<PAGE>
RULE NO. 424(b)(3)
REGISTRATION NO. 333-2332
PROSPECTUS
3,000,000 SHARES
[LOGO] FORTRESS
THE FORTRESS GROUP, INC.
COMMON STOCK
---------------
All of the shares of common stock, $.01 per share (the "Common Stock"), of
The Fortress Group, Inc. (the "Company") offered hereby are being sold by the
Company. Prior to this offering, there has been no public market for the
Common Stock of the Company. See "Underwriting" for a discussion of the
factors to be considered in determining the initial public offering price. The
Common Stock has been approved for quotation on The Nasdaq National Market
under the trading symbol "FRTG," pending notification of issuance.
Concurrently with the Common Stock Offering, the Company is offering, by
means of a separate prospectus, $100 million aggregate principal amount of its
13.75% Senior Notes due 2003 (the "Senior Notes"). This Common Stock Offering
is conditioned upon, and is a condition to the consummation of, such Senior
Notes offering. See "Senior Notes Offering."
SEE "RISK FACTORS" FOR A DISCUSSION OF CERTAIN MATERIAL FACTORS THAT SHOULD
BE CONSIDERED IN CONNECTION WITH AN INVESTMENT IN THE COMMON STOCK.
---------------
THESE SECURITIES HAVE NOT BEEN APPROVED OR DISAPPROVED BY THE SECURITIES AND
EXCHANGE COMMISSION OR ANY STATE SECURITIES COMMISSION NOR HAS THE
SECURITIES AND EXCHANGE COMMISSION OR ANY STATE SECURITIES COMMISSION
PASSED UPON THE ACCURACY OR ADEQUACY OF THIS PROSPECTUS. ANY
REPRESENTATION TO THE CONTRARY IS A CRIMINAL OFFENSE.
---------------
THE ATTORNEY GENERAL OF THE STATE OF NEW YORK HAS NOT PASSED
ON OR ENDORSED THE MERITS OF THIS OFFERING. ANY
REPRESENTATION TO THE CONTRARY IS UNLAWFUL.
<TABLE>
- ------------------------------------------------------------------------------
- ------------------------------------------------------------------------------
<CAPTION>
UNDERWRITING DISCOUNTS PROCEEDS TO
PRICE TO PUBLIC AND COMMISSIONS(1) COMPANY(2)
- ------------------------------------------------------------------------------
<S> <C> <C> <C>
Per Share........ $9.00 $0.63 $8.37
- ------------------------------------------------------------------------------
Total(3)......... $27,000,000 $1,890,000 $25,110,000
- ------------------------------------------------------------------------------
- ------------------------------------------------------------------------------
</TABLE>
(1) The Company has agreed to indemnify the Underwriters against certain
liabilities, including liabilities under the Securities Act of 1933, as
amended. See "Underwriting."
(2) Before deducting expenses payable by the Company, estimated at $2,500,000.
(3) The Company has granted to the Underwriters a 30-day option to purchase up
to 450,000 additional shares of Common Stock solely to cover over-
allotments, if any. If the Underwriters exercise this option in full, the
total Price to Public, Underwriting Discounts and Commissions and Proceeds
to Company will be $31,050,000, $2,173,500, and $28,876,500, respectively.
See "Underwriting."
The shares of Common Stock are offered by the several Underwriters when, as,
and if delivered to and accepted by the Underwriters, and subject to various
prior conditions, including the right to reject orders in whole or in part. It
is expected that delivery of share certificates will be made against payment
therefor at the offices of Furman Selz LLC, 230 Park Avenue, New York, New
York 10169 on or about May 21, 1996.
FURMAN SELZ
BT SECURITIES CORPORATION
SOUTHEAST RESEARCH PARTNERS, INC.
---------------
The date of this Prospectus is May 16, 1996
<PAGE>
[LOGO] FORTRESS
THE FORTRESS GROUP, INC.
[FOLD-OUT]
[PHOTOGRAPHS]
----------------
IN CONNECTION WITH THIS OFFERING, THE UNDERWRITERS MAY OVER-ALLOT OR EFFECT
TRANSACTIONS WHICH STABILIZE OR MAINTAIN THE MARKET PRICE OF THE COMMON STOCK
AT LEVELS ABOVE THOSE WHICH MIGHT OTHERWISE PREVAIL IN THE OPEN MARKET. SUCH
TRANSACTIONS MAY BE EFFECTED ON THE NASDAQ STOCK MARKET, IN THE OVER-THE-
COUNTER MARKET OR OTHERWISE. SUCH STABILIZING, IF COMMENCED, MAY BE
DISCONTINUED AT ANY TIME.
2
<PAGE>
[PHOTO Austin, Texas] [PHOTO Las Vegas, Nevada]
The Fortress Group, Inc.
Builders Awards
1995
Buffington Homes
1995 National Association of Home Builders
One of the Austin Area's Leading
Home Builders
1995 Home Buyers Warranty Corporation
Diamond Builders Award
Christopher Homes
1995 Pacific Coast Builders Gold Nugget Award
of Merit as one of the Country's Best Builders
in the West
Genesee Homes
1995 Builder Magazine Gold Medal Award
as the Country's Best Builder
Constructing 100-500 Homes Annually
Sunstar Homes
1995 Raleigh--Wake County Home Builders
Association Builder of the Year
1993-94
Buffington Homes
1994 Texas Capital Area Builders Association
Outstanding Performance Award
1993 Texas Capital Area Builders Association
Outstanding Performance Award
Christopher Homes
1993 Builder Magazine Builders Spotlight
Business Excellence Award as one of
America's Best Builders
Sunstar Homes
1994 Triangle Sales & Marketing Council
Builder of the Year
1990-92
Buffington Homes
1991 Texas Association of Realtors
Volume Builder of the Year
Sunstar Homes
1992 Raleigh--Wake County Home Builders
Association Builder of the Year
1990 Triangle Sales & Marketing Council
Builder of the Year
[PHOTO Denver, Colorado]
<PAGE>
[PHOTO APPEARS HERE]
Las Vegas, Nevada
[PHOTO APPEARS HERE]
Raleigh, North Carolina
[PHOTO APPEARS HERE]
Las Vegas, Nevada
[PHOTO APPEARS HERE]
Austin, Texas
[PHOTO APPEARS HERE]
Austin, Texas
<PAGE>
PROSPECTUS SUMMARY
Simultaneously with the closing of the offering by this Prospectus and of the
concurrent offering by the Company of the Senior Notes (together, the
"Offerings"), the Company will acquire, in a series of transactions
(collectively, the "Acquisitions") in exchange for cash and shares of Preferred
and Common Stock, four homebuilding companies which have operations in seven
separate markets (the "Founding Builders"). Unless otherwise indicated, all
references to the "Company" herein include the Founding Builders and references
to "Fortress" shall mean The Fortress Group, Inc. prior to the effectiveness of
the Acquisitions.
The following summary is qualified in its entirety by the detailed
information and financial statements, including the notes thereto, appearing
elsewhere in this Prospectus. Unless otherwise indicated, all such financial
information and share and per share data in this Prospectus (i) have been
adjusted to give effect to the Acquisitions (ii) provides for an initial public
offering price of $9.00 per share for the Common Stock and (iii) assume that
the Underwriters' over-allotment option is not exercised. Prospective investors
should carefully consider the matters set forth in "Risk Factors."
THE COMPANY
The Company is a national homebuilding company designing, building and
selling single family homes in the metropolitan areas surrounding Las Vegas,
Nevada; Austin and San Antonio, Texas; Tucson, Arizona; Denver and Fort
Collins, Colorado; and Raleigh-Durham, North Carolina. The Company offers high-
quality, innovative homes, targeting a diverse range of market segments
including the first-time, entry-level buyer, move-up buyer and executive/luxury
home buyer. The Company markets a wide range of single family detached and
attached homes ranging in size from 1,000 square feet to 5,500 square feet at
prices ranging primarily from $80,000 to $600,000. As of March 31, 1996, the
average sales price of the Company's homes closed was $192,400.
The Company has entered into agreements to acquire, simultaneously with the
closing of the Offerings, four established homebuilders operating in the above
markets, each of which will become a wholly-owned subsidiary of Fortress.
Substantially all of the former owners of the Founding Builders will remain as
senior managers of these subsidiaries, subject to employment and non-compete
agreements, and will own approximately 54.4% of the outstanding capital stock
of the Company upon consummation of the Offerings. The four Founding Builders
which comprise the Company achieved revenue growth from $56.1 million in 1991
to $199.0 million in 1995, representing a compound annual growth rate of 37.2%.
The Company attributes this growth principally to the market knowledge and
experience of its local management teams and strong economic conditions in
these markets. At March 31, 1996, the Company was selling homes in a total of
54 communities, compared to 36 communities at March 31, 1995. On a combined
basis from January 1, 1996 through March 31, 1996, the Company had closed 212
homes and as of March 31, 1996, had a backlog of 736 homes under contract. This
compares to closings of 206 homes in the first quarter of 1995 and a backlog of
382 homes as of March 31, 1995.
The Company was created, and will be managed, with an emphasis on the
following key operating strategies:
. Maintaining strong market positions in attractive housing markets. The
geographic markets in which the Company operates have experienced growth
in both population and employment that have been in excess of the
national average for the past five years. Each of the geographic markets
is forecasted to continue to experience growth in population and
employment, as well as housing starts, in excess of the national average
through 1999. Within each of these markets, management believes that the
Founding Builders have established strong market positions in their
respective market segments. Since 1987 the Founding Builders have built a
total of approximately 4,750 homes in these markets.
. Reducing the risk of cyclicality through geographic and product
diversification. By operating in seven geographic markets, the Company
believes that it is less subject to the effects of local and regional
3
<PAGE>
economic cycles than homebuilders that operate in a single geographic
market. By offering homes that range from entry-level to customized luxury
models, and by targeting home buyers ranging from young families to
"empty-nesters," the Company believes that it mitigates its exposure to
economic factors that may disproportionately affect certain income or
demographic groups. The Company also believes that its broad selection of
innovative home styles, its wide variety of pre-planned and pre-costed
options and its willingness to customize homes in some markets
differentiates the Company from many other local and national homebuilders
and generates improved customer satisfaction while enhancing the Company's
overall profit margins.
. Enhancing profitability through an improved capital structure and
operating synergies. Management expects that the reduced cost of capital
and additional cash provided by the Offerings, as well as the Company's
new credit facility, will contribute to the Company's profitability by
reducing the Founding Builders' average financing cost, which was
approximately 18.3% in 1995, and by providing additional cash to fund
home construction. The Company also believes that other cost savings will
be realized from combining the operations of the Founding Builders in
areas such as purchasing, insurance and certain administrative functions.
. Combining decentralized operations with experienced management. The
Company was founded on the belief that homebuilding is localized and is
most successful when managed by experienced and cycle-tested local
managers who have developed in-depth market knowledge and strong local
relationships. The local managers will control the day-to-day operations
in their respective markets and will be principally responsible for the
operating companies' profitability and growth. The Company has
implemented policies and procedures to insure that the operating
subsidiaries are achieving profitability and growth goals. These include
strict, centralized financial controls and cash management policies as
well as comprehensive planning and reporting systems that require
approval by the corporate senior management team of, among other items,
all projects and material capital commitments.
. Limiting the Company's exposure to real estate-related risks. Management
attempts to minimize risks associated with land ownership and maximize
return on invested capital by deferring, to the extent practicable,
substantial investment in land until the later phases of the land
development and construction process. The Company attempts to control a
two- to four-year supply of lots based on its expected absorption rates.
In some markets, the Company generally acquires fully developed lots
pursuant to options or purchase contracts in quantities sufficient to
satisfy near-term demands. In other markets, the Company strives to
control undeveloped land (through options or contingent purchase
contracts) through most of the zoning and land development process,
closing on such land as close as possible to the start of home
construction. These acquisitions are generally limited to smaller tracts
of entitled land that will yield 25 to 100 lots when developed. By
limiting its land acquisitions and development activities generally to
smaller parcels of land, the Company reduces the financial and market
risks associated with owning land during the development period.
. Actively pursuing internal and external growth opportunities. The Company
intends to implement a growth strategy that focuses on accelerated growth
in the Company's current markets through the improved access to capital
that will be provided by the Offerings and expansion into new markets
through the selective acquisition of other established homebuilding
companies. Management believes that, because of the fragmented nature of
the homebuilding industry, there are significant opportunities to acquire
a number of existing homebuilding companies that satisfy the Company's
profitability, investment return and other criteria. Management believes
that the Company will be an attractive acquiror of such companies due to,
among other factors, (i) the benefits of being part of a larger,
publicly-held company, (ii) the attractiveness of the Company's
decentralized operating philosophy, and (iii) the combined experience of
the Fortress and Founding Builders' management team. In evaluating
potential acquisition candidates, the Company seeks homebuilding
companies with an established market presence, a profitable track record
and an experienced management team. The Company intends to acquire
homebuilding companies that the Company believes should have a positive
impact on the Company's earnings.
4
<PAGE>
THE COMMON STOCK OFFERING
<TABLE>
<S> <C>
Common Stock offered by the
Company..................... 3,000,000 shares
Common Stock to be
outstanding after the Common
Stock Offering.............. 11,464,375 shares(1)
Use of proceeds.............. Repay outstanding indebtedness of the Company's
subsidiaries (including repurchase of a minority
interest), make certain cash payments to the
former stockholders of the Founding Builders in
connection with the Acquisitions, and the
balance for general corporate purposes, which
may include acquisitions.
Nasdaq National Market
symbol...................... FRTG
</TABLE>
- --------
(1) Does not include up to 575,000 additional shares reserved for issuance
pursuant to the Company's Stock Option Plan and up to 575,000 shares
reserved for issuance pursuant to the Company's Bonus Award Plan. It is
anticipated that options to acquire approximately 150,000 shares of Common
Stock will be granted under the Stock Option Plan on or prior to the
consummation of this Common Stock Offering at the public offering price.
See "Management--Stock Option Plan" and "Management--Bonus Award Plan."
CONCURRENT SENIOR NOTES OFFERING
Concurrently with the Common Stock Offering, the Company is offering, by
separate prospectus, $100 million aggregate principal amount of its Senior
Notes. The consummation of the offering of Common Stock made hereby is
conditioned upon, and is a condition to, the consummation of the Senior Notes
offering. See "Senior Notes Offering."
