt balance constant, each one percentage point
increase in interest rates would increase the interest incurred by the Company
by approximately $1.44 million per year.
ITEM 8. FINANCIAL STATEMENTS AND SUPPLEMENTARY DATA
Reference is made to the financial statements, listed in Item 14(a)(1) and
(2), which appear at pages 31 through 47 of this report and which are
incorporated herein by reference.
ITEM 9. CHANGES IN AND DISAGREEMENTS WITH ACCOUNTANTS
ON ACCOUNTING AND FINANCIAL DISCLOSURE
Not applicable
PART III
ITEM 10. DIRECTORS AND EXECUTIVE OFFICERS OF THE REGISTRANT
The following is incorporated herein by reference:
(a) the information in Part I, Item 4A of this report;
(b) the information in the Company's Proxy Statement for the 2002 Annual
Meeting of Stockholders (the "2002 Proxy Statement") beginning
immediately following the caption "Proposal One - Election of Three
Directors for Terms Ending 2005" to, but not including, the sub-caption
"Meetings and Committee of the Board of Directors"; and
(c) the information in the 2002 Proxy Statement beginning immediately
following the caption "Section 16(a) Beneficial Ownership Reporting
Compliance" to, but not including, the caption "Certain Transactions."
ITEM 11. EXECUTIVE COMPENSATION
The information in the 2002 Proxy Statement in the section captioned
"Proposal One - Election of Three Directors for Terms Ending 2005,"
beginning immediately following the sub-caption "Compensation of
Directors" to, but not including, the caption "Report of the
Compensation Committee on Executive Compensation".
ITEM 12. SECURITY OWNERSHIP OF CERTAIN BENEFICIAL OWNERS AND MANAGEMENT
The information in the 2002 Proxy Statement captioned "Voting Securities and
Security Ownership" beginning immediately following the sub-caption "Security
Ownership of Principal Stockholders and Management" to, but not including, the
caption "Proposal One - Election of Three Directors for Terms Ending 2005" is
incorporated herein by reference.
ITEM 13. CERTAIN RELATIONSHIPS AND RELATED TRANSACTIONS
The following information is incorporated herein by reference:
(a) the information in the 2002 Proxy Statement in the section captioned
"Executive Compensation" beginning immediately following the sub-caption
"Compensation Committee Interlocks and Insider Participation" to, but
not including, the caption "Report of the Compensation Committees on
Executive Compensation"; and
(b) the information in the 2002 Proxy Statement beginning immediately
following the caption "Certain Transactions" to, but not including, the
caption "Stockholder Proposals."
PART IV
ITEM 14. EXHIBITS, FINANCIAL STATEMENT SCHEDULES AND REPORTS ON FORM 8-K
(a) Financial Statements and Financial Statement Schedule
1. Financial Statements
Page
Report of Independent Auditors 31
Consolidated Statements of Income for the
Years Ended October 31, 2001, 2000 and 1999 32
Consolidated Balance Sheets as of
October 31, 2001 and 2000 33
Consolidated Statements of Cash Flows for the
Years Ended October 31, 2001, 2000 and 1999 34
Notes to Consolidated Financial Statements 35 - 45
Summary Consolidated Quarterly Financial Data
(unaudited) 46
2. Financial Statement Schedule
Schedule II - Valuation and Qualifying Accounts
for the Years Ended October 31,
2001, 2000 and 1999 47
Schedules not listed above have been omitted because
they are either not applicable or the required information
is included in the financial statements or notes thereto.
3. Exhibits
The following exhibits are included with this report or incorporated
herein by reference:
Exhibit
Number Description
3.1 Certificate of Incorporation, as amended, is hereby incorporated
by reference to Exhibit 3.1 of the Registrant's Form 10-K for the
fiscal year ended October 31, 1989.
3.2 Amendment to the Certificate of Incorporation dated March 11,
1993, is hereby incorporated by reference to Exhibit 3.1 of
Registrant's Form 10-Q for the quarter ended January 31, 1993.
3.3 Amendment to the Certificate of Incorporation dated June 12,
1997.
3.4 Amendment to the Certificate of Incorporation dated January 8,
1998.
Exhibit
Number Description
3.5 By-laws, as amended, are hereby incorporated by reference to
Exhibit 3.2 of the Registrant's Form 10-K for the fiscal year
ended October 31, 1989.
3.6 Amendment to the by-laws dated July 11, 2000 is hereby
incorporated by reference to Exhibit 3.1 of the registrant's
Form 10-Q for the quarter ended July 31, 2000.
4.1 Specimen Stock Certificate is hereby incorporated by reference to
Exhibit 4.1 of the Registrant's Form 10-K for the fiscal year
ended October 31, 1991.
4.2 Indenture dated as of March 15, 1993, among Toll Corp., as
issuer, the Registrant, as guarantor, and NBD Bank, National
Association, as Trustee, including Form of Guarantee, is hereby
incorporated by reference to Exhibit 4.1 of Toll Corp.'s
Registration Statement on Form S-3 filed with the Securities and
Exchange Commission, March 10, 1993, File No. 33-58350.
4.3 Indenture dated as of November 12, 1996 between Toll Corp., as
issuer, the Registrant, as guarantor, NBD Bank, a Michigan
banking corporation, as Trustee, including form of guarantee, is
hereby incorporated by reference to Exhibit 4.1 of the
Registrant's Form 8-K dated November 6, 1996 filed with the
Securities and Exchange Commission.
4.4 Indenture dated as of January 26, 1999 between Toll Corp. As
issuer, the Registrant, as guarantor, and NBD Bank, a Michigan
banking corporation, as Trustee, including form of guarantee, is
hereby incorporated by reference to Exhibit 4.1 of the
Registrant's Form 8-K filed on July 13, 1999 with the Securities
and Exchange Commission.
4.5 Indenture dated as of January 25, 2001 between Toll Corp. As
issuer, the Registrant, as guarantor, and Bank One Trust Company,
as Trustee, including form of guarantee, is hereby incorporated by
reference to Exhibit 4.1 of the Registrant's Form 10-Q filed with
the Securities and Exchange Commission for the quarter ended
January 31, 2001.
4.6 Authorizing Resolutions, dated as of November 6, 1996, relating
to the $100,000,000 principal amount of 8 3/4% Senior
Subordinated Notes of Toll Corp. due 2006, guaranteed on a Senior
Subordinated Basis by Toll Brothers, Inc., is hereby incorporated
by reference to Exhibit 4.2 of the Registrant's Form 8-K filed on
November 15, 1996 with the Securities and Exchange Commission.