5
<PAGE>
SUMMARY FINANCIAL AND OPERATING DATA
COMBINED PREDECESSOR COMPANIES(1)
(DOLLARS IN THOUSANDS, EXCEPT PER SHARE AMOUNTS AND OPERATING DATA)
(UNAUDITED)
<TABLE>
<CAPTION>
YEAR ENDED DECEMBER 31,
---------------------------------------------------------------
1995
-----------------------------
PRO
FORMA
FOR PRO FORMA
ACQUISI- AS
1991 1992 1993 1994 ACTUAL TIONS(2) ADJUSTED(3)
------- ------- -------- -------- -------- -------- -----------
<S> <C> <C> <C> <C> <C> <C> <C>
STATEMENT OF
OPERATIONS DATA:
Revenue......... $56,125 $82,543 $148,269 $174,715 $199,029 $199,029 $199,029
Gross profit.... 5,788 11,060 22,124 28,431 31,595 31,595 34,895
Operating income
(loss)......... 348 2,232 4,169 5,411 6,750 6,948 10,248
Income (loss)
before
provision/benefit
for income
taxes.......... 847 2,678 4,898 4,828 6,076 6,274 10,303
Net income
(loss) (4)..... $ 742 $ 2,349 $ 3,973 $ 4,745 $ 6,055 $ 3,935 $ 6,388
======= ======= ======== ======== ======== ======== ========
Net income (loss)
per share (5).. $ .46 $ .68
======== ========
Ratio of
earnings to
fixed
charges(6)..... 1.7x 1.2x 1.2x 1.6x
<CAPTION>
THREE MONTHS ENDED MARCH 31,
----------------------------------------------------------
1995 1996
----------------------------- ----------------------------
PRO PRO
FORMA PRO FORMA
FOR FORMA FOR PRO FORMA
ACQUISI- AS ACQUISI- AS
ACTUAL TIONS(2) ADJUSTED(3) ACTUAL TIONS(2) ADJUSTED(3)
------- --------- ----------- ------- -------- -----------
<S> <C> <C> <C> <C> <C> <C>
STATEMENT OF
OPERATIONS DATA:
Revenue......... $36,869 $36,869 $36,869 $41,312 $41,312 $41,312
Gross profit.... 5,579 5,579 6,064 6,559 6,559 7,051
Operating income
(loss)......... 102 (109) 376 949 535 1,027
Income (loss)
before
provision/benefit
for income
taxes.......... 69 (142) 501 986 572 1,169
Net income
(loss) (4)..... $ 69 $ (88) $ 311 $ 986 $ 370 $ 725
======= ========= =========== ======= ======== ===========
Net income (loss)
per share (5).. $ (.01) $ .03 $ .04 $ .08
========= =========== ======== ===========
Ratio of
earnings to
fixed
charges(6)..... (6) (6) (6) (6)
</TABLE>
<TABLE>
<CAPTION>
THREE MONTHS
YEAR ENDED DECEMBER 31, ENDED MARCH 31,
-------------------------------------------- -----------------
1991 1992 1993 1994 1995 1995 1996
-------- -------- -------- -------- -------- -------- --------
<S> <C> <C> <C> <C> <C> <C> <C>
OPERATING DATA:
Units:
New contracts, net of
cancellations......... 378 660 870 1,015 1,100 231 489
Closings............... 356 541 838 966 998 206 212
Backlog(7)............. 157 276 308 357 459 382 736
Aggregate sales value of
backlog (in
thousands)(7).......... $ 26,284 $ 61,378 $ 57,914 $ 78,760 $ 97,242 $ 79,080 $141,076
Average sales price per
home closed............ $157,700 $152,600 $171,300 $176,400 $190,700 $179,000 $192,400
</TABLE>
<TABLE>
<CAPTION>
MARCH 31, 1996
---------------------------------------
PRO FORMA FOR PRO FORMA
ACTUAL ACQUISITIONS(8) AS ADJUSTED(9)
-------- --------------- --------------
<S> <C> <C> <C>
BALANCE SHEET DATA:
Cash................................... $ 1,697 $ 1,697 $ 13,419
Inventory.............................. 119,559 119,559 119,673
Total assets........................... 133,145 133,145 146,904
13.75% Senior Notes due 2003........... -- -- 100,000
Notes and mortgages payable............ 98,707 98,707 --
Minority interests..................... 1,348 1,348 187
Stockholders' equity................... 10,211 4,332 26,917
</TABLE>
(continued on next page)
6
<PAGE>
<TABLE>
<CAPTION>
YEAR ENDED DECEMBER 31, THREE MONTHS ENDED MARCH 31,
----------------------------------------- --------------------------------------------
1995 1995 1996
--------------------- --------------------- ----------------------
PRO FORMA AS PRO FORMA AS PRO FORMA AS
1993 1994 ACTUAL ADJUSTED(3) ACTUAL ADJUSTED(3) ACTUAL ADJUSTED(3)
-------- -------- ------- ------------ ------- ------------ -------- ------------
<S> <C> <C> <C> <C> <C> <C> <C> <C>
SUPPLEMENTAL FINANCIAL
DATA:
EBIT(10).............. $ 13,462 $ 15,069 $19,447 $19,599 $ 2,157 $1,908 $ 3,093 $2,621
Depreciation and
amortization......... 396 613 621 621 93 93 151 151
-------- -------- ------- ------- ------- ------ -------- ------
EBITDA(10)............ $ 13,858 $ 15,682 $20,068 $20,220 $ 2,250 $2,001 $ 3,244 $2,772
======== ======== ======= ======= ======= ====== ======== ======
Cash flows from:
Operating activities.. $(18,419) $(25,027) $(1,754) $(8,647) $(10,865)
Investing activities.. (114) (839) (936) (129) (117)
Financing activities.. 19,359 27,921 534 6,219 9,869
-------- -------- ------- ------- --------
Net increase (decrease)
in cash and cash
equivalents............ $ 826 $ 2,055 $(2,156) $(2,557) $ (1,013)
======== ======== ======= ======= ========
Interest:
Interest
incurred(11)......... $ 7,890 $ 11,684 $16,081 $13,750 $ 3,076 $3,438 $ 3,377 $3,438
Interest capitalized.. 7,820 11,548 15,961 13,750 3,048 3,438 3,329 3,438
-------- -------- ------- ------- ------- ------ -------- ------
Interest expensed
directly............. 70 136 120 0 28 0 48 0
Previously capitalized
interest amortized to
cost of sales........ 8,558 9,199 12,505 9,160 1,908 1,385 2,005 1,455
-------- -------- ------- ------- ------- ------ -------- ------
Total interest
expensed............. $ 8,628 $ 9,335 $12,625 $ 9,160 $ 1,936 $1,385 $ 2,053 $1,455
======== ======== ======= ======= ======= ====== ======== ======
EBITDA/Interest
incurred............... 1.8x 1.3x 1.2x 1.5x .7x .7x 1.0x .9x
Gross profit margin
percentage(12)......... 14.9% 16.3% 15.9% 17.5% 15.1% 16.4% 15.9% 17.1%
SG&A as a percentage of
revenue(13)............ 12.1% 13.2% 12.5% 12.4% 14.9% 15.4% 13.6% 14.6%
</TABLE>
- --------
(1) As a result of the substantial continuing interests in the Company of the
former stockholders of the Founding Builders and Fortress (the "Combined
Predecessor Companies"), the historical financial information of the
Combined Predecessor Companies has been combined on a historical cost
basis for all periods presented as if these companies had always been
members of the same operating group. However, during the periods
presented, the Founding Builders were not under common control or
management. Additionally, all of the Founding Builders were S corporations
through December 31, 1995 with the exception of Buffington which converted
to an S corporation effective January 1, 1994. As S corporations, the
Founding Builders were not subject to federal income tax. Accordingly, the
data presented should not be viewed as comparable to or indicative of the
post-combination results to be achieved by the Company.
(2) Pro Forma for Acquisitions data reflect adjustments for the Acquisitions
including: (i) compensation differentials to former owners and employees
of the Founding Builders of $1,857 for 1995 and $0 and $203 for the three
months ended March 31, 1996 and 1995, respectively; (ii) incremental
selling, general and administrative expenses associated with Fortress
corporate activities of $1,659 for 1995 and $414 for each of the three
months ended March 31, 1996 and 1995; and (iii) incremental income taxes
of $2,318 for 1995 and $202 for the three months ended March 31, 1996 and
an income tax benefit of $54 for the three months ended March 31, 1995,
which would have resulted if the entities had been combined and subject to
the effective federal and state statutory income tax rates. See "Notes to
the Pro Forma Combined Financial Statements."
(3) Pro Forma as Adjusted data reflect adjustments for the Acquisitions
described in footnote (2) and for the Offerings and the application of
proceeds therefrom as described in "Use of Proceeds." Specifically, the
adjustments assume that the proceeds of the Senior Notes Offering are used
to refinance the Company's average
7
<PAGE>
debt outstanding of approximately $88.0 million for 1995 and approximately
$93.2 million and $88.9 million for the three months ended March 31, 1996
and 1995, respectively, and approximately $7.2 million of the net proceeds
of the Common Stock Offering are used to satisfy obligations to the
Founding Builders' owners and repurchase a minority interest. These
adjustments result in a reduction in interest expense of $3,465 and a
reduction in minority interest expense of $609 for 1995 and a reduction of
interest expense of $550 and $523 and a reduction in minority interest of
$57 and $130 for the three months ended March 31, 1996 and 1995,
respectively.
Had these pro forma adjustments assumed that (i) all of the net proceeds
from the Common Stock Offering were applied to satisfy obligations to the
Founding Builders' Owners, repurchase a minority interest and reduce $15.4
million of the average debt outstanding for 1995 and for the three months
ended March 31, 1996 and 1995, and (ii) approximately $72.5 million for
1995 and approximately $77.7 million and $73.4 million for the three
months ended March 31, 1996 and 1995, respectively, of the proceeds of the
Senior Notes Offering were used to refinance the remainder of the
Company's average debt outstanding, the pro forma interest expense
adjustment would have been $5,264 for 1995 and $836 and $796 for the three
months ended March 31, 1996 and 1995, respectively, and the Company's Pro
Forma as Adjusted net income would have been $7.4 million and $.65 per
share for 1995 and the Company's Pro Forma as Adjusted net income would
have been $902 and $480 and $.08 and $.04 per share for the three months
ended March 31, 1996 and 1995, respectively. See Note (j) of "Notes to the
Pro Forma Combined Financial Statements."
(4) Each of the Founding Builders with the exception of Buffington was an S
corporation or partnership through March 31, 1996 and, accordingly, was
not subject to federal income taxes. Buffington converted from a C
corporation to an S corporation effective January 1, 1994. Except for the
"Pro Forma" columns, Net income does not give effect to the conversion
from S corporation to C corporation status and the resulting imposition
of federal income tax.
(5) The Pro Forma for Acquisitions weighted average shares outstanding of
8,464,375 consists of: (i) 2,230,500 shares issued by Fortress prior to
the Offering; and (ii) 6,233,875 shares to be issued to the stockholders
of the Founding Builders in connection with the Acquisitions. The Pro
Forma as Adjusted weighted average shares outstanding of 9,413,181
consists of: (i) the 8,464,375 shares described above, plus; (ii) 779,708
shares being sold in the Common Stock Offering to pay the cash portion of
the consideration for the Founding Builders; and (iii) 169,098 shares
being sold to acquire the Company's minority interest.
(6) The ratio of earnings to fixed charges is calculated by dividing earnings
by fixed charges. For this purpose, "earnings" means income before
provision for income taxes plus fixed charges (other than capitalized
interest). "Fixed charges" means total financing costs whether
capitalized or expensed on outstanding debt and minority interest. The
pro forma ratio of earnings to fixed charges gives effect to the net
decrease in interest expense resulting from the Common Stock Offering and
the Senior Notes Offering (at an assumed interest rate of 11.5%) and the
use of proceeds therefrom to repay existing debt. For the three months
ended March 31, 1996 and 1995 fixed charges exceeded earnings by $386 and
$1,071, respectively. For the three months ended March 31, 1996 and 1995,
the Pro Forma as Adjusted fixed charges exceeded earnings by $735 and
$1,131, respectively. The ratios for 1991 and 1992 are not shown as the
amounts of interest incurred by each of the Founding Builders during
these periods are not available.
(7) At end of period and represents homes sold but not closed.
(8) Pro Forma for Acquisitions balance sheet data gives effect to the
creation of a liability (and a corresponding reduction in stockholders'
equity) for the cash consideration of $5,879 to be paid to the
stockholders of the Founding Builders.
(9) Pro Forma as Adjusted balance sheet data also give effect to the
Offerings and the application of the proceeds therefrom as described in
"Use of Proceeds." See "Notes to the Pro Forma Combined Financial
Statements" for further detail on the pro forma data.
(10) EBIT represents earnings before financing fees, minority interests and
income tax expense. EBITDA represents EBIT plus depreciation and
amortization. The Company has included these data because they are used
by certain investors to measure a company's ability to service and/or
incur debt. EBIT and EBITDA are not measures of financial performance
under generally accepted accounting principles and should not be
considered in isolation or as an alternative to net income as a measure
of operating performance or to cash flows from operating activities as a
measure of liquidity. This information should be read in conjunction with
the Combined Statements of Cash Flows of the Combined Predecessor
Companies and of each of the Founding Builders included elsewhere in this
Prospectus.
(11) Interest incurred is calculated in accordance with the definition set
forth in the Indenture for the Senior Notes and includes stated interest
and financing fees.
(12) Gross profit as a percentage of revenue for the period.
(13) Selling, general and administrative expenses as a percentage of revenue
for the period.
8
<PAGE>
FOUNDING BUILDERS
SUMMARY FINANCIAL DATA
(DOLLARS IN THOUSANDS)
<TABLE>
<CAPTION>
THREE MONTHS
YEAR ENDED DECEMBER 31, ENDED MARCH 31,
------------------------------------------ ----------------
1991 1992 1993 1994 1995 1995 1996
------- ------- ------- ------- ------- ------- -------
<S> <C> <C> <C> <C> <C> <C> <C>
BUFFINGTON (AUSTIN AND
SAN ANTONIO, TEXAS):
Total Revenue......... $19,174 $37,483 $52,140 $64,121 $52,774 $10,804 $14,623
Cost of Sales......... 17,589 34,663 43,801 53,523 44,186 9,195 11,960
Gross Profit.......... 1,585 2,820 8,339 10,598 8,588 1,611 2,663
Selling, General and
Administrative Ex-
pense(1)............. 1,187 1,850 5,931 8,645 8,741 1,767 1,856
Operating Income
(Loss)(1)............ 398 970 2,408 1,953 (153) (156) 807
Net Income (Loss)(1).. 283 631 1,529 1,877 (183) (64) 897
CHRISTOPHER (LAS VEGAS,
NEVADA)(2):
Total Revenue......... $ 3,001 $ 2,710 $17,546 $14,821 $38,612 $ 4,278 $10,481
Cost of Sales......... 2,642 2,201 16,676 12,616 31,834 3,419 8,758
Gross Profit.......... 359 509 870 2,205 6,778 859 1,723
Selling, General and
Administrative Ex-
pense................ 558 324 2,741 3,062 3,512 792 1,051
Operating Income
(Loss)............... (199) 185 (1,872) (857) 3,266 67 672
Net Income (Loss)..... 388 583 (1,208) (498) 3,386 104 680
GENESEE (TUCSON, ARIZO-
NA, FT. COLLINS AND
DENVER, COLORADO):
Total Revenue......... $23,643 $27,320 $57,691 $62,559 $65,030 $13,523 $ 8,901
Cost of Sales......... 21,220 23,501 48,725 53,887 57,620 12,104 8,284
Gross Profit.......... 2,423 3,819 8,966 8,672 7,410 1,409 617
Selling, General and
Administrative Ex-
pense................ 2,621 3,514 6,000 6,804 6,549 1,580 871
Operating Income
(Loss)............... (198) 305 2,966 1,868 861 (161) (784)
Net Income (Loss)..... (198) 305 2,966 1,868 861 (161) (784)
SUNSTAR (RALEIGH-DURHAM,
NORTH CAROLINA):
Total Revenue......... $10,307 $15,030 $20,892 $33,214 $42,600 $ 8,264 $ 7,292
Cost of Sales......... 8,886 12,810 16,943 26,258 33,792 6,574 5,751
Gross Profit.......... 1,421 2,220 3,949 6,956 8,808 1,690 1,541
Selling, General and
Administrative Ex-
pense................ 1,074 1,448 3,282 4,509 6,038 1,335 1,302
Operating Income...... 347 772 620 2,405 2,731 345 231
Net Income (Loss)..... 269 830 686 1,498 1,985 193 178
</TABLE>
- --------
(1) For the years ended December 31, 1994 and 1995, Buffington's financial
results reflect payments made to the S Corporation's shareholders in the
amounts of $2,626 and $1,857, respectively. See note 11 to the Buffington
Combined Financial Statements.
(2) In 1991 and 1992, Christopher's homebuilding operations were conducted
through various partnerships which were primarily accounted for under the
equity method of accounting. As a result, revenues reported in these years
are primarily from management fees paid to Christopher for management and
supervision services.
9
<PAGE>
RISK FACTORS
In addition to the other information contained in this Prospectus, the
following factors should be considered carefully before purchasing any of the
shares of Common Stock offered hereby.
ABSENCE OF COMBINED OPERATING HISTORY
Fortress was founded in June 1995 and has conducted no operations prior to
the Offerings. Fortress has entered into agreements to acquire the Founding
Builders simultaneously with the closing of the Offerings. The Founding
Builders have been operating as separate independent entities and there can be
no assurance that the Company will be able to integrate these businesses on an
economic basis. There also can be no assurance that the recently assembled
management group will be able to oversee the combined entity or effectively
implement the Company's operating or growth strategies. See "Business--Company
Formation and Organization" and "Management."
HOMEBUILDING INDUSTRY MARKET CONDITIONS
The homebuilding industry is cyclical and is significantly affected by
changes in national and local economic and other conditions, such as
employment levels, availability of financing, interest rates, consumer
confidence and housing demand. The risks inherent to homebuilders in
purchasing and developing land increase as consumer demand for housing
decreases. Because of the long-term financial commitment involved in
purchasing a home, general economic uncertainties tend to result in more
caution on the part of home buyers, which caution tends to result in fewer
home purchases. Such uncertainties could adversely affect the performance of
the Company and the market price for its Common Stock. In addition,
homebuilders are subject to various risks, many of which are outside the
control of the homebuilder, including conditions of supply and demand in local
markets, weather conditions and natural disasters, such as hurricanes,
tornados and wildfires, delays in construction schedules, cost overruns,
changes in government regulation, increases in real estate taxes and other
local government fees and availability and cost of land, materials and labor.