4.7 Authorizing Resolutions, dated as of September 16, 1997, relating
to the $100,000,000 principal amount of 7 3/4% Senior
Subordinated Notes due 2007 of Toll Corp., guaranteed on a Senior
Subordinated basis by Toll Brothers, Inc. is hereby incorporated
by reference to Exhibit 4.5 of the Registrant's Form 10-K for the
fiscal year ended October 31, 1997.
4.8 Authorizing Resolutions, dated as of January 22, 1999, relating
to the $170,000,000 principal amount of 8 1/8% Senior
Subordinated Notes of Toll Corp. due 2009, guaranteed on a Senior
Subordinated basis by Toll Brothers, Inc., is hereby incorporated
by reference to Exhibit 4.1 of the Registrant's Form 8-K filed on
January 25, 1999 with the Securities and Exchange Commission.
Exhibit
Number Description
4.9 Authorizing Resolutions, dated as of April 13, 1999, relating to
$100,000,000 principal amount of 8% Senior Subordinated Notes of
Toll Corp. due 2009, guaranteed on a Senior Subordinated basis by
Toll Brothers, Inc. is hereby incorporated by reference to
Exhibit 4.1 of the Registrant's Form 8-K filed on April 14, 1999
with the Securities and Exchange Commission.
4.10 Authorizing Resolutions, dated as of January 23, 2001, relating
to $200,000,000 principal amount of 8 1/4% Senior Subordinated
Notes of Toll Corp. due 2011, guaranteed on a Senior Subordinated
basis by Toll Brothers, Inc. is hereby incorporated by reference
to Exhibit 4.1 of the Registrant's Form 8-K filed on January 24,
2001 with the Securities and Exchange Commission.
4.11 Authorizing Resolutions, dated as of November 27, 2001, relating
to $150,000,000 principal amount of 8.25% Senior Subordinated
Notes of Toll Corp. due 2011, guaranteed on a Senior Subordinated
basis by Toll Brothers, Inc. is hereby incorporated by reference
to Exhibit 4 of the Registrant's Form 8-K filed on December 6,
2001 with the Securities and Exchange Commission.
4.12 Rights Agreement dated as of June 12, 1997 by and between the
Company and ChaseMellon Shareholder Service, L.L.C., as Rights
Agent, is hereby incorporated by reference to Exhibit 1 to the
Company's Registration Statement on Form 8-A dated June 20, 1997.
4.13 Amendment to Rights Agreement dated as of July 31, 1998, by and
between the Company and ChaseMellon Shareholder Service, L.L.C.
as Rights Agent incorporated herein by reference to Exhibit 1 to
the Company's Registration Statement on Form 8-A/A dated August
21, 1998.
10.1 Amended and Restated Credit Agreement by and among First
Huntingdon Finance Corp., the Registrant and the Lenders dated
May 18, 2001, is hereby incorporated by reference to Exhibit 10.3
of the Registrant's Form 10-Q for the quarter ended April 30,
2001.
10.2* Toll Brothers, Inc. Amended and Restated Stock Option Plan
(1986), as amended and restated by the Registrant's Board of
Directors on February 24, 1992 and adopted by its shareholders on
April 6, 1992, is hereby incorporated by reference to Exhibit
19(a) of the Registrant's Form 10-Q for the quarter ended April
30, 1992.
10.3* Toll Brothers, Inc. Amended and Restated Stock Purchase
Plan(1986) is hereby incorporated by reference to Exhibit 4 of
the Registrant's Registration Statement on Form S-8 filed with
the Securities and Exchange Commission on August 4, 1987, File
No. 33-16250.
10.4* Toll Brothers, Inc. Amended and Restated Stock Purchase
Plan(1986) effective June 14, 2001 is hereby incorporated by
reference to Exhibit 10.1 of the Registrant's Registration
Statement on Form 10-Q for the quarter ended July 31, 2001.
10.5* Toll Brothers, Inc. Key Executives and Non-Employee Directors
Stock Option Plan (1993) is hereby incorporated by reference to
Exhibit 10.1 of the Registrant's Form 8-K filed with the
Securities and Exchange Commission on May 25, 1994.
10.6* Amendment to the Toll Brothers, Inc. Key Executives and Non-
Employee Directors Stock Option Plan (1993) is hereby
incorporated by reference to Exhibit 10.2 of the Registrant's
Form 10-Q for the quarter ended April 30, 1995.
Exhibit
Number Description
10.7* Amendment to the Toll Brothers, Inc. Key Executives and Non-
Employee Directors Stock Option Plan (1993) effective June 14,
2001 is hereby incorporated by reference to Exhibit 10.2 of the
Registrant's Form 10-Q for the quarter ended July 31, 2001.
10.8* Toll Brothers, Inc. Cash Bonus Plan is hereby incorporated by
reference to Exhibit 10.2 of the Registrant's Form 8-K filed with
the Securities and Exchange Commission on May 25, 1994.
10.9* Amendment to the Toll Brothers, Inc. Cash Bonus Plan dated May
29, 1996 is hereby incorporated by reference to Exhibit 10.7 of
the Registrant's Form 10-K for the fiscal year ended October 31,
1996.
10.10* Amendment to the Toll Brothers, Inc. Cash Bonus Plan dated
December 10, 1998 is hereby incorporated by reference to Exhibit
10.8 of the registrant's Form 10-K for the fiscal year ended
October 31, 2000.
10.11* Amendment to the Toll Brothers, Inc. Cash Bonus Plan dated
December 14, 2000 is hereby incorporated by reference to Exhibit
10.1 of the Registrant's Form 10-Q for the quarter ended April
30, 2001.
10.12* Toll Brothers, Inc. Stock Option and Incentive Stock Plan
(1995) is hereby incorporated by reference to Exhibit 10.1 of
the Registrant's Form 10-Q for the quarter ended April 30, 1995.
10.13* Amendment to the Toll Brothers, Inc. Stock Option and Incentive
Stock Plan (1995) dated May 29, 1996 is hereby incorporated by
reference to Exhibit 10.9 the Registrant's Form 10-K for the
fiscal year ended October 31, 1996.
10.14* Amendment to the Toll Brothers, Inc. Stock Option and Incentive
Stock Plan (1995) effective March 22, 2001 is hereby
incorporated by reference to Exhibit 10.3 of the Registrant's
Form 10-Q for the quarter ended July 31, 2001.
10.15* Toll Brothers, Inc. Stock Incentive Plan (1998) is hereby
incorporated by reference to Exhibit 4 of the Registrant's
Registration Statement on Form S-8 filed with the Securities and
Exchange Commission on June 25, 1998, File No. 333-57645.
10.16* Amendment to the Toll Brothers, Inc. Stock Incentive Plan
(1998) effective March 22, 2001 is hereby incorporated by
reference to Exhibit 10.4 of the Registrant's Form 10-Q for the
quarter ended July 31, 2001.
10.17* Toll Brothers, Inc. Executive Officer Cash Bonus Plan is hereby
incorporated by reference to Exhibit 10.2 of the Registrant's
Form 10-Q for the quarter ended April 30, 2001.
10.18* Stock Redemption Agreement between the Registrant and Robert I.
Toll, dated October 28, 1995, is hereby incorporated by
reference to Exhibit 10.7 of the Registrant's Form 10-K for the
fiscal year ended October 31, 1995.
10.19* Stock Redemption Agreement between the Registrant and Bruce E.
Toll, dated October 28, 1995, is hereby incorporated by
reference to Exhibit 10.8 of the Registrant's Form 10-K for the
fiscal year ended October 31, 1995.
10.20* Agreement dated March 5, 1998 between the Registrant and Bruce
E. Toll regarding Mr. Toll's resignation and related matters is
hereby incorporated by reference to Exhibit 10.2 to the
Registrant's Form 10-Q for the quarter ended April 30, 1998.
Exhibit
Number Description
10.21* Consulting and Non-Competition Agreement dated March 5, 1998
between the Registrant and Bruce E. Toll is hereby incorporated
by reference to Exhibit 10.3 to the Registrant's Form 10-Q for
the quarter ended April 30, 1998.
10.22* Amendment to the Agreement dated March 5, 1998 between the
Registrant and Bruce E. Toll and to the Consulting and Non-
Competition Agreement dated March 5, 1998 between the Registrant
and Bruce E. Toll is hereby incorporated by reference to Exhibit
10.1 of the Registrant's Form 10-Q for the quarter ended July
31, 2000.
10.23* Agreement between the Registrant and Joel H. Rassman, dated
June 30, 1988, is hereby incorporated by reference to Exhibit
10.8 of Toll Corp.'s Registration Statement on Form S-1 filed
with the Securities and Exchange Commission on September 9,
1988, File No. 33-23162.
10.24* Toll Bros., Inc. Non-Qualified Deferred Compensation Plan.
10.25* Toll Brothers, Inc. Stock Award Deferral Plan.
12 Statement RE: Computation of Ratios of Earnings to Fixed
Charges.
21 Subsidiaries of the Registrant.
23 Consent of Independent Auditors.
*This exhibit is a management contract or compensatory plan or arrangement
required to be filed as an exhibit to this report.
(b) Reports on Form 8-K
During the fourth quarter of the fiscal year ended
October 31, 2001, the Company did not file a current report on
Form 8-K.
SIGNATURES
Pursuant to the requirements of Section 13 or 15(d) of the Securities
Exchange Act of 1934, the Registrant has duly caused this report to be signed
on its behalf by the undersigned, thereunto duly authorized, in the Township
of Lower Moreland, Commonwealth of Pennsylvania on December 14, 2001.
TOLL BROTHERS, INC.
By: /s/ Robert I. Toll
Robert I. Toll
Chairman of the Board and
Chief Executive Officer
Pursuant to the requirements of the Securities Exchange Act of 1934, this
report has been signed below by the following persons on behalf of the
Registrant and in the capacities and on the dates indicated.
Signature Title Date
/s/ Robert I. Toll Chairman of the Board December 14, 2001
Robert I. Toll of Directors and
Chief Executive Officer
(Principal Executive Officer)
/s/ Bruce E. Toll Vice Chairman of the Board December 14, 2001
Bruce E. Toll and Director
/s/ Zvi Barzilay President, Chief Operating December 14, 2001
Zvi Barzilay Officer and Director
/s/ Joel H. Rassman Senior Vice President, December 14, 2001
Joel H. Rassman Treasurer, Chief Financial
Officer and Director
(Principal Financial Officer)
/s/ Joseph R. Sicree Vice President and December 14, 2001
Joseph R. Sicree Chief Accounting Officer
(Principal Accounting Officer)
/s/ Robert S. Blank Director December 14, 2001
Robert S. Blank
/s/ Edward G. Boehne Director December 14, 2001
Edward G. Boehne
/s/ Richard J. Braemer Director December 14, 2001
Richard J. Braemer
Signature Title Date
/s/ Roger S. Hillas Director December 14, 2001
Roger S. Hillas
/s/ Carl B. Marbach Director December 14, 2001
Carl B. Marbach
/s/ Paul E. Shapiro Director December 14, 2001
Paul E. Shapiro
REPORT OF INDEPENDENT AUDITORS
The Board of Directors and Shareholders
Toll Brothers, Inc.
We have audited the accompanying consolidated balance sheets of Toll Brothers,
Inc. and subsidiaries as of October 31, 2001 and 2000, and the related
consolidated statements of income and cash flows for each of the three years
in the period ended October 31, 2001. Our audits also included the financial
statement schedule listed in the Index at item 14(a). These financial
statements and schedule are the responsibility of the Company's management.
Our responsibility is to express an opinion on these financial statements and
schedule based on our audits.
We conducted our audits in accordance with auditing standards generally
accepted in the United States. Those standards require that we plan and
perform the audit to obtain reasonable assurance about whether the financial
statements are free of material misstatement. An audit includes examining, on
a test basis, evidence supporting the amounts and disclosures in the
financial statements. An audit also includes assessing the accounting
principles used and significant estimates made by management, as well as
evaluating the overall financial statement presentation. We believe that our
audits provide a reasonable basis for our opinion.
In our opinion, the financial statements referred to above present fairly, in
all material respects, the consolidated financial position of Toll Brothers,
Inc. and subsidiaries at October 31, 2001 and 2000, and the consolidated
results of their operations and their cash flows for each of the three years
in the period ended October 31, 2001, in conformity with accounting
principles generally accepted in the United States. Also, in our opinion, the
related financial statement schedule, when considered in relation to the
basic financial statements taken as a whole, presents fairly in all material
respects the information set forth therein.