Although the principal raw materials used in the homebuilding industry
generally are available from a variety of sources, such materials are subject
to periodic price fluctuations. There can be no assurance that the occurrence
of any of the foregoing will not have a material adverse effect on the
Company.
The homebuilding industry is also subject to the potential for significant
variability and fluctuations in real estate values. Although the Company
believes the real estate assets currently reflected on the Company balance
sheet are reasonable in amount given the size of the Company's business and
are reflected at or below their fair value, no assurances can be given that
write-downs to the net realizable value of some or all of the Company's assets
will not occur if market conditions deteriorate, or that such write-downs,
should they occur, will not be material in amount.
INTEREST RATES; MORTGAGE FINANCING
Virtually all purchasers of the Company's homes finance their acquisitions
through third-party lenders providing mortgage financing. In general, housing
demand is adversely affected by increases in interest rates, unavailability of
mortgage financing, increasing housing costs and unemployment levels. If
mortgage interest rates increase and the ability of prospective buyers to
finance home purchases is adversely affected, the Company's sales, gross
margins and net income and the market price of the Common Stock may be
adversely impacted. The Company's homebuilding activities are also dependent
upon the availability and cost of mortgage financing for buyers of homes owned
by potential customers so those customers ("move-up buyers") can sell their
homes and purchase a home from the Company. In addition, the Company believes
that the availability of Federal Housing Administration ("FHA") and Veterans
Administration ("VA") mortgage financing is an important factor in marketing a
number of its homes. Any limitation or restriction on the availability of such
financing could adversely affect the Company's sales. See "Business--Customer
Financing." Furthermore, changes in Federal income tax laws may affect demand
for new homes. Recently, proposals have been publicly
10
<PAGE>
discussed to eliminate or limit the deductibility of mortgage interest for
Federal income tax purposes and to eliminate or limit tax-free rollover
treatment provided under current law where proceeds of the sale of a principal
residence are reinvested in a new principal residence. Enactment of such
proposals may have an adverse effect on the homebuilding industry in general,
and demand for the Company's products in particular. No prediction can be made
as to whether any such proposals will be enacted and, if enacted, the
particular form such laws would take.
VARIABILITY OF RESULTS
Although the Company, on a combined basis, had net income for fiscal years
1991 through 1995 and for the three months ended March 31, 1996, there can be
no assurance that the Company's profitability will continue. In the future,
the Company expects to continue to experience variability in sales and net
income on a quarterly basis. Factors expected to contribute to this
variability include, among others (i) the timing of home closings and land
sales; (ii) the Company's ability to continue to acquire additional land or
options thereon on acceptable terms; (iii) the condition of the real estate
market and the general economy in the regions where the Company currently
operates and in other markets into which the Company may expand its
operations; (iv) the cyclical nature of the homebuilding industry and changes
in prevailing interest rates and the availability of mortgage financing; and
(v) costs of material and labor and delays in construction schedules. See
"Management's Discussion and Analysis of Financial Condition and Results of
Operations."
COMPETITION
The homebuilding industry is highly competitive and fragmented. Homebuilders
compete for desirable properties, financing, raw materials and skilled labor.
The Company competes for residential sales with other homebuilders, individual
resales of existing homes, available rental housing and, to a lesser extent,
resales of condominiums. The Company's competitors include a number of large
national and regional homebuilding companies and small local homebuilding
companies, some of which may have greater financial resources, easier access
to capital markets and/or lower costs than the Company. See "Business--
Competition and Market Factors."
FINANCING; FUTURE CAPITAL REQUIREMENTS
The homebuilding industry is capital intensive and requires significant up-
front expenditures to acquire and entitle land and commence development.
Accordingly, the Company has incurred substantial indebtedness to finance its
homebuilding activities. At March 31, 1996, on a pro forma basis after giving
effect to the Senior Notes Offering and the anticipated use of proceeds of the
Offerings, total consolidated indebtedness would have been approximately $100
million. Although the Company believes that internally generated funds, the
net proceeds of the Offerings and the Company's available borrowings under a
new revolving credit agreement anticipated to be entered into in connection
with the Offerings (the "Credit Agreement") will be sufficient to fund the
Company's capital and other expenditures (including land purchases in
connection with ordinary development activities and assuming no significant
cash payments in connection with any acquisitions made by the Company) for the
reasonably foreseeable future, there can be no assurance that the amounts
available from such sources will be sufficient. The Company may be required to
seek additional capital in the form of equity or debt financing from a variety
of potential sources, including additional bank financing and/or securities
offerings. The amount and type of such additional capital will be limited by
the terms of the indenture pursuant to which the Senior Notes will be issued
(the "Indenture") and by the Credit Agreement. In addition, the availability
of borrowed funds, especially for land acquisition and construction financing,
has been severely reduced nationally, and the lending community is requiring
increased amounts of equity to be invested in a project by the borrower in
connection with both new loans and the extension of existing loans. If the
Company is not successful in obtaining sufficient capital to fund its planned
capital and other expenditures, new communities planned or begun may be
abandoned or significantly delayed. Any such delay or abandonment could result
in a reduction in sales and may adversely affect the Company's future results
of operations.
11
<PAGE>
The Company's ability to make payments with respect to the Senior Notes and
to satisfy its other debt obligations will depend on its future operating
performance, which will be affected by prevailing economic conditions and
financial, business and other factors, certain of which are beyond the
Company's control. The Company believes, based on current circumstances, that
the Company's cash flow, together with the proceeds of the Offerings and
anticipated borrowings under the Credit Agreement, will be sufficient to
permit the Company to meet its operating expenses and to service its debt
requirements as they become due. Significant assumptions underlie this belief,
including, among other things, that the Company will succeed in implementing
its business strategy and that there will be no material adverse developments
in the business, liquidity or capital requirements of the Company. If the
Company is unable to service its indebtedness, it will be forced to adopt an
alternative strategy that may include actions such as reducing or delaying
capital expenditures, selling assets, restructuring or refinancing its
indebtedness or seeking additional equity capital. There can be no assurance
that any of these strategies could be effected on satisfactory terms, if at
all. See "Management's Discussion and Analysis of Financial Condition and
Results of Operations - Liquidity and Capital Resources." The Indenture will,
among other things, limit the incurrence of additional indebtedness by the
Company and its subsidiaries.
RESTRICTIONS IMPOSED BY TERMS OF INDEBTEDNESS
The Indenture will restrict the ability of the Company and its subsidiaries
to, among other things, incur additional indebtedness, pay dividends or make
certain other restricted payments or investments, consummate certain asset
sales, enter into certain transactions with affiliates, incur liens, or merge
or consolidate with any other person or sell, assign, transfer lease, convey
or otherwise dispose of all or substantially all of their assets. The
Indenture will also impose limitations on the Company's ability to restrict
the ability of its subsidiaries to pay dividends or make certain payments to
the Company or any of its subsidiaries. In addition, the Company anticipates
that the Credit Agreement will contain other and more restrictive covenants
and will require the Company to maintain specified financial ratios and
satisfy certain financial tests. The Company's ability to meet such financial
ratios and tests may be affected by events beyond its control, and there can
be no assurance that the Company will meet such tests. A breach of any of
these covenants could result in an event of default under the Credit
Agreement. In an event of default under the Credit Agreement the lenders
thereunder could elect to declare all amounts borrowed, together with accrued
interest, to be immediately due and payable and the lenders under the Credit
Agreement could terminate all commitments thereunder. If such indebtedness
were to be accelerated, there can be no assurance that the assets of the
Company would be sufficient to repay in full such indebtedness and the other
indebtedness of the Company, including the Senior Notes. See "Description of
Senior Notes" and "Description of Proposed Credit Agreement."
ACQUISITION STRATEGY
The Company expects to implement an acquisition program whereby it will seek
to acquire additional established homebuilding companies with the goal of
increasing revenues and the markets the Company serves. There can be no
assurance that the Company will be able to acquire or profitably manage
additional companies or successfully integrate such additional companies into
the Company. In addition, there can be no assurance that any companies
acquired in the future will be beneficial to the successful implementation of
the Company's overall business strategy, or that such companies will
ultimately produce returns that justify the investment therein. See
"Business--Acquisition Strategy."
The Company currently intends to finance future acquisitions by using shares
of the Company's Common Stock for all or a portion of the consideration to be
paid. In the event that the Company's Common Stock does not maintain a
sufficient market price, or the potential target companies are unwilling to
accept the Company's Common Stock as part of the purchase price, the Company
may be required to use its cash resources, if available, and proceeds from the
Senior Notes and borrowings under the Credit Agreement in order to continue
its acquisition program. If the Company is unable to fund its acquisitions
with its cash resources or funds from the Senior Notes or through the Credit
Agreement, its growth could be limited unless it can obtain the necessary
funds through additional equity or debt financing. There can be no assurance
that the Company will be able to obtain such financing if and when it is
needed or that, if available, it can be obtained on terms acceptable to the
12
<PAGE>
Company. As a result, there is a risk that the Company might be unable to
implement successfully its acquisition strategy.
GOVERNMENT REGULATIONS; ENVIRONMENTAL CONTROLS
The Company is subject to local, state and Federal statutes and rules
regulating certain developmental matters, wetland preservation, zoning,
building design and density requirements which limit the number of homes that
can be built within a particular project and can delay the progress of a
particular project. In addition, certain fees, some of which may be
substantial, may be imposed to defray the cost of providing certain
governmental services and improvements to developing areas. The Company may be
subject to additional costs and delays or may be precluded entirely from
building its projects because of "no growth" or "slow growth" initiatives,
building permit allocation ordinances, building moratoriums or similar
government regulations that could be imposed in the future due to health,
safety, welfare or environmental concerns. The Company must also obtain
certain licenses, permits and approvals from certain government agencies for
certain of its activities, the granting or receipt of which are beyond the
Company's control. See "Business--Government Regulations and Environmental
Controls."
The Company and its competitors are subject to a variety of local, state and
federal statutes, ordinances, rules and regulations concerning the protection
of health and the environment. The particular environmental laws which apply
to any given community vary greatly according to the community site, the
site's environmental conditions and the present and former use of the site.
Environmental laws may result in delays, may cause the Company to incur
substantial compliance and other costs and may also prohibit or severely
restrict development in certain environmentally sensitive regions or areas. In
addition, environmental regulations can have an adverse impact on the
availability and price of certain raw materials such as lumber.
CONTROL OF THE COMPANY
Immediately prior to the consummation of the Offerings, the Existing
Stockholders (as hereinafter defined) will own 100% of the outstanding Common
Stock and, after giving effect to the Acquisitions and the Common Stock
Offering, the Existing Stockholders and the Founding Builders' Owners
(collectively, the "Initial Stockholders") will own approximately 74% of the
outstanding Common Stock (assuming no exercise of the Underwriters' over-
allotment option). As a result, the Initial Stockholders will be able to
substantially influence the affairs and policies of the Company, to effect the
election of directors to control the Board of Directors and to approve or
disapprove any matter submitted to a vote of stockholders of the Company. Upon
consummation of the Offerings, 4 of the 10 members of the Company's initial
Board of Directors will be persons designated by the Existing Stockholders and
6 of the 10 will be persons designated by the Founding Builders' Owners.
Following the Offerings, an additional director nominated by the Existing
Stockholders will be added to the Board of Directors. Thereafter, members of
the Board of Directors will be elected in accordance with the Company's
Certificate of Incorporation and applicable law. See "Board of Directors."
Additionally, each of the Initial Stockholders have entered into a
stockholders' agreement whereby each party has agreed, for the four years
following the Offerings, to vote their shares of Common Stock in order to
cause the nomination and election of four directors nominated by and made up
of Founding Builders' Owners and four directors nominated by Existing
Stockholders. Pursuant to the stockholders' agreement each of the Initial
Stockholders have agreed, for the two years following the Offerings, to vote
their shares of Common Stock in order to cause the election of three
independent directors, two nominated by the Founding Builders' Owners and one
nominated by the Existing Stockholders. See "Description of Capital Stock--
Stockholders' Agreement." The Initial Stockholders and affiliates of the
Initial Stockholders may have conflicts of interest with other stockholders
with respect to the affairs and policies of the Company, and the ownership
position of the Initial Stockholders may have the effect of delaying,
deferring or preventing a change in control of the Company. These factors
could have an adverse effect on the market price of the Common Stock. See
"Company Formation and Organization," "Certain Transactions," "Security
Ownership of Existing Stockholders and Management" and "Description of Capital
Stock."
13
<PAGE>
RELIANCE ON KEY PERSONNEL
The Company's operations are dependent on the continued efforts of its
executive officers and on senior management of the Company. In addition, the
operations of each subsidiary are dependent upon the senior management of the
Founding Builders and may be dependent on the senior management of any
additional homebuilding companies the Company may acquire in the future. If
any of these people become unable to continue in their present roles, or if
the Company is unable to attract and retain other skilled employees, the
Company's business could be adversely affected. See "Management."
ABSENCE OF PUBLIC MARKET AND POSSIBLE FLUCTUATIONS OF STOCK PRICE
Prior to the Offerings, there has been no public market for the Common
Stock. Application has been made to list the Common Stock on the Nasdaq Stock
Market. There can be no assurance, however, that, following the Offerings, a
regular trading market for the Common Stock will develop or be sustained. The
initial public offering price has been determined by negotiations among the
Company, the Existing Stockholders and the Managing Underwriters, and does not
necessarily reflect the market price of the Common Stock after the Offerings.
See "Dilution" and "Underwriting." The market price of the Common Stock could
be subject to significant fluctuation in response to variations in quarterly
operating results and other factors. Government regulation, future
announcements concerning the Company or its competitors, general economic and
business conditions, the level of interest rates, the Company's operating
results and similar matters may have a significant impact on the market price
of the Common Stock.
IMMEDIATE AND SUBSTANTIAL DILUTION
At an offering price of $9.00 per share and assuming no exercise of the
Underwriters' over-allotment option, the purchasers of the shares of Common
Stock offered hereby will experience immediate dilution in the net tangible
book value of their shares of approximately $7.09 per share. See "Dilution."
In the event the Company issues additional Common Stock in the future,
including shares which may be issued in connection with future acquisitions,
purchasers of Common Stock in this Common Stock Offering may experience
further dilution in the net tangible book value per share of the Common Stock
of the Company.
SHARES ELIGIBLE FOR FUTURE SALE
The market price of the Common Stock of the Company could be adversely
affected by the sale of substantial amounts of Common Stock of the Company in
the public market following the Offerings. The 3,000,000 shares of Common
Stock being sold in the Common Stock Offering will be freely tradeable unless
acquired by affiliates (as that term is defined under the rules and
regulations of the Securities Act) of the Company, which shares will be
subject to the resale limitations of Rule 144 ("Rule 144") promulgated under
the Securities Act of 1933, as amended (the "Securities Act").
Simultaneously with the closing of the Offerings and in connection with the
Acquisitions, the Founding Builders' Owners will receive, in the aggregate,
6,233,875 shares of Common Stock and 20,000 shares of the Company's Series A
11% Cumulative Convertible Preferred Stock. See "Company Formation and
Organization--The Acquisitions." These shares are not being offered by this
Prospectus. The Founding Builders' Owners also have certain registration
rights under the Acquisition Agreements with respect to such shares. The
founders of Fortress (James J. Martell, Jr., Jamie M. Pirrello, James
McEneaney, Charles Smith and Patricia Donnelly along with certain additional
investors who acquired shares prior to the Offerings, collectively the
"Existing Stockholders") will hold, in the aggregate, an additional 2,230,500
shares of Common Stock. See "Security Ownership of Existing Stockholders and
Management." None of these 8,464,375 shares will have been acquired in
transactions registered under the Securities Act and, accordingly, such shares
may not be sold except in transactions registered under the Securities Act or
pursuant to an exemption from registration.