/s/ Ernst & Young LLP
Philadelphia, Pennsylvania
December 11, 2001
<TABLE>
<CAPTION>
CONSOLIDATED STATEMENT OF INCOME
(Amounts in thousands, except per share data)
Year ended October 31,
2001 2000 1999
<S> <C> <C> <C>
Revenues
Home sales $2,180,469 $1,762,930 $1,438,171
Land sales 27,530 38,730 17,345
Equity earnings in
unconsolidated joint ventures 6,756 3,250
Interest and other 14,850 9,452 8,599
2,229,605 1,814,362 1,464,115
Costs and expenses
Home sales 1,602,276 1,337,060 1,117,872
Land sales 21,464 29,809 13,375
Selling, general and
administrative 209,729 170,358 130,213
Interest 58,247 46,169 39,905
1,891,716 1,583,396 1,301,365
Income before income taxes and
extraordinary loss 337,889 230,966 162,750
Income taxes 124,216 85,023 59,723
Income before extraordinary loss 213,673 145,943 103,027
Extraordinary loss (1,461)
Net income $ 213,673 $ 145,943 $ 101,566
Earnings per share
Basic:
Income before extraordinary loss $ 5.96 $ 4.02 $ 2.81
Extraordinary loss (0.04)
Net income $ 5.96 $ 4.02 $ 2.77
Diluted:
Income before extraordinary loss $ 5.52 $ 3.90 $ 2.75
Extraordinary loss (0.04)
Net income $ 5.52 $ 3.90 $ 2.71
Weighted average number of shares:
Basic 35,835 36,269 36,689
Diluted 38,683 37,413 37,436
</TABLE>
See accompanying notes.
<TABLE>
<CAPTION>
CONSOLIDATED BALANCE SHEET
(Amounts in thousands)
October 31
2001 2000
ASSETS
<S> <C> <C>
Cash and cash equivalents $ 182,840 $ 161,860
Inventory 2,183,541 1,712,383
Property, construction and office
equipment, net 33,095 24,075
Receivables, prepaid expenses and
other assets 118,542 113,025
Investments in unconsolidated entities 14,182 18,911
$2,532,200 $2,030,254
LIABILITIES AND STOCKHOLDERS' EQUITY
Liabilities
Loans payable $ 387,466 $ 326,537
Subordinated notes 669,581 469,499
Customer deposits 101,778 104,924
Accounts payable 132,970 110,927
Accrued expenses 229,671 185,141
Income taxes payable 98,151 88,081
Total liabilities 1,619,617 1,285,109
Stockholders' equity
Preferred stock, none issued
Common stock, 37,014 and 37,028 shares
issued at October 31, 2001 and 2000,
respectively 369 369
Additional paid-in capital 107,014 105,454
Retained earnings 882,281 668,608
Treasury stock, at cost - 2,237 shares
and 1,133 shares at October 31,
2001 and 2000, respectively (77,081) (29,286)
Total stockholders' equity 912,583 745,145
$2,532,200 $2,030,254
</TABLE>
See accompanying notes.
<TABLE>
<CAPTION>
CONSOLIDATED STATEMENTS OF CASH FLOWS
(Amounts in thousands)
Year ended October 31
2001 2000 1999
<S> <C> <C> <C>
Cash flow from operating activities:
Net income $213,673 $145,943 $101,566
Adjustments to reconcile net income to net
cash used in operating activities:
Depreciation and amortization 9,356 8,528 6,594
Equity earnings in unconsolidated
joint ventures (6,756) (3,250)
Extraordinary loss from
extinguishment of debt 2,318
Deferred tax provision 7,323 5,191 1,569
Changes in operating assets and liabilities,
net of assets and liabilities acquired:
Increase in inventory (443,887) (264,303) (282,764)
Origination of mortgage loans (199,102)
Sale of mortgage loans 183,449
Decrease (increase)receivables, prepaid
expenses and other assets 10,793 (28,025) (32,524)
(Decrease) increase in customer deposits
on sales contracts (3,146) 22,429 11,557
Increase in accounts payable
and accrued expenses 71,776 71,492 62,769
Increase in current income taxes payable 8,142 25,132 8,045
Net cash used in operating activities (148,379) (16,863) (120,870)
Cash flow from investing activities:
Purchase of property and equipment, net (15,020) (9,415) (8,331)
Acquisition of company, net of cash acquired (11,090)
Investment in unconsolidated entities (15,193)
Distribution from unconsolidated entities 15,750 13,589
Net cash provided by(used in)
investing activities 730 4,174 (34,614)
Cash flow from financing activities:
Proceeds from loans payable 208,628 559,843 177,500
Principal payments of loans payable (180,094) (460,482) (187,551)
Net proceeds from issuance
senior subordinated notes 196,930 267,716
Redemption of subordinated notes (71,359)
Proceeds from stock based benefit plans 14,932 11,936 2,223
Purchase of treasury stock (71,767) (33,232) (16,704)
Net cash provided by financing activities 168,629 78,065 171,825
Net increase in cash and cash equivalents 20,980 65,376 16,341
Cash and cash equivalents, beginning of year 161,860 96,484 80,143
Cash and cash equivalents, end of year $182,840 $161,860 $ 96,484
</TABLE>
See accompanying notes.
Notes to Consolidated Financial Statements
1. Significant Accounting Policies
Basis of Presentation
The accompanying consolidated financial statements include the accounts of
Toll Brothers, Inc. (the "Company"), a Delaware corporation, and its majority-
owned subsidiaries. All significant intercompany accounts and transactions
have been eliminated. Investments in 20% to 50% owned partnerships and
affiliates are accounted for on the equity method. Investments in less than
20% owned affiliates are accounted for on the cost method.
Use of Estimates
The preparation of financial statements in conformity with accounting
principles generally accepted in the United States requires management to make
estimates and assumptions that affect the amounts reported in the financial
statements and accompanying notes. Actual results could differ from those
estimates.
Income Recognition
The Company is primarily engaged in the development, construction and sale of
residential homes. Revenue and cost of sales is recorded at the time each home
sale is closed and title and possession has been transferred to the buyer.
Closing normally occurs shortly after construction is substantially completed.
Land sales revenue and cost of sales is recorded at the time that title and
possession of the property has been transferred to the buyer.
Cash and Cash Equivalents
Liquid investments or investments with original maturities of three months or
less are classified as cash equivalents. The carrying value of these
investments approximates their fair value.
Property, Construction and Office Equipment
Property, construction and office equipment is recorded at cost and is stated
net of accumulated depreciation of $35,792,000 and $30,288,000 at October 31,
2001 and 2000, respectively. Depreciation is recorded by using the straight-
line method over the estimated useful lives of the assets.