The Initial Stockholders have agreed not (without the prior written consent
of the Managing Underwriter) to offer, sell, contract to sell, grant any
option to sell, or otherwise dispose of, directly or indirectly, any shares
14
<PAGE>
of Common Stock or securities convertible into or exercisable or exchangeable
for, any shares of Common Stock or warrants or other rights to purchase shares
of Common Stock or permit the registration of shares of Common Stock owned by
them for a period of 180 days after the date of this Prospectus. Upon
expiration of this period, 15% or 1,269,656 shares of Common Stock held by the
Initial Stockholders as of the closing date will be eligible for sale in the
public market. An additional 25% or 2,116,094 shares of Common Stock will
become eligible for sale in the public market commencing 12 months after the
date of this Prospectus, with an additional 30% or 2,539,312 of such shares
becoming eligible after eighteen months and the remainder becoming eligible
commencing twenty-four months after the date of this Prospectus. The 20,000
shares of Series A 11% Cumulative Convertible Preferred Stock issued in
connection with the acquisition of Genesee is convertible two years after
issuance, will be non-voting until conversion, and would convert into 222,222
shares of Common Stock (at a conversion price of $9.00 per share).
Any sales of Common Stock by the Initial Stockholders are subject to
compliance with the volume, holding period and applicable limitations of Rule
144, or pursuant to a registration statement meeting the requirements the
Securities Act. In connection with the Acquisitions, the holders of one-third
of the Common Stock held by the Founding Builders' Owners also have a one-time
right to require that the Company file a registration statement with the
Securities and Exchange Commission (the "Commission") registering the shares
of Common Stock issued in connection with the Acquisitions anytime during a
one-year period commencing eighteen months after the date of this Prospectus;
provided, however, the Founding Builders' Owners may only sell such registered
shares as are permitted by the transferability restrictions described above.
See "Company Formation and Organization--The Acquisitions." Sales of
substantial amounts of such Common Stock could impair the Company's ability to
raise capital through an offering of securities and could adversely affect the
market price of the Common Stock.
BENEFITS OF THE OFFERING TO EXISTING STOCKHOLDERS
A significant portion of the indebtedness of the Founding Builders to be
repaid with the proceeds of the Offerings is personally guaranteed by certain
of the Founding Builders' Owners. In addition, the Company has agreed to
remove certain of the Founding Builders' Owners from any personal guarantees
that may exist under any indebtedness of the Founding Builders. See "Use of
Proceeds" and "Certain Transactions--Organization of the Company."
Upon consummation of the Offerings, the shares of Common Stock held by the
Existing Stockholders, which shares were issued for nominal consideration,
will have an aggregate market value of approximately $26 million. Prior to the
Offerings, there was no public market for the Common Stock, and, therefore,
the marketability of such Common Stock was limited. If an active trading
market develops and is sustained, after expiration or waiver of the
restrictions on sale imposed by the Company and compliance with the federal
securities laws, the Existing Stockholders will have the ability to sell such
Common Stock. See "Certain Transactions--Organization of the Company" and
"Description of Capital Stock--Shares Eligible for Future Sale."
AVAILABILITY OF PREFERRED STOCK FOR ISSUANCE; POTENTIAL ANTI-TAKEOVER EFFECTS
In addition to Common Stock, the Company's Amended and Restated Certificate
of Incorporation authorizes the issuance of up to 2,000,000 shares of
preferred stock, of which 20,000 shares of the Company's Series A 11%
Cumulative Convertible Preferred Stock shall be issued in connection with the
Acquisition. The Company has not issued any other shares of preferred stock,
and has no present intention to do so. However, the Company may issue
preferred stock in the future whether in connection with acquisitions,
financing transactions or otherwise. The rights and preferences for any series
of preferred stock may be set by the Board of Directors of the Company in its
sole discretion and are likely to be superior to those of the Common Stock. In
such case, the rights of holders of Common Stock may be adversely affected.
Issuance of preferred stock by the Company could have an anti-takeover effect
depending upon the purchaser, particularly when considered in conjunction with
the
15
<PAGE>
share ownership of the Existing Stockholders and the Founding Builders'
Owners. See "Description of Capital Stock--Preferred Stock."
In addition, the Indenture contains a provision requiring the Company to
offer to purchase the Senior Notes in the event of a change of control (as
defined in the Indenture). In some circumstances, that provision may make more
difficult or discourage a takeover of the Company. The Company is incorporated
under the laws of the State of Delaware. Delaware, like many other states,
permits a corporation to adopt a number of measures, through amendment of the
corporate charter or bylaws or otherwise, which may have the effect of
delaying or deterring any unsolicited takeover attempts. In addition, Section
203 of the Delaware General Corporation Law restricts certain "business
combinations" with "interested stockholders" (generally a holder of 15% or
more of the Company's voting stock) for three years following the date that
person becomes an interested stockholder. By delaying or deterring unsolicited
takeover attempts, these provisions could adversely affect prevailing market
prices for the Common Stock. See "Description of Capital Stock--Certain
Provisions Affecting Stockholders."
SENIOR NOTES OFFERING
The offering of Common Stock is being made concurrently with the offering of
$100 million aggregate principal amount of 13.75% Senior Notes due 2003 of the
Company (the "Senior Notes Offering"). The consummation of the Common Stock
Offering is conditioned upon, and is a condition to the consummation of, the
Senior Notes Offering. For a description of certain of the terms of the Senior
Notes, see "Description of Senior Notes."
16
<PAGE>
USE OF PROCEEDS
The net proceeds to be received from the sale of the Common Stock offered
hereby, after deducting underwriting discounts and offering expenses, are
estimated to be approximately $22.6 million ($26.4 million if the
Underwriters' over-allotment option is exercised in full). The net proceeds of
the Senior Notes Offering, after deducting underwriting discounts and offering
expenses, are estimated to be approximately $95.0 million. The following table
sets forth the sources and uses of the cash proceeds from the Offerings:
<TABLE>
<S> <C>
SOURCES:
Net proceeds from Common Stock Offering...................... $ 22,610,000
Net proceeds from Senior Notes Offering...................... 95,000,000
------------
Total sources.............................................. $117,610,000
============
USES:
Repayment of subsidiary indebtedness and repurchase of minor-
ity interest................................................ $ 99,982,000(1)
Cash portion of purchase price paid to Founding Builders'
Owners...................................................... 5,879,000(2)
General corporate purposes................................... 11,749,000
------------
Total uses................................................. $117,610,000
============
</TABLE>
- --------
(1) Represents total indebtedness of the Founding Builders as of March 31,
1996. To the extent this amount is less as of the closing of the
Offerings, the additional proceeds will be used for general corporate
purposes. To the extent this amount is greater as of the closing of the
Offerings, the additional funds required to effect the repayment of such
indebtedness in excess of the proceeds available from the Offerings
(including those specified as available for general corporate purposes)
will be provided by cash from operations or from other sources. The
Company anticipates that up to approximately $15 million of such
indebtedness will remain outstanding in accordance with its terms at the
time of the Offerings.
The outstanding indebtedness incurred by the Founding Builders primarily
consists of secured revolving credit facilities ($76,281,000 as of March
31, 1996) and subordinated investor notes and equity participation loans
($20,463,000 as of March 31, 1996). These credit facilities fund the
homebuilding operations of the Founding Builders including construction and
development activities. The secured revolving facilities bear interest at
annual rates which range from prime plus .5% to 2.0% (prime at March 31,
1996 was 8.25%) and generally require loan commitment fees ranging from
0.5% to 2.5% of the loan commitment. The subordinated investor notes
consist of annualized returns ranging from 12% to 15% and require loan
commitment fees ranging up to 10% of the loan commitment. The equity
participation loans require a 50% share of the profits of the underlying
development financed. The maturity of the outstanding indebtedness varies,
but generally does not extend beyond 1998. The minority interest being
repurchased (for $1,275,000) represents a minority holding in a joint
venture between Sunstar and various third party partners.
(2) See "Company Formation and Organization--The Acquisitions."
Pending such uses, the Company will invest the net proceeds of the Offerings
in short-term, investment-grade, interest-bearing securities. Any net proceeds
to the Company from the exercise of the Underwriters' over-allotment option
will be used for general corporate purposes.
DIVIDEND POLICY
The Company presently anticipates that earnings will be retained to finance
the continuing development of its business. The payment of dividends will be
at the discretion of the Company's Board of Directors and will depend upon,
among other things, future earnings, the success of the Company's business
activities, capital requirements, the general financial condition of the
Company and general business conditions. In addition, the Credit Agreement and
the Indenture will restrict the amount of dividends payable by the Company.
See "Description of Proposed Credit Agreement" and "Description of Senior
Notes."
17
<PAGE>
COMPANY FORMATION AND ORGANIZATION
Fortress was incorporated in June 1995 to create a national homebuilding
company to engage in various aspects of the homebuilding industry in some of
the nation's strongest housing markets. The Founding Builders were selected by
Fortress due to their performance, experienced management and substantial
goodwill established in each of their respective target markets. A brief
description of each Founding Builder is set forth below:
Buffington Homes, Inc. and affiliated companies ("Buffington")--Buffington
was founded in 1987 and, immediately prior to consummation of the Offerings,
was wholly owned by Thomas Buffington, Edward Kirkpatrick, and James Giddens
who collectively have over 66 years of homebuilding experience. Buffington
currently has homebuilding operations in Austin and San Antonio, Texas. As of
December 31, 1995, Buffington was the largest privately owned builder in
Austin and the second largest homebuilder overall in Austin based on total
number of permits. Since 1987, Buffington has sold over 2,000 homes.
Buffington constructs single family detached homes which range in sales price
from approximately $84,000 to $300,000 with its primary target market being
entry level and first- and second-time move-up buyers. In May 1995, Buffington
was recognized by Builder magazine as "One of the Austin Area's Leading Home
Builders", and was recognized in 1993 and 1994 by the Texas Capitol Area
Builders Association for outstanding performance in product design and
construction, interior merchandising, management, and marketing. In 1991, the
Texas Association of Realtors named Buffington "Volume Builder of the Year."
Buffington was also recently awarded the Diamond Builder Award by Home Buyers
Warranty for excellence in residential construction and customer satisfaction.
Christopher Homes, Inc. and affiliated companies ("Christopher")--
Christopher commenced homebuilding operations in 1987 and, immediately prior
to the consummation of the Offerings, was wholly owned by J. Christopher
Stuhmer, its President, who has over 22 years of homebuilding experience in
the Las Vegas area. Christopher is currently one of the largest builders in
the luxury production market in Las Vegas based on total dollar volume of
homes sold. Since 1987, Christopher has sold approximately 600 homes with an
approximate value of $190 million. Christopher constructs single family
detached and attached luxury homes in planned communities (with many of its
communities located on golf courses) which range in sale price from
approximately $150,000 to $2,000,000, and targets luxury second- and third-
time (or higher) move-up buyers, as well as second/vacation home buyers.
Christopher has received a number of awards for excellence in the homebuilding
industry including the "Builders Spotlight Business Excellence Award" in 1993
from Builder magazine (January, 1993 issue) as one of "America's Best
Builders." Christopher also received the Gold Nugget Award of Merit in 1995
from the Pacific Coast Builders Conference as one of the "best builders in the
West." A number of Christopher's communities have received individual
Certificates of Recognition from the National Association of Home Builders and
other awards from state and local homebuilding associations.
The Genesee Company and affiliated companies ("Genesee")--Genesee was formed
in 1980 and, immediately prior to the consummation of the Offerings, was
wholly owned by Robert R. Short who has over 20 years of homebuilding
experience. Genesee currently conducts its homebuilding operations in the
Denver metropolitan area, Ft. Collins, Colorado and Tucson, Arizona. Genesee
has been ranked in the top fifteen builders in Denver and is the largest
builder in Fort Collins, based on total dollar value of sales. Since 1980,
Genesee has closed sales of approximately 1,200 homes. Genesee constructs
single family detached and attached homes ranging in sales price from
approximately $120,000 to $350,000. Genesee also constructs custom homes
ranging in sales price from $350,000 to over $1,000,000. Genesee targets all
move-up and custom home buyers. Genesee received the "Gold Medal" award from
Builder magazine (January, 1995) as the country's "Best Builder" constructing
100-500 homes.
Solaris Development Corporation and affiliated companies (including Sunstar
Mortgage LLC) d/b/a/ Sunstar Homes, Inc. ("Sunstar")--Sunstar began operations
in 1987 and, immediately prior to the consummation of the Offerings, was
wholly owned by Lanold Caldwell, David Schmidt and Lawrence Witek. Messrs.
Caldwell and Witek will continue to manage the North Carolina operation and
together have over 40 years of homebuilding experience. Sunstar's geographic
market currently encompasses the Raleigh/
18
<PAGE>
Durham/Chapel Hill, North Carolina metropolitan area. Sunstar is currently the
largest privately owned homebuilder, and the third largest homebuilder
overall, in Raleigh-Durham based on total number of sales. Since 1987, Sunstar
has closed over 950 home sales and has completed 7 communities. Sunstar builds
single family detached and attached homes that range in sales prices from
approximately $100,000 to $300,000 and targets entry-level, and first- and
second-time move-up buyers, "empty nesters," and move-down buyers. Sunstar was
selected as the Triangle Sales and Marketing Council's 1990 and 1994 "Builder
of the Year," and the Raleigh-Wake County Homebuilder's Association's "Builder
of the Year" in 1992 and 1995. In November 1995, Sunstar was also recognized
as the fastest growing privately held company in the triangle area based on
the previous three years' growth in revenues and income. The award was
presented and co-sponsored by KPMG Peat Marwick, The Triangle Business Journal
and the Triangle Council for Entrepreneurial Development.
THE ACQUISITIONS
Simultaneously with, and as a condition to, the closing of the Offerings,
Fortress will acquire each of the Founding Builders through the merger of each
Founding Builder with and into a newly formed wholly-owned subsidiary of
Fortress. The aggregate consideration to be paid by Fortress in these
transactions is as follows:
(a) An aggregate of approximately $5.9 million in cash;
(b) An aggregate of 6,233,875 shares of Common Stock of the Company,
representing approximately 54.4% of the total shares of Common Stock
outstanding after giving effect to the Common Stock Offering (but not
giving effect to the exercise of the Underwriter's over-allotment option);
and
(c) An aggregate of 20,000 shares of Series A 11% Cumulative Convertible
Preferred Stock of the Company. See "Description of Capital Stock--
Preferred Stock."
The consideration to be paid for the Founding Builders was determined
through arm's length negotiations among the Company and representatives of the
Founding Builders. See "Certain Transactions."
Each Acquisition Agreement contains standard representations and warranties
of each party as well as indemnification provisions in the event of a breach
of any representations and warranties made by any party to the agreement.
Furthermore, each Acquisition Agreement provides that the consummation of the
acquisition is subject to customary conditions. These conditions include,
among others, (i) the continuing accuracy on the closing date of the
Acquisitions of the representations and warranties of the Founding Builder,
the Founding Builders' Owners and Fortress; (ii) the performance by each of
them of all covenants included in the Acquisition Agreement; (iii) the
nonexistence of a material adverse change in the results of operations,
financial condition or business of the Founding Builder; and (iv) the
consummation of the Common Stock Offering at a specified price level.
Each Acquisition Agreement provides piggyback registration rights to the
Founding Builders' Owners which allows them to register their shares of Common
Stock, on a pro rata basis, to the extent allowable by the managing
underwriter of such offering, in the event the Company consummates a "follow-
on" offering of the Company's Common Stock for cash. Additionally, for a one-
year period beginning eighteen months after the date of this Prospectus, (i)
the holders of at least one-third of the Common Stock then held by the
Founding Builders' Owners or (ii) all of the Founding Builders' Owners of a
particular Founding Builder who hold shares of Common Stock, have a one-time
right to require the Company to effectuate a registration with the Commission
of the shares of Common Stock held by the Founding Builders' Owners which are
then available for sale. See "Risk Factors--Shares Eligible for Future Sale."
Pursuant to each Acquisition Agreement, the Founding Builders' Owners have
agreed not to compete with the Company for two years following the closing of
the Acquisitions, within 100 miles of where Fortress, the particular Founding
Builder or any of the other Founding Builders conduct business. The Founding
Builders' Owners who are also parties to employment agreements with the
Company have agreed to non-compete provisions which extend for a two-year
period after termination of each respective employment period. The Acquisition
Agreement provides that in the event a Founding Builder Owner enters into an
employment
19
<PAGE>
agreement with the Company, the terms of the non-compete provisions set forth
in the applicable Employment Agreement shall control over the noncompetition
provisions set forth in the Acquisition Agreement. See "Management--Employment
Agreements."
The Acquisition transactions include the following:
Buffington. Under an agreement with Thomas Buffington, who will become a
director of the Company upon closing of the Offerings, Edward Kirkpatrick
and James Giddens, Fortress will acquire by merger all of the issued and
outstanding stock of Buffington. The consideration to be paid by Fortress
for Buffington will be approximately $1.13 million in cash and 1,897,897
shares of Common Stock of the Company.