Inventory
Inventory is stated at the lower of cost or fair value. In addition to direct
land acquisition, land development and home construction costs, costs include
interest, real estate taxes and direct overhead costs related to development
and construction, which are capitalized to inventories during the period
beginning with the commencement of development and ending with the completion
of construction.
Land, land development and related costs are amortized to the cost of homes
closed based upon the total number of homes to be constructed in each
community. Home construction and related costs are charged to the cost of
homes closed under the specific identification method.
The Company capitalizes certain project marketing costs and charges them
against income as homes are closed.
Treasury Stock
Treasury stock is recorded at cost. Issuance of treasury shares is accounted
for on a first-in, first-out basis. Differences between the cost of treasury
shares and the re-issuance proceeds are charged to additional paid-in capital.
Segment Reporting
Statement of Financial Accounting Standards ("SFAS") No. 131, "Disclosures
about Segments of an Enterprise and Related Information," establishes
standards for the manner in which public enterprises report information about
operating segments. The Company has determined that its operations primarily
involve one reportable segment, home building.
New Accounting Pronouncement
SFAS No. 133, "Accounting for Derivative Instruments and for Hedging
Activities," establishes accounting and reporting standards of derivative
instruments embedded in other contracts, and for hedging activities. The
Company adopted SFAS No. 133, as amended, in the first quarter of 2001. Such
adoption did not have a material impact on the Company's reported results of
operations, financial position or cash flows.
SFAS No. 142, "Goodwill and Other Intangible Assets," provides guidance on
accounting for intangible assets and eliminates the amortization of goodwill
and certain other intangible assets. Intangible assets, including goodwill,
that are not subject to amortization are required to be tested for impairment
and possible write-down on an annual basis. The Company is required to adopt
SFAS No. 142 for its fiscal year 2003. The Company is currently reviewing the
effect of this statement on the Company's financial statements.
2. Inventory
<TABLE>
<CAPTION>
Inventory consisted of the following (amounts in thousands):
October 31,2000
2001 2000
<S> <C> <C>
Land and land development costs $ 833,386 $ 558,503
Construction in progress 1,145,046 992,098
Sample homes 75,723 60,511
Land deposits and costs of
future development 89,360 68,560
Deferred marketing costs 40,026 32,711
$2,183,541 $1,712,383
</TABLE>
Construction in progress includes the cost of homes under construction, land
and land development costs and the carrying cost of home sites that have been
substantially improved.
For the years ended October 31, 2001, 2000 and 1999, the Company provided for
inventory write-downs and the expensing of costs which it believed not to be
recoverable of $13,035,000, $7,448,000 and $5,092,000, respectively.
<TABLE>
<CAPTION>
Interest capitalized in inventories is charged to interest expense when the
related inventory is closed. Changes in capitalized interest for the three
years ended October 31, 2001 were as follows (amounts in thousands):
2001 2000 1999
<S> <C> <C> <C>
Interest capitalized,
beginning of year $78,443 $64,984 $53,966
Interest incurred 79,209 60,236 51,396
Interest expensed (58,247) (46,169) (39,905)
Write-off to cost and expenses (755) (608) (473)
Interest capitalized, end of year $98,650 $78,443 $64,984
</TABLE>
3. Loans Payable and Subordinated Notes
<TABLE>
<CAPTION>
Loans payable consisted of the following (amounts in thousands):
October 31
2001 2000
<S> <C> <C>
Revolving credit facility $ 80,000 $ 80,000
Term loan due March 2002 50,000 50,000
Term loan due July 2005 192,500 170,000
Other 64,966 26,537
$387,466 $326,537
</TABLE>
The Company has a $535,000,000 unsecured revolving credit facility with 16
banks of which $445,000,000 extends through March 2006 and $90,000,000 extends
through February 2003. Interest is payable on borrowings at 0.90% above the
Eurodollar rate or at other specified variable rates as selected by the
Company from time to time. The Company fixed the interest rate on $20,000,000
of borrowing at 6.39% until March 2002 through an interest rate swap with a
bank. Had the Company not entered into the interest rate swap, the interest
rate on this borrowing would have been 3.32% at October 31, 2001. At October
31, 2001, letters of credit and obligations under escrow agreements of
approximately $43,862,000 were outstanding. The agreement contains various
covenants, including financial covenants related to consolidated stockholders'
equity, indebtedness and inventory. The agreement requires the Company to
maintain a minimum consolidated stockholders' equity which restricts the
payment of cash dividends and the repurchase of Company stock to approximately
$230,000,000 at October 31, 2001.
The Company borrowed $50,000,000 from three banks at a fixed rate of 7.72%
repayable in March 2002. The Company has borrowed $192,500,000 from eight
banks at a weighted-average interest rate of 8.04% repayable in July 2005.
Both loans are unsecured and the agreements contain financial covenants that
are less restrictive than the covenants contained in the Company's revolving
credit agreement.
A subsidiary of the Company has a $35,000,000 line of credit with a bank to
fund mortgage originations. The line of credit is collateralized by all the
assets of the subsidiary. At October 31, 2001, the subsidiary had borrowed
$24,754,000 under the line of credit and had assets of approximately
$28,364,000.
At October 31, 2001, the aggregate estimated fair value of the Company's loans
payable was approximately $405,500,000. The fair value of loans was estimated
based upon the interest rates at October 31, 2001 that the Company believed
were available to it for loans with similar terms and remaining maturities.
<TABLE>
<CAPTION>
Subordinated notes consisted of the following (amounts in thousands):
October 31
2001 2000
<S> <C> <C>
8 3/4% Senior Subordinated Notes
due November 15, 2006 $100,000 $100,000
7 3/4% Senior Subordinated Notes
due September 15, 2007 100,000 100,000
8 1/8% Senior Subordinated Notes
due February 1, 2009 170,000 170,000
8% Senior Subordinated Notes
due May 1, 2009 100,000 100,000
8 1/4% Senior Subordinated Notes
due February 1, 2011 200,000
Bond discount (419) (501)
$669,581 $469,499
</TABLE>
All issues of senior subordinated notes are subordinated to all senior
indebtedness of the Company. The indentures restrict certain payments by the
Company including cash dividends and the repurchase of Company stock. The
notes are redeemable in whole or in part at the option of the Company at
various prices on or after the fifth anniversary of each issue's date of
issuance.
At October 31, 2001, the aggregate fair value of all the outstanding
subordinated notes, based upon their indicated market prices, was
approximately $661,600,000.