Christopher. Under an agreement with J. Christopher Stuhmer, who will
become a director of the Company upon closing of the Offerings, Fortress
will acquire by merger all of the issued and outstanding stock of
Christopher. The consideration to be paid by Fortress for Christopher will
be approximately $179,000 in cash and 1,691,227 shares of Common Stock of
the Company.
Genesee. Under an agreement with Robert Short, who will become a director
of the Company upon closing of the Offerings, Fortress will acquire by
merger all of the issued and outstanding stock of Genesee. The
consideration to be paid by Fortress for Genesee will be approximately
$695,000 in cash, 1,729,495 shares of Common Stock of the Company and
20,000 shares of the Company's Series A 11% Cumulative Convertible
Preferred Stock. See "Description of Capital Stock--Preferred Stock."
Sunstar. Under an agreement with Lawrence Witek, who will become a
director of the Company upon closing of the Offerings, Lanold Caldwell and
David Schmidt, Fortress will acquire by merger all of the issued and
outstanding stock of Sunstar. The consideration to be paid by Fortress for
Sunstar will be approximately $3,876,000 in cash and 915,256 shares of
Common Stock of the Company.
The information set forth above is a summary of the material terms of the
Acquisition Agreements. Copies of each Acquisition Agreement are filed as
exhibits to a registration statement of which this Prospectus is a part.
The Fortress Group, Inc. is a Delaware corporation. Its executive offices
are located at 1760 Reston Parkway, Suite 208, Reston, Virginia 22090 and its
telephone number is (703) 709-7700.
20
<PAGE>
DILUTION
The pro forma net tangible book value of the Company as of March 31, 1996
was $1,255,000, or $.15 per share of Common Stock. Pro forma net tangible book
value per share represents the Company's pro forma net tangible assets less
total liabilities divided by the number of shares of Common Stock to be
outstanding after giving effect to the Acquisitions. After giving effect to
the sale of the 3,000,000 shares of Common Stock offered hereby at the initial
public offering price of $9.00 per share, and after deducting estimated
underwriting discounts and commissions and estimated offering expenses payable
by the Company and the application of the estimated net proceeds therefrom,
the Company's pro forma as adjusted net tangible book value at March 31, 1996
would have been $21,917,000, or $1.91 per share. This represents an immediate
increase in pro forma net tangible book value of $1.76 per share to existing
stockholders and an immediate dilution of $7.09 per share to new investors
purchasing the shares in the Common Stock Offering. The following table
illustrates this pro forma dilution:
<TABLE>
<S> <C> <C>
Assumed initial public offering price per share..................... $9.00
Pro forma net tangible book value per share before Offering....... .15
Increase in pro forma net tangible book value per share
attributable to new investors.................................... 1.76
----
Pro forma as adjusted net tangible book value per share after
Offering......................................................... 1.91
-----
Dilution per share to new investor(s)............................. $7.09
=====
</TABLE>
The following table sets forth, on a pro forma basis as of March 31, 1996,
the number of shares of Common Stock purchased from the Company, the total
consideration paid and the average price per share paid by existing
stockholders and the new investors purchasing shares of Common Stock from the
Company in the Common Stock Offering (before deducting estimated underwriting
discounts and offering expenses):
<TABLE>
<CAPTION>
SHARES PURCHASED TOTAL CONSIDERATION(1) AVERAGE
------------------ -------------------------- PRICE
NUMBER PERCENT AMOUNT PERCENT PER SHARE
---------- ------- -------------- --------------------
<S> <C> <C> <C> <C> <C>
Existing stockholders... 8,464,375 73.8% $ 4,332,000 13.8% $.51
New investors........... 3,000,000 26.2 27,000,000 86.2 9.00
---------- ----- -------------- --------
Total................. 11,464,375 100.0% $ 31,332,000 100.0%
========== ===== ============== ========
</TABLE>
- --------
(1) Total consideration for existing stockholders represents the combined
stockholders' equity of the Founding Builders before the Offerings,
adjusted to reflect the cash portion of the consideration payable to the
Founding Builders' Owners in connection with the Acquisitions. See "Use of
Proceeds" and "Capitalization."
21
<PAGE>
CAPITALIZATION
The following table sets forth the short-term debt, long-term debt and
capitalization at March 31, 1996 (i) of the combined Founding Builders; (ii)
of the Company on a pro forma basis to reflect the Acquisitions; and (iii) of
the Company on a pro forma basis as adjusted to give effect to the Offerings
and the application of the estimated net proceeds therefrom. See "Selected
Combined Financial Data" and "Use of Proceeds." This table should be read in
conjunction with the Pro Forma Combined Financial Statements of the Company
and the related notes thereto included elsewhere in this Prospectus.
<TABLE>
<CAPTION>
MARCH 31, 1996
---------------------------------------
PRO FORMA FOR PRO FORMA
COMBINED ACQUISITIONS(4) AS ADJUSTED(5)
-------- --------------- --------------
(IN THOUSANDS)
<S> <C> <C> <C>
Notes and mortgages payable(1)......... $ 98,707 $ 98,707 --
13.75% Senior Notes Due 2003........... -- -- $100,000
Pro forma distribution to Founding
Builders' Owners...................... -- 5,879 --
Minority interests(1).................. 1,348 1,348 187
Stockholders' equity:
Series A 11% Cumulative Convertible
Preferred Stock(2).................. -- 0 0
Common Stock(3)...................... 599 85 115
Additional paid-in capital........... 2,606 10,126 26,802
Retained earnings.................... 7,006 -- --
Pro forma distribution to Founding
Builders' Owners.................... -- (5,879) --
-------- -------- --------
Total stockholders' equity.......... 10,211 4,332 26,917
-------- -------- --------
Total capitalization................ $110,266 $110,266 $127,104
======== ======== ========
</TABLE>
- --------
(1) For a description of the Company's notes and mortgages payable and
minority interests see Notes 6 and 8 of Notes to the Combined Predecessor
Companies Financial Statements.
(2) $.01 par value; 2,000,000 shares authorized, of which 20,000 shares of the
Company's Series A 11% Cumulative Convertible Preferred Stock ($100 per
share liquidation value) is issued and outstanding only on a pro forma as
adjusted basis. See "Description of Capital Stock--Preferred Stock."
(3) $.01 par value, 50,000,000 shares authorized; 8,464,375 issued and
outstanding on a pro forma for Acquisitions basis; 11,464,375 issued and
outstanding on a pro forma as adjusted basis. Excludes 575,000 shares of
Common Stock reserved for issuance under the Company's Stock Option Plan
and 575,000 shares of Common Stock reserved for issuance under the
Company's Bonus Award Plan. See "Management--Stock Option Plan and Bonus
Award Plan."
(4) Gives effect to a liability for the cash consideration of $5,879,000 to be
paid to the stockholders of the Founding Builders.
(5) Pro forma as adjusted balance sheet data gives effect to the Offerings and
the application of the proceeds therefrom as described in "Use of
Proceeds." See "Notes to the Pro Forma Combined Financial Statements" for
further detail on the pro forma data.
22
<PAGE>
SELECTED COMBINED FINANCIAL AND OPERATING DATA
The Company was founded in June 1995 to create a national homebuilding
company. The Company is acquiring, simultaneously with the closing of the
Offerings, the Founding Builders. The historical financial statements of the
Founding Builders have been combined for all periods presented, as if these
companies had always been members of the same operating group. However, during
the periods presented, the Founding Builders were not under common control or
management, and all of the Founding Builders were S corporations through
December 31, 1995 with the exception of Buffington which converted to an S
corporation effective January 1, 1994. As an S corporation, the Founding
Builders were not subject to federal income tax. Accordingly, the data
presented should not be viewed as comparable to or indicative of the post-
combination results to be achieved by the Company.
The following selected combined financial data with respect to the Company's
combined balance sheet as of December 31, 1994 and 1995 and with respect to
the Company's combined statements of operations for the years ended December
31, 1993, 1994 and 1995 have been derived from the Combined Predecessor
Companies financial statements that have been audited by Price Waterhouse LLP,
which have been prepared based on the individual financial statements of the
Founding Builders' which have been audited by Price Waterhouse LLP, Ernst &
Young LLP and Hein + Associates LLP and which appear elsewhere in this
Prospectus. The selected combined financial data with respect to the Founding
Builders combined statements of operations for the years ended December 31,
1991 and 1992 and the three months ended March 31, 1995 and 1996 and with
respect to the Founding Builders' combined balance sheet as of December 31,
1991, 1992, and 1993 and as of March 31, 1996 have been derived from unaudited
financial statements which, in the opinion of management of the Founding
Builders, reflect all adjustments, consisting only of normal recurring
adjustments, necessary for a fair presentation of such data. Operating results
for the three month period ended March 31, 1996 are not necessarily indicative
of results for future periods, including the year ended December 31, 1996.
The Pro Forma for Acquisitions statement gives effect to compensation
differentials to employees and former owners of the Founding Builders,
incremental general and administrative costs of the corporate activities of
Fortress, and adjustments to reflect income taxes at the effective statutory
rates for the combined entity. The Pro Forma as Adjusted statement of
operations data give effect to the reduction of interest expense resulting
from the Offerings and application of the proceeds therefrom. The Pro Forma
for Acquisitions balance sheet data reflect as liabilities the amounts to be
distributed to the Founding Builders' Owners. The Pro Forma as Adjusted
balance sheet data reflect the results of the Offerings and application of the
proceeds as discussed in "Use of Proceeds." See "Pro Forma Combined Financial
Statements" and the related notes thereto.
The selected financial data for each of the Founding Builders for the years
ended December 31, 1993, 1994 and 1995 have been derived from the audited
financial statements of each of these companies that appear elsewhere in this
Prospectus. The selected financial data for each of the Founding Builders for
the years ended December 31, 1991 and 1992, and for the three months ended
March 31, 1995 and 1996 have been derived from unaudited financial statements
of these companies which, in the opinion of the management of each such
company, reflect all adjustments, consisting only of normal recurring
adjustments, necessary for a fair presentation of such data.
The selected combined financial data provided should be read in conjunction
with the Combined Predecessor Companies Financial Statements, the individual
Founding Builders financial statements and the Pro Forma Combined Financial
Statements, the related notes thereto and "Management's Discussion and
Analysis of Financial Condition and Results of Operations."
23
<PAGE>
SELECTED FINANCIAL DATA
COMBINED PREDECESSOR COMPANIES(1)
(IN THOUSANDS, EXCEPT PER SHARE DATA)
<TABLE>
<CAPTION>
YEAR ENDED DECEMBER 31,
------------------------------------------------------------------------
1995
-------------------------------------
PRO PRO
FORMA FORMA
FOR AS
1991 1992 1993 1994 ACTUAL ACQUISITIONS(2) ADJUSTED(3)
------- ------- -------- -------- -------- --------------- -----------
<S> <C> <C> <C> <C> <C> <C> <C>
STATEMENT OF
OPERATIONS DATA:
Revenue......... $56,125 $82,543 $148,269 $174,715 $199,029 $199,029 $199,029
Cost of sales... 50,337 71,483 126,145 146,284 167,434 167,434 164,134
------- ------- -------- -------- -------- -------- --------
Gross profit.... 5,788 11,060 22,124 28,431 31,595 31,595 34,895
Selling, general
and
administrative
expenses....... 5,440 8,828 17,955 23,020 24,845 24,647 24,647
------- ------- -------- -------- -------- -------- --------
Net operating
income (loss).. 348 2,232 4,169 5,411 6,750 6,948 10,248
Other income
(expense),
net............ 499 446 729 (583) (674) (674) 55
------- ------- -------- -------- -------- -------- --------
Income (loss)
before provi-
sion for income
taxes.......... 847 2,678 4,898 4,828 6,076 6,274 10,303
Provision/(benefit)
for income
taxes.......... 105 329 925 83 21 2,339 3,915
------- ------- -------- -------- -------- -------- --------
Net income
(loss)(4)...... $ 742 $ 2,349 $ 3,973 $ 4,745 $ 6,055 $ 3,935 $ 6,308
======= ======= ======== ======== ======== ======== ========
Net income
(loss) per
share(5)....... $ .46 $ .68
======== ========
Ratio of earn-
ings to fixed
charges(6)..... 1.7x 1.2x 1.2x 1.6x
<CAPTION>
THREE MONTHS ENDED MARCH 31,
------------------------------------------------------------------------
1995 1996
------------------------------------ -----------------------------------
PRO PRO
FORMA PRO FORMA PRO FORMA
FOR FORMA AS FOR AS
ACTUAL ACQUISITIONS(2) ADJUSTED(3) ACTUAL ACQUISITIONS(2) ADJUSTED(3)
-------- --------------- ----------- ------- --------------- -----------
<S> <C> <C> <C> <C> <C> <C>
STATEMENT OF
OPERATIONS DATA:
Revenue......... $36,869 $36,869 $36,869 $41,312 $41,312 $41,312
Cost of sales... 31,290 31,290 30,805 34,753 34,753 34,261
-------- --------------- ----------- ------- --------------- -----------
Gross profit.... 5,579 5,579 6,064 6,559 6,559 7,051
Selling, general
and
administrative
expenses....... 5,477 5,688 5,688 5,610 6,024 6,024
-------- --------------- ----------- ------- --------------- -----------
Net operating
income (loss).. 102 (109) 376 949 535 1,027
Other income
(expense),
net............ (33) (33) 125 37 37 142
-------- --------------- ----------- ------- --------------- -----------
Income (loss)
before provi-
sion for income
taxes.......... 69 (142) 501 986 572 1,169
Provision/(benefit)
for income
taxes.......... -- (54) 190 -- 202 444
-------- --------------- ----------- ------- --------------- -----------
Net income
(loss)(4)...... $ 69 $ (88) $ 311 $ 986 $ 370 $ 725
======== =============== =========== ======= =============== ===========
Net income
(loss) per
share(5)....... $ (.01) $ .03 $ .04 $ .08
=============== =========== =============== ===========
Ratio of earn-
ings to fixed
charges(6)..... (6) (6) (6) (6)
</TABLE>
<TABLE>
<CAPTION>
THREE MONTHS ENDED
YEAR ENDED DECEMBER 31, MARCH 31,
-------------------------------------------- -------------------
1991 1992 1993 1994 1995 1995 1996
-------- -------- -------- -------- -------- --------- ---------
<S> <C> <C> <C> <C> <C> <C> <C>
OPERATING DATA:
Units:
New contracts, net of
cancellations......... 378 660 870 1,015 1,100 231 489
Closings............... 356 541 838 966 998 206 212
Backlog(7)............. 157 276 308 357 459 382 736
Aggregate sales value
of backlog (in thou-
sands)(7)............. $ 26,284 $ 61,378 $ 57,914 $ 78,760 $ 97,242 $ 79,080 $ 141,076
Average sales price per
home closed........... $157,700 $152,600 $171,300 $176,400 $190,700 $ 179,000 $ 192,400
</TABLE>
<TABLE>
<CAPTION>
DECEMBER 31, MARCH 31,
----------------------------------------- ------------------------------------------
PRO FORMA
FOR PRO FORMA
ACQUISITIONS AS ADJUSTED
1991 1992 1993 1994 1995 1995 1996 1996(8) 1996(9)
------- ------- ------- -------- -------- -------- -------- ------------ -----------
<S> <C> <C> <C> <C> <C> <C> <C> <C> <C>
BALANCE SHEET DATA:
Cash................... $ 1,404 $ 2,803 $ 2,904 $ 4,866 $ 2,710 $ 2,309 $ 1,697 $ 1,697 $ 13,419
Inventory.............. 22,870 42,212 65,507 101,214 109,016 110,636 119,559 119,559 119,673
Total assets........... 25,438 46,495 72,855 111,403 121,666 118,305 133,145 133,145 146,904
13.75% Senior Notes
due 2003.............. -- -- -- -- -- -- -- -- 100,000
Notes and mortgages
payable............... 23,711 43,120 52,912 83,161 87,604 90,163 98,707 98,707 --
Minority interests..... 348 633 806 1,346 1,295 1,356 1,348 1,348 187
Stockholders' equity... 3,811 5,640 4,374 6,018 9,836 6,145 10,211 4,332 26,917
</TABLE>
(continued on next page)
24
<PAGE>
<TABLE>
<CAPTION>
YEAR ENDED DECEMBER 31, THREE MONTHS ENDED MARCH 31,
----------------------------------------- --------------------------------------------
1995 1995 1996
--------------------- --------------------- ----------------------
PRO FORMA(3) PRO FORMA AS PRO FORMA AS
1993 1994 ACTUAL AS ADJUSTED ACTUAL ADJUSTED(3) ACTUAL ADJUSTED(3)
-------- -------- ------- ------------ ------- ------------ -------- ------------
<S> <C> <C> <C> <C> <C> <C> <C> <C>
SUPPLEMENTAL FINANCIAL
DATA:
EBIT(10).............. $ 13,462 $ 15,069 $19,447 $19,599 $ 2,157 $1,908 $ 3,093 $2,621
Depreciation and
amortization......... 396 613 621 621 93 93 151 151
-------- -------- ------- ------- ------- ------ -------- ------
EBITDA(10)............ $ 13,858 $ 15,682 $20,068 $20,220 $ 2,250 $2,001 $ 3,244 $2,772
======== ======== ======= ======= ======= ====== ======== ======
Cash flows from:
Operating activities.. $(18,419) $(25,027) $(1,754) $(8,647) $(10,865)
Investing activities.. (114) (839) (936) (129) (117)
Financing activities.. 19,359 27,921 534 6,219 9,869
-------- -------- ------- ------- --------
Net increase (decrease)
in cash and cash
equivalents............ $ 826 $ 2,055 $(2,156) $(2,557) $ (1,013)
======== ======== ======= ======= ========
Interest:
Interest
incurred(11)......... $ 7,890 $ 11,684 $16,081 $13,750 $ 3,076 $3,438 $ 3,377 $3,438
Interest capitalized.. 7,820 11,548 15,961 13,750 3,048 3,438 3,329 3,438
-------- -------- ------- ------- ------- ------ -------- ------
Interest expensed
directly............. 70 136 120 0 28 0 48 0
Previously capitalized
interest amortized to
cost of sales........ 8,558 9,199 12,505 9,160 1,908 1,385 2,005 1,455
-------- -------- ------- ------- ------- ------ -------- ------
Total interest
expensed............. $ 8,628 $ 9,335 $12,625 $ 9,160 $ 1,936 $1,385 $ 2,053 $1,455
======== ======== ======= ======= ======= ====== ======== ======
EBITDA/Interest
incurred............... 1.8x 1.3x 1.2x 1.5x .7x .7x 1.0x 1.9x
Gross profit margin
percentage(12)......... 14.9% 16.3% 15.9% 17.5% 15.1% 16.4% 15.9% 17.1%
SG&A as a percentage of
revenue(13)............ 12.1% 13.2% 12.5% 12.4% 14.9% 15.4% 13.6% 14.6%
</TABLE>
- --------
(1) As a result of the substantial continuing interests in the Company of the
former stockholders of the Founding Builders and Fortress (the "Combined
Predecessor Companies"), the historical financial information of the
Combined Predecessor Companies has been combined on a historical cost
basis for all periods presented as if these companies had always been
members of the same operating group. However, during the periods
presented, the Founding Builders were not under common control or
management. Additionally, all of the Founding Builders were S
corporations through December 31, 1995 with the exception of Buffington
which converted to an S corporation effective January 1, 1994. As S
corporations, the Founding Builders were not subject to federal income
tax. Accordingly, the data presented should not be viewed as comparable
to or indicative of the post-combination results to be achieved by the
Company.
(2) Pro Forma for Acquisitions data reflect adjustments for the Acquisitions
including: (i) compensation differentials to former owners and employees
of the Founding Builders of $1,857 for 1995 and $0 and $203 for the three
months ended March 31, 1996 and 1995, respectively; (ii) incremental
selling, general and administrative expenses associated with Fortress
corporate activities of $1,659 for 1995 and $414 for the three months
ended March 31, 1996 and 1995; and (iii) incremental income taxes of
$2,318 for 1995 and $202 for each of the three months ended March 31,
1996 and an income tax benefit of $54 for the three months ended March
31, 1995, which would have resulted if the entities had been combined and
subject to the effective federal and state statutory income tax rates.
See "Notes to the Pro Forma Combined Financial Statements."
(3) Pro Forma as Adjusted data reflect adjustments for the Acquisitions
described in footnote (2) and for the Offerings and the application of
proceeds therefrom as described in "Use of Proceeds." Specifically, the
adjustments assume that the proceeds of the Senior Notes Offering are
used to refinance the Company's average debt outstanding of approximately
$88.0 million for 1995 and approximately $93.2 million and $88.9 million
for the three months ended March 31, 1996 and 1995, respectively, and
that approximately $7.2 million of the net proceeds of the Common Stock
Offering are used to satisfy obligations to the Founding Builders' owners
and repurchase a minority interest. These adjustments result in a
reduction in interest expense of $3,465
25
<PAGE>
and a reduction in minority interest expense of $609 for 1995 and a
reduction of interest expense of $550 and $523 and a reduction in minority
interest of $57 and $130 for the three months ended March 31, 1996 and
1995, respectively.
Had these pro forma adjustments assumed that (i) all of the net proceeds
of the Common Stock were applied to satisfy obligations to the Founding
Builders' owners, repurchase a minority interest and reduce $15.4 million
of the average debt outstanding for 1995 and for the three months ended
March 31, 1996 and 1995, and (ii) approximately $72.5 million for 1995 and
approximately $77.7 million, $73.4 million for the three months ended
March 31, 1996 and 1995, of the proceeds of the Senior Notes Offering were
used to refinance the remainder of the Company's average debt outstanding,
the pro forma interest expense adjustment would have been $5,264 for 1995
and $836 and $796 for the three months ended March 31, 1996 and 1995,
respectively, and the Company's Pro Forma as Adjusted net income would
have been $7.4 million and $.65 per share for 1995 and the Company's Pro
Forma as Adjusted net income would have been $902 and $480 and $.08 and
$.04 per share for the three months ended March 31, 1996 and 1995,
respectively. See Note (j) of "Notes to the Pro Forma Combined Financial
Statements."
(4) Each of the Founding Builders with the exception of Buffington was an S
corporation or partnership through March 31, 1996 and, accordingly, was
not subject to federal income taxes. Buffington converted from a C
corporation to an S corporation effective January 1, 1994. Except for the
"Pro Forma" columns, Net income does not give effect to the conversion
from S corporation to C corporation status and the resulting imposition of
federal income tax.
(5) The Pro Forma for Acquisitions weighted average shares outstanding of
8,464,375 consists of: (i) 2,230,500 shares issued by Fortress prior to
the Offering; and (ii) 6,233,875 shares to be issued to the stockholders
of the Founding Builders in connection with the Acquisitions. The Pro
Forma as Adjusted weighted average shares outstanding of 9,413,181
consists of: (i) the 8,464,375 shares described above, plus; (ii) 779,708
shares being sold in the Common Stock Offering to pay the cash portion of
the consideration for the Founding Builders; and (iii) 169,098 shares
being sold to acquire the Company's minority interest.
(6) The ratio of earnings to fixed charges is calculated by dividing earnings
by fixed charges. For this purpose, "earnings" means income before
provision for income taxes plus fixed charges (other than capitalized
interest). "Fixed charges" means total financing costs whether capitalized
or expensed on outstanding debt and minority interest. The pro forma ratio
of earnings to fixed charges gives effect to the net decrease in interest
expense resulting from the Common Stock Offering and the Senior Notes
Offering (at an assumed interest rate of 11.5%) and the use of proceeds
therefrom to repay existing debt. For the three months ended March 31,
1996 and 1995, fixed charges exceeded earnings by $386 and $1,071,
respectively. For the three months ended March 31, 1996 and 1995, the Pro
Forma as Adjusted fixed charges exceeded earnings by $735 and $1,131,
respectively. The ratios for 1991 and 1992 are not shown as the amounts of
interest incurred by each of the Founding Builders during these periods
are not available.
(7) At end of period and represents homes sold but not closed.
(8) Pro Forma for Acquisitions balance sheet data gives effect to the creation
of a liability (and a corresponding reduction in stockholders' equity) for
the cash consideration of $5,879 to be paid to the stockholders of the
Founding Builders.
(9) Pro Forma as Adjusted balance sheet data also give effect to the Offerings
and the application of the proceeds therefrom as described in "Use of
Proceeds." See "Notes to the Pro Forma Combined Financial Statements" for
further detail on the pro forma data.
(10) EBIT represents earnings before financing fees, minority interests and
income tax expense. EBITDA represents EBIT plus depreciation and
amortization. The Company has included these data because they are used by
certain investors to measure a company's ability to service and/or incur
debt. EBIT and EBITDA are not measures of financial performance under
generally accepted accounting principles and should not be considered in
isolation or as an alternative to net income as a measure of operating
performance or to cash flows from operating activities as a measure of
liquidity. This information should be read in conjunction with the
Combined Statements of Cash Flows of the Combined Predecessor Companies
and of each of the Founding Builders included elsewhere in this
Prospectus.
(11) Interest incurred is calculated in accordance with the definition set
forth in the Indenture for the Senior Notes and includes stated interest
and financing fees.
(12) Gross profit as a percentage of revenue for the period.
(13) Selling, general and administrative expenses as a percentage of revenue
for the period.
26
<PAGE>
FOUNDING BUILDERS
SELECTED FINANCIAL AND OPERATING DATA
(DOLLARS IN THOUSANDS)
The following table presents selected financial data for each of the
Founding Builders for the five most recent years and the three months ended
March 31, 1995 and 1996.
<TABLE>
<CAPTION>
THREE MONTHS
YEAR ENDED DECEMBER 31, ENDED MARCH 31,
------------------------------------------ ----------------
1991 1992 1993 1994 1995 1995 1996
------- ------- ------- ------- ------- ------- -------
<S> <C> <C> <C> <C> <C> <C> <C>
BUFFINGTON (AUSTIN AND
SAN ANTONIO, TEXAS):
Total Revenue......... $19,174 $37,483 $52,140 $64,121 $52,774 $10,804 $14,623
Cost of Sales......... 17,589 34,663 43,801 53,523 44,186 9,195 11,960
Gross Profit.......... 1,585 2,820 8,339 10,598 8,588 1,611 2,663
Selling, General and
Administrative Ex-
pense(1)............. 1,187 1,850 5,931 8,645 8,741 1,767 1,856
Operating Income
(Loss)(1)............ 398 970 2,408 1,953 (153) (156) 807
Net Income (Loss)(1).. 283 631 1,529 1,877 (183) (64) 897
New Orders............ 169 340 419 518 527 124 286
Closings.............. 155 320 411 485 439 94 118
Backlog(2)............ 35 55 63 96 184 126 352
CHRISTOPHER (LAS VEGAS,
NEVADA)(3):
Total Revenue......... $ 3,001 $ 2,710 $17,546 $14,821 $38,612 $ 4,278 $10,481
Cost of Sales......... 2,642 2,201 16,676 12,616 31,834 3,419 8,758
Gross Profit.......... 359 509 870 2,205 6,778 859 1,723
Selling, General and
Administrative Ex-
pense................ 558 324 2,741 3,062 3,512 792 1,051
Operating Income
(Loss)............... (199) 185 (1,872) (857) 3,266 67 672
Net Income (Loss)..... 388 583 (1,208) (498) 3,386 104 680
New Orders............ 0 48 18 47 109 11 18
Closings.............. 0 2 42 27 89 9 22
Backlog(2)............ 0 46 22 42 62 44 58
GENESEE (TUCSON, ARIZO-
NA, FT. COLLINS AND
DENVER, COLORADO):
Total Revenue......... $23,643 $27,320 $57,691 $62,559 $65,030 $13,523 $ 8,901
Cost of Sales......... 21,220 23,501 48,725 53,887 57,620 12,104 8,284
Gross Profit.......... 2,423 3,819 8,966 8,672 7,410 1,409 617
Selling, General and
Administrative Ex-
pense................ 2,621 3,514 6,000 6,804 6,549 1,580 871
Operating Income
(Loss)............... (198) 305 2,966 1,868 861 (161) (784)
Net Income (Loss)..... (198) 305 2,966 1,868 861 (161) (784)
New Orders............ 153 157 239 229 220 44 104
Closings.............. 148 107 231 229 219 51 31
Backlog(2)............ 51 101 109 109 110 102 183
SUNSTAR (RALEIGH-DURHAM,
NORTH CAROLINA):
Total Revenue......... $10,307 $15,030 $20,892 $33,214 $42,600 $ 8,264 $ 7,292
Cost of Sales......... 8,886 12,810 16,943 26,258 33,792 6,574 5,751
Gross Profit.......... 1,421 2,220 3,949 6,956 8,808 1,690 1,541
Selling, General and
Administrative Ex-
pense................ 1,074 1,448 3,282 4,509 6,038 1,335 1,302
Operating Income...... 347 772 620 2,405 2,731 345 231
Net Income (Loss)..... 269 830 686 1,498 1,985 193 178
New Orders............ 56 115 194 221 244 52 81
Closings.............. 53 112 154 225 251 52 41
Backlog(2)............ 71 74 114 110 103 110 143
</TABLE>
- --------
(1) For the years ended December 31, 1994 and 1995, Buffington's financial
results reflect payments made to the S Corporation's shareholders in the
amounts of $2,626 and $1,857, respectively. See Note 11 to the Buffington
Combined Financial statements.
(2) At end of period.
(3) In 1991 and 1992, Christopher's homebuilding operations were conducted
through various partnerships which were primarily accounted for under the
equity method of accounting. As a result, revenues reported in these years
are primarily from management fees paid to Christopher for management and
supervision services.
27
<PAGE>
MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITIONAND RESULTS OF
OPERATIONS
The following discussion should be read in conjunction with the Combined
Financial Statements of the Company and related notes thereto, the Pro Forma
Combined Financial Statements of the Company and related notes thereto, and
"Selected Combined Financial Data" appearing elsewhere in this Prospectus.
INTRODUCTION
The Fortress Group was formed in June 1995 to create a nationwide
homebuilding company. The Fortress Group has entered into agreements to
acquire, simultaneously with the closing of the Offerings, four established
homebuilding companies operating in seven markets of the country. The Founding
Builders have operated since 1980 (Genesee) and 1987 (Buffington, Sunstar and
Christopher). During the periods discussed below, the Combined Predecessor
Companies were not under common control or management; therefore, the data
presented may not be comparable to or indicative of the post-combination
results to be achieved by the Company.
As a result of the substantial continuing interests in the Company of the
former stockholders of the Founding Builders and Fortress, the Combined
Financial Statements of the Company include, for all periods presented, the
accounts of the Founding Builders on a historical basis, as if the Founding
Builders had always been members of the same operating group. Accordingly, no
goodwill has been recorded in combining these businesses. In the future, the
Company may be required to record goodwill to account for the amount of the
purchase price of acquired businesses which exceeds the tangible book value of
businesses which it may acquire.
Pro forma data reflect adjustments for the Acquisitions including: (i)
reduction in the Company's interest costs due to the Offerings; (ii)
compensation differentials to former owners and employees of the Combined
Predecessor Companies; (iii) incremental selling, general and administrative
costs associated with Fortress' corporate activities; (iv) income taxes as if
the entities were combined and subject to the effective federal and state
statutory rates throughout the periods discussed.
The Company's revenues are derived primarily from the sale of residential
homes. Revenue is recognized when construction of the home is complete and
title transfers from the Company to the buyer. Cost of sales includes all
direct and indirect construction costs including construction supervision,
land costs including the purchase price of land and land development costs,
interest expense on related land acquisition, land development and
construction loans, real estate taxes, and an accrual for anticipated warranty
and service costs. All of these costs incurred prior to title transfer are
capitalized into inventory and relieved from inventory at time of title
transfer and revenue is recognized. Sales and marketing costs such as
advertising and promotion expenses, as well as general and administrative
costs are recognized as expense when incurred.
The Founding Builders were previously managed as private companies and
organized as S corporations for tax purposes. Selling, general and
administrative expenses for the periods presented are affected by the amount
of compensation and related benefits that the Founding Builders' Owners and
certain key employees received from their respective businesses during these
periods. Some of the Founding Builders' Owners and key employees have agreed
to certain reductions in salaries and benefits in connection with the
consummation of the Acquisitions and the Offerings and the conversion to C
corporation status for tax purposes. The differential between the previous
compensation of these individuals and the compensation they have agreed to
receive subsequent to the Acquisitions during 1995 was $1.9 million. See
"Employment Agreements." The compensation differential is substantially offset
by expenses that will be incurred for Fortress operations.
During the periods presented certain related party transactions occurred
between the Founding Builders and their stockholders and other affiliates. See
"Certain Transactions" and Note 9 to the Combined Predecessor Companies
Financial Statements. As indicated therein, a number of these transactions
will be curtailed in connection with the Acquisitions and the Offerings.