In November 2001, the Company issued $150,000,000 of 8.25% Senior Subordinated
Notes due December 2011. The notes are subordinated to all senior indebtedness
of the Company and have the same restrictions as to the payment of dividends
and the repurchase of Company stock as the other issues of the Company's
subordinated notes. The notes are redeemable in part, at the Company's option,
from the proceeds of one or more public equity offerings prior to December 1,
2004 and redeemable in whole or in part on or after December 1, 2006.
The annual aggregate maturity of the Company's loans and notes during each of
the next five fiscal years is: 2002 - $93,573,000; 2003 - $6,107,000; 2004 -
$5,671,000; 2005 - $195,811,000; and 2006 - $181,394,000.
4. Income taxes
The Company's estimated combined federal and state tax rate before providing
for the effect of permanent book-tax differences ("Base Rate") was 37% in
2001, 2000 and 1999. The effective tax rates in 2001, 2000, and 1999 were
36.8%, 36.8% and 36.7%, respectively. The primary difference between the
Company's Base Rate and effective tax rate was tax-free income.
<TABLE>
<CAPTION>
The provision for income taxes for each of the three years ended October 31,
2001 was as follows (amounts in thousands):
2001 2000 1999
<S> <C> <C> <C>
Federal $114,131 $78,105 $54,874
State 10,085 6,918 4,849
$124,216 $85,023 $59,723
Current $116,893 $79,832 $58,154
Deferred 7,323 5,191 1,569
$124,216 $85,023 $59,723
</TABLE>
<TABLE>
<CAPTION>
The components of income taxes payable consisted of the following (amounts in
thousands):
October 31,
2001 2000
<S> <C> <C>
Current $66,522 $63,775
Deferred 31,629 24,306
$98,151 $88,081
</TABLE>
<TABLE>
<CAPTION>
The components of net deferred taxes payable consisted of the following
(amounts in thousands):
October 31
2001 2000
<S> <C> <C>
Deferred tax liabilities:
Capitalized interest $32,789 $26,287
Deferred expense 17,755 13,743
Total 50,544 40,030
Deferred tax assets:
Inventory valuation reserves 5,716 4,555
Inventory valuation differences 2,581 2,184
Deferred income 2,329 2,170
Accrued expenses
deductible when paid 1,324 178
Other 6,965 6,637
Total 18,915 15,724
Net deferred tax liability $31,629 $24,306
</TABLE>
5. Stockholders' Equity
The Company's authorized capital stock consists of 45,000,000 shares of Common
Stock, $.01 par value per share, and 1,000,000 shares of Preferred Stock, $.01
par value per share. The Board of Directors is authorized to amend the
Company's Certificate of Incorporation to increase the number of authorized
shares of Common Stock to 200,000,000 shares and the number of shares of
authorized Preferred Stock to 15,000,000 shares.
<TABLE>
<CAPTION>
Changes in stockholders' equity for the three years ended October 31, 2001
were as follows (amounts in thousands):
Additional
Common Stock Paid-In Retained Treasury
Shares Amount Capital Earnings Stock Total
<S> <C> <C> <C> <C> <C> <C>
Balance,
November 1, 1998 36,935 $ 369 $ 106,099 $421,099 $ (1,811) $525,756
Net income 101,566 101,566
Purchase of treasury
stock (801) (16,704) (16,704)
Exercise of stock
options 177 (1,143) 3,701 2,558
Executive bonus award 106 342 2,120 2,462
Employee benefit plan
issuances 37 (59) 755 696
Balance,
October 31, 1999 36,454 369 105,239 522,665 (11,939) 616,334
Net income 145,943 145,943
Purchase of treasury
stock (1,355) (33,232) (33,232)
Exercise of stock
options 672 588 13,352 13,940
Executive bonus award 80 (225) 1,621 1,396
Employee benefit plan
issuances 44 (148) 912 764
Balance,
October 31, 2000 35,895 369 105,454 668,608 (29,286) 745,145
Net income 213,673 213,673
Purchase of treasury
stock (2,061) (71,767) (71,767)
Exercise of stock
options 781 (336) 20,452 20,116
Executive bonus award 136 1,678 2,735 4,413
Employee benefit plan
issuances 26 218 785 1,003
Balance,
October 31, 2001 34,777 $ 369 $ 107,014 $882,281 $(77,081) $912,583
</TABLE>
Stockholder Rights Plan
Shares of the Company's Common Stock outstanding are subject to stock purchase
rights. The rights, which are exercisable only under certain conditions,
entitle the holder, other than an acquiring person (and certain related
parties of an acquiring person), as defined in the plan, to purchase common
shares at prices specified in the rights agreement. Unless earlier redeemed,
the rights will expire on July 11, 2007. The rights were not exercisable at
October 31, 2001.
Redemption of Common Stock
To help provide for an orderly market in the Company's Common Stock in the
event of the death of either Robert I. Toll or Bruce E. Toll (the "Tolls"), or
both of them, the Company and the Tolls have entered into agreements in which
the Company has agreed to purchase from the estate of each of the Tolls
$10,000,000 of the Company's Common Stock (or a lesser amount under certain
circumstances) at a price equal to the greater of fair market value (as
defined) or book value (as defined). Further, the Tolls have agreed to allow
the Company to purchase $10,000,000 of life insurance on each of their lives.
In addition, the Tolls granted the Company an option to purchase up to an
additional $30,000,000 (or a lesser amount under certain circumstances) of the
Company's Common Stock from each of their estates. The agreements expire in
October 2005.
In December 2000, the Company's Board of Directors authorized the repurchase
of up to 5,000,000 shares of its Common Stock, par value $.01, from time to
time, in open market transactions or otherwise, for the purpose of providing
shares for its various employee benefit plans. At October 31, 2001, the
Company had repurchased approximately 2,061,000 shares under the
authorization.
6. Stock-Based Benefit Plans
Stock-Based Compensation Plans
The Company accounts for its stock option plans according to Accounting
Principles Board Opinion No. 25 "Accounting for Stock Issued to Employees"
("APB 25"). Accordingly, no compensation costs are recognized upon issuance or
exercise of stock options.
SFAS No. 123, "Accounting for Stock-Based Compensation," requires the
disclosure of the estimated value of employee option grants and their impact
on net income using option pricing models that are designed to estimate the
value of options that, unlike employee stock options, can be traded at any
time and are transferable. In addition to restrictions on trading, employee
stock options may include other restrictions such as vesting periods. Further,
such models require the input of highly subjective assumptions, including the
expected volatility of the stock price. Therefore, in management's opinion,
the existing models do not provide a reliable single measure of the value of
employee stock options.