Management does not believe that these transactions, individually or in the
aggregate, had a material impact on the historical results of operations or
gross margins of the Combined Predecessor Companies, or that their curtailment
will have such an impact on the future operations
28
<PAGE>
or financial results of the Company. Those related party transactions that are
anticipated to continue following the Offerings are, in Management's opinion,
on terms comparable to those which could be obtained from unaffiliated third
parties.
RESULTS OF OPERATIONS FOR THE YEARS ENDED DECEMBER 31, 1995, 1994 AND 1993 AND
THE THREE MONTHS ENDED
MARCH 31, 1996 AND 1995
The following table sets forth various items for the applicable periods (in
thousands) and their percentages of revenue for such periods:
<TABLE>
<CAPTION>
YEAR ENDED DECEMBER 31,
--------------------------------------------------------------
PRO
FORMA
1995 AS ADJUSTED
1993 % 1994 % ACTUAL % 1995 %
-------- ----- -------- ----- -------- ----- ----------- -----
<S> <C> <C> <C> <C> <C> <C> <C> <C>
Revenue.......... $148,269 100.0 $174,715 100.0 $199,029 100.0 $199,029 100.0
Cost of sales.... 126,145 85.1 146,284 83.7 167,434 84.1 164,134 82.5
-------- -------- -------- --------
Gross profit.... 22,124 14.9 28,431 16.3 31,595 15.9 34,895 17.5
Selling, general
and
administrative
expenses........ 17,955 12.1 23,020 13.2 24,845 12.5 24,647 12.4
-------- -------- -------- --------
Operating in-
come............ 4,169 2.8 5,411 2.6 6,750 3.4 10,248 5.1
Income before
provision for
income taxes.... 4,898 3.3 4,828 2.8 6,076 3.0 10,303 5.2
Provision for in-
come taxes...... 925 0.6 83 * 21 * 3,915 2.0
-------- -------- -------- --------
Net income....... $ 3,973 2.7 $ 4,745 2.7 $ 6,055 3.0 $ 6,388 3.2
======== ======== ======== ========
<CAPTION>
THREE MONTHS ENDED MARCH 31,
---------------------------------------------------------------
PRO PRO
FORMA FORMA
1995 AS ADJUSTED 1996 AS ADJUSTED
ACTUAL % 1995 % ACTUAL % 1996 %
------- ----- ----------- ----- ------- ----- ----------- -----
<S> <C> <C> <C> <C> <C> <C> <C> <C>
Revenue.......... $36,869 100.0 $36,869 100.0 $41,312 100.0 $41,312 100.0
Cost of sales.... 31,290 84.9 30,805 83.6 34,753 84.1 34,261 82.9
------- ----------- ------- -----------
Gross profit.... 5,579 15.1 6,064 16.4 6,559 15.9 7,051 17.1
Selling, general
and
administrative
expenses........ 5,477 14.9 5,688 15.4 5,610 13.6 6,024 14.6
------- ----------- ------- -----------
Operating in-
come............ 102 -- 376 1.0 949 2.3 1,027 2.5
Income before
provision for
income taxes.... 69 -- 501 1.4 986 2.4 1,169 2.8
Provision for in-
come taxes...... -- -- 190 .5 -- -- 444 1.1
------- ----------- ------- -----------
Net income....... $ 69 -- $ 311 .8 $ 986 2.4 $ 725 1.8
======= =========== ======= ===========
</TABLE>
- -------
* Less than .01%.
PRO FORMA AS ADJUSTED COMBINED RESULTS OF OPERATIONS
Pro Forma for the Three Months Ended March 31, 1996 Compared to Pro Forma for
the Three Months Ended March 31, 1995
Revenue for the Combined Predecessor Companies was $41.3 million for the
three months ended March 31, 1996 as compared to $36.9 million for the three
months ended March 31, 1995. The 12.1% increase in 1996 revenues over 1995 was
primarily due to an increase in the Combined Predecessor Companies' average
sales price of homes to $192,400 in the 1996 period from $175,900 in the 1995
period. The increase in the average sales price of the Combined Predecessor
Companies was due to a significant increase in closings at Christopher Homes
(from nine closings in the first quarter of 1995 to 22 closings in the first
quarter of 1996). The average sales price at Christopher Homes was $470,200
during the first quarter of 1996. In addition, the Combined Predecessor
Companies closed six additional homes during the first quarter of 1996 as
compared to the first quarter of 1995 (212 homes in 1996 compared to 206 homes
in 1995).
Pro forma combined cost of sales during the first quarter of 1996 was $34.3
million as compared to combined cost of sales of $30.8 million during the
first quarter of 1995. As a percentage of revenue, pro forma cost of sales
during the first quarter of 1996 was 82.9% as compared to 83.6% during the
same period in 1995. The decrease in pro forma cost of sales as a percentage
of revenue is attributable to a stronger consumer demand in all of the
Company's markets which allowed the Company to minimize customer concessions,
improved profitability on new product lines introduced in 1995 and greater
economies of scale in the Company's construction supervision overhead. The pro
forma adjustment to cost of sales is attributable to an adjustment which
reflects the lower cost of capital resulting from the Offerings and the
application of the proceeds therefrom to repay the Founding Builders' existing
indebtedness and equity participation arrangements. The pro forma adjustment
was $0.5 million in both the 1996 and 1995 three month periods.
The pro forma combined selling, general and administrative ("SG&A") expenses
in the first quarter of 1996 were $6.0 million as compared to $5.7 million in
the first quarter of 1995. As a percentage of revenue, pro forma SG&A was
14.6% during the first quarter of 1996 as compared to 15.4% during the first
quarter of 1995. The decrease in pro forma SG&A expenses as a percentage of
revenue was due to greater economies of scale experienced by the Combined
Predecessor Companies during the first quarter of 1996. The pro forma
adjustments to SG&A include a decrease in executive compensation of $203,000
in 1995, from historical levels due to the agreed upon reduction in salaries
and benefits of certain
29
<PAGE>
of the Founding Builders' Owners and key employees in connection with the
Acquisition and the Offerings. See "Introduction" and "Management--Employment
Agreements". These amounts are accounted for as compensation expense in
historical SG&A. Pro forma SG&A has been increased by $414,000 over historical
levels in both 1996 and 1995, related to Fortress' corporate operating
activities.
The pro forma combined provision for income tax for the first quarter of
1996 was $444,000 as compared to $190,000 during the first quarter of 1995.
The increase is directly related to the increase in income before provision
for income taxes. Income before provision for income taxes was $1.2 million
during the first quarter of 1996 as compared to $501,000 during the same
period of 1995.
The pro forma combined net income for the first quarter of 1996, accounting
for the pro forma adjustments detailed above, was $725,000 as compared to
$311,000 for the first quarter of 1995.
Pro Forma Year Ended December 31, 1995 Compared to Historical Year Ended
December 31, 1995
Revenue for the pro forma Combined Predecessor Companies was $199.0 million
for 1995. Pro forma combined cost of sales in 1995 was $164.1 million as
compared to historical 1995 combined cost of sales of $167.4 million. As a
percentage of revenue, pro forma cost of sales in 1995 was 82.5%, compared to
84.1% on a historical basis. The 1.6% percentage point decrease in pro forma
cost of sales is due to an adjustment which reflects the lower cost of capital
resulting from the Offerings and the application of the proceeds therefrom to
repay the Founding Builders' existing indebtedness and equity participation
arrangements. The pro forma adjustments reflect a reduction in average
borrowing costs from 18.3% to 13.75%.
The pro forma combined selling, general and administrative ("SG&A") expenses
in 1995 was $24.6 million, as compared to the historical 1995 combined SG&A
expenses of $24.8 million. As a percentage of revenue, pro forma SG&A was
12.4% as compared to historical SG&A expenses of 12.5%. The pro forma SG&A
expenses includes a decrease in executive compensation of $1.9 million from
historical levels due to the agreed upon reduction in salaries and benefits of
certain of the Founding Builders' Owners and key employees in connection with
the Acquisition and the Offerings. See "Introduction" and "Management--
Employment Agreements". These amounts are accounted for as compensation
expense in historical SG&A. This decrease is substantially offset by the
estimated additional expenses of $1.7 million related to the Company's
corporate operating activities.
The pro forma combined provision for income taxes in 1995 was $3.9 million
as compared to historical 1995 combined provision for income taxes of $21,000.
The increase reflects an increase in state and federal income taxes to
statutory state and federal income tax rates to present the combined result of
operations as if the Founding Builders had been taxed as C corporations. The
historical 1995 combined provision for income taxes reflects the S corporation
status of each of the Founding Builders.
The pro forma combined net income in 1995, accounting for the pro forma
adjustments detailed above, was $6.4 million as compared to historical 1995
combined net income of $6.1 million.
HISTORICAL COMBINED RESULTS OF OPERATIONS
As discussed in "Introduction," the Founding Builders were independent
companies not under common control or management during the historical periods
discussed herein; in addition, these companies were S corporations during all
or a portion of these periods. Accordingly, the historical results discussed
herein may not be comparable to or indicative of the post-combination results
to be achieved by the Company.
Three Months Ended March 31, 1996 Compared to the Three Months Ended March
31, 1995
Revenue for the Combined Predecessor Companies was $41.3 million for the
three months ended March 31, 1996 as compared to $36.9 million for the three
months ended March 31, 1995. The 12.1% increase in the 1996 period revenues
over the 1995 period is primarily due to an increase in the Combined
Predecessor Companies' average sales price of homes to $192,400 in the first
quarter of 1996 from $175,900 in the first
30
<PAGE>
quarter of 1995. The increase in the average sales prices of the Combined
Predecessor Companies was due to a significant increase in closings at
Christopher Homes (from nine closings in the first quarter of 1995 to 22
closings in the first quarter of 1996). The average sales price at Christopher
Homes was $470,200 during the first quarter of 1996. In addition, the Combined
Predecessor Companies closed six additional homes during the first quarter of
1996 as compared to the first quarter of 1995 (212 homes in 1996 compared to
206 homes in 1995).
Combined cost of sales during the first quarter of 1996 was $34.8 million as
compared to combined cost of sales of $31.3 million during the first quarter
of 1995. As a percentage of revenue, cost of sales during the first quarter of
1996 was 84.1% as compared to 84.9% during the same time period in 1995. The
decrease in cost of sales as a percentage of revenue is attributable to
stronger consumer demand in all of the Company's markets which allowed the
Company to minimize customer concessions, improved profitability on new
product lines introduced in 1995 and greater economies of scale in the
Company's construction supervision overhead.
The combined selling, general and administrative ("SG&A") expenses in the
first quarter of 1996 were $5.4 million as compared to $5.5 million for the
first quarter of 1995. As a percentage of revenue, SG&A was 13.1% during the
first quarter of 1996 as compared to 14.4% during the first quarter of 1995.
The decrease in SG&A expenses as a percentage of revenue is due to greater
economies of scale experienced by the Combined Predecessor Companies during
the first quarter of 1996.
The combined net income for the first quarter of 1996 was $1.0 million as
compared to $69,000 for the first quarter of 1995.
Year Ended December 31, 1995 Compared to the Year Ended December 31, 1994
Revenue increased 13.9% to $199.0 million in 1995 from $174.7 million in
1994. The number of homes closed by the Company increased by 3.3% to 998 units
in 1995 from 966 units in 1994, led by a 230% increase at Christopher (from 27
to 89 units) and an 11.6% increase at Sunstar (from 225 to 251 units). Genesee
increased revenue by 4.0%, even though closings decreased (from 229 to 219).
These increases were partially offset by a 9.5% decrease at Buffington (from
485 to 439 units). The large increases at Christopher and Sunstar were the
result of earlier investments in new communities which produced closings in
1995. These two Founding Builders each added two communities in 1995. The
increase at Genesee was due in part to an increase in land sales between 1993
and 1994. The decrease at Buffington occurred due to a slowdown in the Austin
market during the first six months of 1995 which resulted in a 19.6% decrease
in new sales orders (from 301 to 243 units). Management believes this slowdown
was the result of higher interest rates during this period and the impact of
these rates on the entry level and first time move-up market which Buffington
targets. The Company's 1995 increase in revenues was also due in part to a
8.2% increase in the average selling price of homes closed to $190,700 in 1995
from $176,400 in 1994. The increase was due primarily to changes in the
product mix of homes closed within the Company.
Cost of sales increased by 14.5%, to $167.4 million in 1995 from $146.3
million in 1994. As a percentage of revenue, cost of sales increased by 0.4%,
to 84.1% in 1995 from 83.7% in 1994. The increase was due primarily to an
increase in cost of sales, as a percentage of revenue at Genesee from 86.1% in
1994 to 88.6% in 1995. This increase was the result of a decision, during the
first half of 1995, to discount home sale prices in response to the prevailing
higher mortgage interest rates during this period.
Selling, general and administrative expenses increased 7.9% to $24.8 million
in 1995 from $23.0 million in 1994. As a percentage of revenue, however, SG&A
expenses in 1995 were 12.5%, compared to 13.2% in 1994. The decrease in SG&A
as a percentage of revenue was due to increased efficiencies as revenue grew
between 1994 and 1995. The increase in SG&A expenses was due to the increase
in sales and construction activity required to sustain the higher levels of
revenues in 1995 as well as the increase in land acquisitions, market analysis
and marketing activity needed to add new communities in 1995 for which sales
and closings are expected in 1996 and beyond. The Company opened 18 new
communities in 1995.
Other non-operating expenses (income) increased 22.3% to $713,000 in 1995
from $583,000 in 1994. The increase of $130,000 was due to a decrease in other
income at Christopher due to a decrease in management fee income between 1994
and 1995 of $240,000. This decrease in other income was partially offset by a
decrease in minority interest expense at Sunstar between 1994 and 1995.
31
<PAGE>
Year Ended December 31, 1994 Compared to the Year Ended December 31, 1993
Revenue increased 17.8% to $174.7 million in 1994 from $148.3 million in
1993. The number of homes closed by the Company increased by 14.9% to 966
units in 1994 from 841 units in 1993, led by a 43.3% increase at Sunstar (from
157 to 225 units) and a 18.0% increase at Buffington (from 411 to 485 units).
These increases were partially offset by a 35.7% decrease at Christopher (from
42 to 27 units). The increases at Sunstar and Buffington can be attributed to
earlier investments in new communities which produced closings in 1994. These
two Founding Builders added 10 new communities in 1994. The Company's 1994
increase in revenue was also due in part to a 3.0% increase in the average
selling price of homes closed to $176,400 in 1994 from $171,300 in 1993. The
increase was due primarily to changes in the product mix of homes closed
throughout all of the Company's operations.
Cost of sales increased by 16.0% to $146.3 million in 1994 from $126.1
million in 1993. As a percentage of revenue, cost of sales decreased by 1.4%
to 83.7% in 1994 from 85.1% in 1993. The decrease was due primarily to lower
cost of sales, as a percentage of revenue, of Sunstar and Christopher. The
decrease in cost of sales was primarily due to improvement in operating
efficiencies at Sunstar. Certain onsite construction supervision and
purchasing efficiencies were gained due to the 59.0% revenue growth
experienced by Sunstar in 1994. Cost of sales as a percentage of total revenue
at Sunstar decreased from 81.1% in 1993 to 79.1% in 1994. At Christopher, the
reduction was due to a significant decrease in developer fees paid to partners
of a number of partnerships in which Christopher was involved. Cost of sales
at Christopher decreased from 95.0% in 1993 to 85.1% in 1994.
Selling, general and administrative expenses increased by 28.2% to $23.0
million in 1994 from $18.0 million in 1993. As a percentage of revenue, SG&A
expenses in 1994 were 13.2%, compared to 12.1% in 1993. The majority of this
increase was related to a distribution of $2.6 million to the owners of
Buffington which was classified as compensation expense. In 1993, state tax
laws did not require the owners to classify distributions as expenses and
therefore such distributions were not accounted as compensation expense. The
balance of the increase in SG&A expenses was largely due to the increases in
sales and construction activity required to sustain the higher levels of
revenues in 1994 as well as the increase in land acquisition, market analysis
and marketing activity needed to add new communities in 1994 for which sales
and closings are expected in 1995 and beyond.
Other non-operating income expenses increased by $1.3 million to expense of
$583,000 in 1994 from income of $729,000 in 1993. Sunstar incurred an increase
in minority interest expense of $972,000 in connection with a new partnership
which began closing units and generating profits. The balance of $340,000 was
related to an increase in interest expense at Buffington and a decrease in
other income at Christopher. Christopher was required to record income from a
partnership interest as other income which generated income in 1993 of
$615,000 as compared to $359,000 in 1994.