<TABLE>
<CAPTION>
At October 31, 2001, the Company's stock-based compensation plans consisted of
its four stock option plans. Net income and net income per share as reported
in these consolidated financial statements and on a pro forma basis, as if the
fair value-based method described in SFAS No. 123 had been adopted, were as
follows (in thousands, except per share amounts):
Year ended October 31,
2001 2000 1999
<S> <C> <C> <C> <C>
Net income As reported $213,673 $145,943 $101,566
Pro forma $202,597 $136,622 $ 93,402
Basic net income per share As reported $ 5.96 $ 4.02 $ 2.77
Pro forma $ 5.65 $ 3.77 $ 2.55
Diluted net income per share As reported $ 5.52 $ 3.90 $ 2.71
Pro forma $ 5.24 $ 3.65 $ 2.50
Weighted-average grant date
fair value per share of
options granted $ 17.87 $ 9.03 $ 10.98
</TABLE>
<TABLE>
<CAPTION>
For the purposes of providing the pro forma disclosures, the fair value of
options granted was estimated using the Black-Scholes option pricing model
with the following weighted average assumptions used for grants in each of the
three fiscal years ended October 31, 2001:
2001 2000 1999
<S> <C> <C> <C>
Risk-free interest rate 4.01% 5.80% 6.14%
Expected life (years) 7.31 7.70 7.10
Volatility 37.40% 35.70% 34.90%
Dividends none none none
</TABLE>
Stock Option Plans
The Company's four stock option plans for employees, officers and directors
provide for the granting of incentive stock options and non-statutory options
with a term of up to ten years at a price not less than the market price of
the stock at the date of grant. The Company's Stock Option and Incentive Stock
Plan (1995) provides for automatic increases each January 1 in the number of
shares available for grant by 2% of the number of shares issued (including
treasury shares). The Company's Stock Incentive Plan (1998) provides for
automatic increases each November 1 in the number of shares available for
grant by 2.5% of the number of shares issued (including treasury shares). The
1995 Plan and the 1998 Plan each restricts the number of shares available for
grant in a year to a maximum of 2,500,000 shares. No additional options may be
granted under the Company's Stock Option Plan (1986).
<TABLE>
<CAPTION>
The following table summarizes stock option activity for the four plans during
the three years ended October 31, 2001:
Number Weighted Average
of Options Exercise Price
<S> <C> <C>
Outstanding, November 1, 1998 4,942,518 $19.53
Granted 1,252,800 22.81
Exercised (176,470) 11.39
Cancelled (127,255) 22.97
Outstanding, October 31, 1999 5,891,593 $20.40
Granted 1,879,750 17.53
Exercised (678,288) 17.69
Cancelled (89,299) 20.95
Outstanding, October 31, 2000 7,003,756 $19.88
Granted 1,149,400 38.63
Exercised (794,903) 19.18
Cancelled (115,314) 23.02
Outstanding, October 31, 2001 7,242,939 $22.88
</TABLE>
Options exercisable and their weighted average exercise price as of October
31, 2001, 2000 and 1999 were 4,637,878 shares and $19.92; 3,874,223 shares and
$19.92; and 3,736,905 shares and $18.93, respectively.
Options available for grant at October 31, 2001, 2000 and 1999 under all the
plans were 2,809,364; 2,313,251 and 3,188,657, respectively.
<TABLE>
<CAPTION>
The following table summarizes information about stock options outstanding at
October 31, 2001:
Options Outstanding Options Exercisable
Weighted-
Average
Remaining Weighted- Weighted-
Range of Contractual Average Average
Exercise Number Life Exercise Number Exercise
Prices Outstanding (in years) Price Exercisable Price
<C> <C> <C> <C> <C> <C>
$ 9.94-$15.88 714,300 2.8 $10.82 714,300 $10.82
17.38- 20.25 3,062,453 6.5 18.25 2,236,348 18.53
22.31- 25.56 1,644,086 6.7 23.78 989,730 23.93
27.44- 29.50 697,500 6.2 28.01 697,500 28.01
38.63 1,124,600 9.1 38.63 - 0
$ 9.94-$38.63 7,242,939 6.6 $22.88 4,637,878 $19.92
</TABLE>
Bonus Award Shares
Under the terms of the Company's Cash Bonus Plan covering Robert I. Toll, Mr.
Toll is entitled to receive cash bonus awards based upon the pre-tax earnings
and stockholders' equity of the Company. In December 1998, Mr. Toll and the
Board of Directors agreed that any bonus payable for each of the three fiscal
years ended October 31, 2001 will be made (except for specific conditions) in
shares of the Company's Common Stock using the value of the stock as of the
date of the agreement ($24.25 per share). The stockholders approved the plan
at the Company's 1999 Annual Meeting. The Company recognized compensation
expense in 2001 of $6,855,000, in 2000 of $4,413,000 and in 1999 of
$1,395,000, which represented the fair market value of the shares issued to
Mr. Toll (220,001 shares in 2001, 135,792 shares in 2000 and 79,686 shares in
1999). On October 31, 2001, 2000 and 1999, the closing price of the Company's
Common Stock on the New York Stock Exchange was $31.16, $32.50 and $17.50,
respectively. Under the Company's deferred compensation plan Mr. Toll can
elect to defer receipt of his bonus until a future date. Mr. Toll elected to
defer receipt of his bonus for fiscal 2001.
In December 2000, Mr. Toll and the Board of Directors agreed that any bonus
payable for each of the three fiscal years ended October 31, 2004 will be made
(except for specific conditions) in shares of the Company's Common Stock using
the value of the stock as of the date of the agreement ($38.625 per share).
The stockholders approved the plan at the Company's 2001 Annual Meeting.
Employee Stock Purchase Plan
The Company's Employee Stock Purchase Plan enables substantially all employees
to purchase the Company's Common Stock for 95% of the market price of the
stock on specified offering dates or at 85% of the market price of the stock
on specified offering dates subject to restrictions. The plan, which
terminates in December 2007, provides that 300,000 shares be reserved for
purchase. As of October 31, 2001, a total of 226,974 shares were available for
issuance.
The number of shares and the average prices per share issued under this plan
during each of the three fiscal years ended October 31, 2001, 2000 and 1999
were 6,268 shares and $30.48; 6,309 shares and $19.41; and 12,182 shares and
$16.97, respectively. No compensation expense was recognized by the Company
under this plan.
7. Earnings Per Share Information
<TABLE>
<CAPTION>
Information pertaining to the calculation of earnings per share for each of
the three years ended October 31, 2001 is as follows (amounts in thousands):
2001 2000 1999
<S> <C> <C> <C>
Basic weighted average shares 35,835 36,269 36,689
Common stock equivalents 2,848 1,144 747
Diluted weighted average shares 38,683 37,413 37,436
</TABLE>
8. Employee Retirement Plan
The Company maintains a salary deferral savings plan covering substantially
all employees. The plan provides for Company contributions totaling 2% of all
eligible compensation, plus 2% of eligible compensation above the social
security wage base, plus matching contributions of up to 2% of eligible
compensation of employees electing to contribute via salary deferrals. Company
contributions with respect to the plan totaled $3,141,000, $ 2,579,000, and
$1,876,000, for the years ended October 31, 2001, 2000 and 1999, respectively.
9. Extraordinary Loss from Extinguishment of Debt
In January 1999, the Company called for the redemption of all of its
outstanding 9 1/2% Senior Subordinated Notes due 2003 at 102% of the principal
amount plus accrued interest. The redemption resulted in an extraordinary loss
in fiscal 1999 of $1,461,000, net of $857,000 of income tax benefit. The loss
represented the redemption premium and a write-off of unamortized deferred
issuance costs.
10. Commitments and Contingencies
At October 31, 2001, the Company had agreements to purchase land and improved
home sites for future development with purchase prices aggregating
approximately $721,129,000, of which $42,658,000 had been paid or deposited.
Purchase of the properties is contingent upon satisfaction of certain
requirements by the Company and the sellers.
At October 31, 2001, the Company had agreements of sale outstanding to deliver
2,727 homes with an aggregate sales value of approximately $1,411,374,000.
At October 31, 2001, the Company was committed to make approximately
$290,000,000 of mortgage loans to its homebuyers and to others. All loans
with committed interest rates are covered by take-out commitments from third-
party lenders, resulting in no interest rate risk to the Company. The Company
also arranges a variety of mortgage programs that are offered to its
homebuyers through outside mortgage lenders.
The Company is involved in various claims and litigation arising in the
ordinary course of business. The Company believes that the disposition of
these matters will not have a material effect on the business or on the
financial condition of the Company.
11. Related Party Transactions
To take advantage of commercial real estate opportunities that may present
themselves from time to time, the Company formed Toll Brothers Realty
Trust (the "Trust"), a venture that is effectively owned one-third by the
Company; one-third by a number of senior executives and/or directors,
including Robert I. Toll, Bruce E. Toll (and certain family members), Zvi
Barzilay (and certain family members), and Joel H. Rassman; and one-third by
the Pennsylvania State Employees Retirement System (collectively, the
"Shareholders").
In June 2000, the Shareholders entered into a subscription agreement whereby
each group agreed to invest additional capital in an amount not to exceed
$9,259,000 if required by the Trust. The commitment expires in June 2002.
At October 31, 2001, the Company had an investment of $7,471,000 in the
Trust. This investment is accounted for on the equity method.
The Company provides development, finance and management services to the
Trust and received fees under the terms of various agreements in the amount of
$1,672,000, $1,392,000 and $2,524,000 in fiscal 2001, 2000 and 1999,
respectively.
During fiscal 2000, the Company repurchased 250,000 shares of its Common Stock
from Bruce E. Toll at $30 per share, a price that was within the trading range
of the Company's Common Stock on the dates of the transactions.
12. Supplemental Disclosure to Statements of Cash Flows
<TABLE>
<CAPTION>
The following are supplemental disclosures to the statements of cash flows for
each of the three years ended October 31, 2001 (amounts in thousands):
2001 2000 1999
<S> <C> <C> <C>
Cash flow information:
Interest paid, net of amount capitalized $ 26,985 $21,548 $17,469
Income taxes paid $108,750 $54,700 $49,250
Non-cash activity:
Cost of inventory acquired through
seller financing $ 34,662 $ 8,321 $ 7,504
Investment in unconsolidated subsidiary
acquired through seller financing $ 4,500
Income tax benefit related to exercise
of employee stock options $ 5,396 $ 2,128 $ 541
Stock bonus awards $ 4,413 $ 1,395 $ 2,462
Contributions to employee retirement plan $ 791 $ 641 $ 490
Acquisition of company:
Fair value of assets acquired $56,026
Liabilities assumed $44,934
Cash paid $11,092
</TABLE>
<TABLE>
<CAPTION>
Summary Consolidated Quarterly Financial Data (Unaudited)
(Amounts in thousands, except per share data):
Three months ended
Oct. 31 July 31 April 30 Jan. 31
Fiscal 2001:
<S> <C> <C> <C> <C>
Revenue $655,752 $584,068 $514,524 $475,261
Income before income taxes $108,183 $ 94,160 $ 72,351 $ 63,195
Net Income $ 68,526 $ 59,444 $ 45,778 $ 39,925
Earnings per share
Basic $ 1.96 $ 1.66 $ 1.26 $ 1.10
Diluted $ 1.84 $ 1.54 $ 1.17 $ 1.01
Weighted average number
of shares
Basic 34,910 35,838 36,428 36,163
Diluted 37,331 38,706 39,282 39,415
Fiscal 2000:
Revenue $614,793 $464,532 $390,486 $344,551
Income before income taxes $ 92,484 $ 58,791 $ 44,363 $ 35,328
Net Income $ 58,366 $ 37,234 $ 27,950 $ 22,393
Earnings per share*
Basic $ 1.62 $ 1.03 $ 0.77 $ 0.61
Diluted $ 1.52 $ 1.00 $ 0.75 $ 0.61
Weighted average number
of shares
Basic 36,061 36,146 36,396 36,471
Diluted 38,486 37,219 37,036 36,909
</TABLE>
* Due to rounding, the sum of the quarterly earnings per share amounts may not
equal the reported earnings per share for the year.
<TABLE>
<CAPTION>
TOLL BROTHERS, INC. AND SUBSIDIARIES
SCHEDULE II - VALUATION AND QUALIFYING ACCOUNTS
(Amounts in thousands)
Balance at Charged to Charged to Balance at
Beginning Costs and Other End
Description of Period Expenses Accounts Deductions of Period
<S> <C> <C> <C> <C> <C>
Net realizable value
reserves for
inventory of land
and land development
costs:
Year ended
October 31, 1999:
New Jersey $ 3,708 $ 3,708
Year ended
October 31, 1999:
New Jersey $ 3,708 $ 3,708
Year ended
October 31, 1999:
New Jersey $ 3,708 3,708 $ -
</TABLE>
1
2
</TEXT>
</DOCUMENT>