BACKLOG
The Company's homes are generally offered for sale in advance of their
construction. The majority of the Company's homes sold in fiscal year 1995
were sold pursuant to standard sales contracts entered into prior to
commencement of construction. Such sales contracts are usually subject to
certain contingencies such as the buyer's ability to qualify for financing.
Homes covered by such sales contracts are considered by the Company as its
"backlog." The Company does not recognize revenue on homes covered by such
contracts until the sales are closed and the risk of ownership has been
legally transferred to the buyer. At March 31, 1996, the Company had 736 homes
in backlog, compared to 382 homes in backlog at March 31, 1995.
The following table sets forth the Company's backlog at December 31, 1993,
1994 and 1995 and March 31, 1995 and 1996. For periods prior to December 31,
1995, the Company calculated the aggregate sales value of homes in backlog by
multiplying the average sales price (by Founding Builder) times the number of
homes in backlog of each Founding Builder. For each of December 31, 1995 and
March 31, 1996, the Company calculated
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the aggregate sales value of homes in backlog by totaling the actual price of
each sales contract for homes in backlog. No assurances can be given that
homes in backlog will result in actual closings (dollars in thousands):
<TABLE>
<CAPTION>
DECEMBER 31, 1993 DECEMBER 31, 1994 DECEMBER 31, 1995
---------------------------- ---------------------------- ----------------------------
NUMBER AGGREGATE NUMBER OF NUMBER AGGREGATE NUMBER OF NUMBER AGGREGATE NUMBER OF
OF SALES ACTIVE OF SALES ACTIVE OF SALES ACTIVE
HOMES VALUE COMMUNITIES HOMES VALUE COMMUNITIES HOMES VALUE COMMUNITIES
------ --------- ----------- ------ --------- ----------- ------ --------- -----------
<S> <C> <C> <C> <C> <C> <C> <C> <C> <C>
Buffington....... 63 $ 7,974 15 96 $12,624 20 184 $24,839 24
Christopher...... 22 9,074 1 42 21,566 4 62 25,381 4
Genesee.......... 109 25,414 15 109 28,340 15 110 28,658 15
Sunstar.......... 114 15,453 4 110 16,230 4 103 18,364 6
--- ------- --- --- ------- --- --- ------- ---
Total........... 308 $57,914 35 357 $78,760 43 459 $97,242 49
<CAPTION>
MARCH 31, 1995 MARCH 31, 1996
---------------------------- ----------------------------
NUMBER AGGREGATE NUMBER OF NUMBER AGGREGATE NUMBER OF
OF SALES ACTIVE OF SALES ACTIVE
HOMES VALUE COMMUNITIES HOMES VALUE COMMUNITIES
------ --------- ----------- ------ --------- -----------
<S> <C> <C> <C> <C> <C> <C>
Buffington....... 126 $15,065 17 352 $ 45,798 27
Christopher...... 44 17,168 1 58 25,483 4
Genesee.......... 102 28,194 13 183 45,185 16
Sunstar.......... 110 18,653 5 143 24,610 7
------ --------- ----------- ------ --------- -----------
Total........... 382 $79,080 36 736 $141,076 54
</TABLE>
As part of its sales and marketing efforts, the Company builds and maintains
model homes in each of its active communities. The Company also builds
speculative homes (defined as homes which are under construction or completed
but for which the Company does not yet have sales contracts) on a project-by-
project basis to satisfy the demands of certain home buyers or brokers. See
"Business--Sales and Marketing." Management believes that the Company's
current inventory of model homes and speculative homes is, relative to sales
levels and the number of active communities, consistent with the number of
speculative homes and model homes maintained by the Company during the periods
presented in this Prospectus. It is possible that, in the event of adverse
economic or other business conditions affecting home buying activity in the
Company's markets, the Company may be required to reduce prices or provide
sales incentives to liquidate its inventory of model or speculative homes. It
is also possible that the Company could be required to reduce prices or
provide sales incentives to sell its model homes at the conclusion of a
particular community. Either of these actions, if taken, could have the effect
of depressing the Company's gross margin for the relevant periods.
INTEREST RATES AND INFLATION
The Company's business is significantly affected by general economic
conditions in the United States and, particularly, by fluctuations in interest
rates. Higher interest rates may decrease the potential market for new homes
by making it more difficult for home buyers to qualify for mortgages or to
obtain mortgages at interest rates acceptable to them.
The Company, as well as the homebuilding industry in general, may be
adversely affected during periods of high inflation, primarily as a result of
higher land acquisition and land development costs, as well as higher costs of
labor and materials. The Company attempts to pass through to its buyers any
increases in costs through increased selling prices. There can be no assurance
that inflation will not have a material adverse impact on the Company's future
results of operations.
COST OF CAPITAL
The homebuilding industry is capital intensive and requires significant up-
front expenditures to acquire, entitle and develop land and to commence home
construction. Accordingly, the Company has incurred substantial indebtedness
to finance its homebuilding operations. As of December 31, 1995, the total of
this indebtedness was $86.4 million. The Company uses a combination of secured
revolving credit facilities ($66.6 million as of December 31, 1995),
subordinated investor notes, participating loans ($19.6 million as of December
31, 1995) and joint venture partnerships ($1.3 million as of December 31,
1995).
The secured revolving credit facilities bear interest at an annual rate
which range from prime plus .5% to 2.0% (prime at December 31, 1995 was 8.5%)
and generally require financing fees ranging from 0.5% to 2.5% of the loan
commitment. The effective annual cost of the financing fees for these
facilities is usually greater than the stated fees because, among other
things, (i) the Company is required to pay the fee based on the total amount
of the loan, yet the full amount of the loan is not drawn and outstanding for
the entire term, and (ii) the period during which the loan is outstanding is
generally significantly less than one year, usually between 75 to 180 days.
The subordinated investor notes bear interest at annual rates which range
from 12% to 15% and require loan commitment fees ranging up to 10% of the loan
commitment annually. The participating loans and joint venture partnerships
require a 50% share of the profits with the lender/partner on the underlying
development. The need for these subordinated
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<PAGE>
investor notes, participating loans and joint venture partnership is due to
the amount of equity capital which traditional secured credit lenders have
required to be invested in developments prior to providing financing.
The Company's historical average cost of capital has been influenced by the
costs of these types of financing facilities. In 1995, the Company on a
combined basis recorded interest expense, including participation and joint
venture expenses, of $12.2 million. The cost of these expenses, as a percent
of outstanding related indebtedness as of December 31, 1995, was 13.9%. In
addition, the Company estimates the total cost of financing fees incurred in
1996 was $3.9 million or 4.7% of the outstanding related indebtedness as of
December 31, 1995. The Company therefore estimates its cost of financing for
1995 approximated $16.1 million or 18.3% of the outstanding indebtedness as of
December 31, 1995.
LIQUIDITY AND CAPITAL RESOURCES
For the years ended December 31, 1995 and December 31, 1994, net cash used
in operating activities was $25.1 million and $1.7 million, respectively, and
cash and cash equivalents decreased by $2.2 million and increased by $2.1
million, respectively.
The Company plans to continue to utilize land options as a method of
controlling and subsequently acquiring land. At March 31, 1996, the Company
had 4,002 lots under option, of which 1,341 are finished lots and 2,661 are
undeveloped lots. The Company expects to exercise, subject to market
conditions, substantially all of its option contracts. Other than the capital
required to exercise land option contracts, the Company has no significant
capital commitments for the 12-month period following consummation of the
Offerings.
The Company has secured a commitment (the "Commitment") from a lending
institution (the "Bank") pursuant to which the Bank has agreed, subject to
certain terms and conditions, to enter into the Credit Agreement that will
provide a revolving credit facility under which the Company may, from time to
time, borrow up to $50 million. It is expected that upon consummation of the
Offerings, no amount will be outstanding under such Credit Agreement. For a
further description of the Commitment and the Credit Agreement, see
"Description of Proposed Credit Agreement."
The Company intends, subject to market conditions, to expand its existing
markets and to consider entering into new markets through expansion of
existing operations and/or through acquisitions of established regional
homebuilders. No plans, agreements, or understandings with respect to such
expansion either of existing markets or through acquisition currently exist.
The Company believes that funds available through proceeds from the
Offerings and borrowings under the Credit Agreement, together with cash
generated from operations will be adequate (assuming no significant cash
payments in connection with any acquisitions made by the Company) for its
anticipated cash needs for the reasonably foreseeable future. There can be no
assurance, however, that the amounts available in the future from the
Company's sources of liquidity will be sufficient, as the amount and types of
indebtedness that the Company may incur will be limited by the terms of the
Indenture and the Credit Agreement. As a result, the Company may be required
to seek additional capital in the form of equity or debt financing and from a
variety of potential sources, including additional bank financing and/or
securities offerings.
The Company is a holding company with no operations, and derives all of its
operating income and cash flows from its subsidiaries. The Company must rely
on dividends and other distributions from its subsidiaries to generate the
funds necessary to meet its obligations, including payment of principal and
interest on the Senior Notes. The Indenture prohibits the Company from
entering into agreements (except as specifically provided in the Indenture)
that would restrict the ability of its subsidiaries to distribute funds to
Fortress. Based on historical cash flow from operations of its subsidiaries,
the Company expects to generate sufficient cash flow from operations to meet
all of its interest obligations on the Senior Notes, which annually will be
approximately $13.75 million, and expects to meet its principal obligations on
the Senior Notes when due in 2003. However, the Company's ability to satisfy
such interest and principal obligations will be dependent upon the Company's
future performance and will be subject to financial, business and other
factors affecting the business and
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<PAGE>
operations of the Company, including factors beyond its control. If the
Company does not generate sufficient cash flow from operations to make
payments of interest and principal on the Senior Notes, it may be required to
attempt to refinance all or a portion of the Senior Notes, dispose of assets
or seek additional debt or equity financing.
SEASONALITY AND VARIABILITY OF RESULTS
The Company experiences significant seasonality and quarter to quarter
variability in homebuilding activity levels. The annual operating cycle
generally reflects greater homes sales in the spring and autumn months and
slower sales in the winter and summer months. Closings are slowest during the
first quarter and activity increases during the second and third quarter with
the greatest level of closing activity taking place during the fourth quarter.
The Company believes that this seasonality is a reflection of the impact of
winter weather on construction activity and the preference of home buyers to
close on their new home either prior to the start of a new school year or
prior to the end of year holiday season.
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<PAGE>
BUSINESS
INTRODUCTION
The Company is a national homebuilding company designing, building and
selling single family homes in the metropolitan areas surrounding Las Vegas,
Nevada; Austin and San Antonio, Texas; Tucson, Arizona; Denver and Fort
Collins, Colorado; and Raleigh-Durham, North Carolina. The Company offers
high-quality, innovative homes, targeting a diverse range of market segments
including the first-time, entry-level buyer, move-up buyer and
executive/luxury home buyer. The Company markets a wide range of single family
detached and attached homes ranging in size from 1,000 square feet to 5,500
square feet at prices ranging primarily from $80,000 to $600,000. As of March
31, 1996, the average sales price of the Company's homes was $192,400.
The Company has entered into agreements to acquire, simultaneously with the
closing of the Offerings, four established homebuilders operating in the above
markets, each of which will become a wholly-owned subsidiary of Fortress.
Substantially all of the former owners of the Founding Builders will remain as
senior managers of these subsidiaries, subject to employment and non-compete
agreements, and will own approximately 54.4% of the outstanding capital stock
of the Company upon consummation of the Offerings. The four Founding Builders
which comprise the Company achieved revenue growth from $56.1 million in 1991
to $199.0 million in 1995, representing a compound annual growth rate of
37.2%. The Company attributes this growth principally to the market knowledge
and experience of its local management team and strong economic conditions in
these markets. At March 31, 1996, the Company was selling homes in a total of
54 communities, compared to 36 communities at March 31, 1995. On a combined
basis from January 1, 1996 through March 31, 1996, the Company had closed 212
homes and as of March 31, 1996, had a backlog of 736 homes under contract.
This compares to closings of 206 homes in the first quarter of 1995 and a
backlog of 382 homes as of March 31, 1995.
INDUSTRY OVERVIEW
The homebuilding industry is highly competitive and extremely fragmented
with most homebuilding companies operating in a concentrated geographic area
and offering a specific type of product to a particular target market. The
National Association of Homebuilders confirms that 94% of homebuilders start
fewer than 100 homes annually and 81% of homebuilders start fewer than 25
homes each year. According to Professional Builder Magazine, a leading
publication for the homebuilding industry, in its annual survey of home-
builders for 1994, The Giant 400, no single homebuilding company closed more
than 1% of the 1,455,000 housing starts in 1994. The industry's 100 largest
homebuilding companies closed only 11.2% of the 1994 housing starts and the
400 largest home-builders closed 19.5% of the 1994 housing starts.
The homebuilding industry is greatly affected by a number of factors, on
both a national and regional level. One of the most vital factors on a
national level is interest rates and how rates are influenced by decisions of
the Federal Reserve. The homebuilding industry's sensitivity to interest rate
fluctuations is two-pronged: an increase or decrease in interest rates affects
(i) the homebuilding company directly in connection with its cost of borrowed
funds for land and project development and working capital and (ii) home
buyers' ability and desire to purchase a home if a favorable mortgage loan
cannot be obtained. Changes in interest rates also directly affect home
buyers' ability to obtain long-term mortgages at rates favorable enough to
service a long-term mortgage obligation. See "Risk Factors--Interest Rates;
Mortgage Financing." The Company believes that the availability of less
expensive non-traditional mortgage financing vehicles such as variable rate
mortgage loans will also cause potential home buyers moving to high growth
areas to be more willing to purchase a new home now and refinance at a later
date.
Local, privately held homebuilders face severe risk that their inability to
obtain sufficient financing upon reasonable terms will preclude them from
exploiting favorable land acquisition opportunities, require that on-going
projects be downsized or delayed and require that they incur indebtedness at
significantly higher interest rates which directly causes their profitability
to suffer. Additionally, smaller homebuilders with smaller capital are often
required to adhere to restrictive lending requirements established by the
lending institutions such as (i) paying costly origination fees; (ii) limiting
the number of projects that can be developed simultaneously; (iii) complying
with restrictive construction schedules; (iv) insuring projects continue to
meet certain financial
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<PAGE>
covenants throughout the development stage; and (v) providing the lender with
an option to acquire an equity stake in the project through equity
participation incentives. As a result of such restrictions and requirements,
the senior management of local homebuilders typically expends a significant
amount of its time and resources locating and negotiating with sources of
capital. This process can cause delays or cancellation of approved projects
and can cause the homebuilder to forego land acquisitions and development for
future communities.
COMPETITIVE STRENGTHS AND ADVANTAGES
The Company believes it is positioned for future success in the industry
because of (i) its established operations in attractive housing markets; (ii)
its ability to enhance profitability through an improved capital structure and
certain operating synergies; (iii) its management expertise both in
homebuilding generally and its specific target and geographic markets; (iv)
diversification of its geographic markets and products; (v) its conservative
land acquisition policies; and (vii) its ability to expand both within its
existing markets and through acquiring other local homebuilding companies
located in other strong housing markets.
Strong Market Positions in Attractive Housing Markets. The Company believes
that it operates in some of the most attractive housing markets in the nation.
Generally, the metropolitan areas where the Company conducts operations have
experienced unemployment rates below the national average and population
growth rates in excess of the national average for the past five years.
Additionally, forecasted information obtained by the Company indicates that
population and employment growth, as well as housing starts, will continue at
levels above the national average through the year 1999. See "Business--Market
and Products." Each of the Founding Builders has been building homes in their
respective markets for a significant number of years, ranging from 8 years to
25 years, has completed numerous communities and, collectively, have sold
approximately 4,750 homes since 1987. The Company believes that each local
operation has developed a reputation within its respective market as a quality
homebuilder with desirable products. Each local operation has targeted one or
more specific niches within their market and has developed products which
specifically target their niche customers. As a result, the Company believes
that each of its local operations has established strong positions within its
market.
Reducing the Risk of Cyclicality Through Geographic and Product
Diversification. In addition to focusing on growth markets, the Company's
overall strategy also relies on the geographic diversification of the
Company's existing markets. Since local housing markets are cyclical and
cycles depend, in part, on local/regional conditions, the Company believes
that by operating in seven distinct geographic markets, it is less subject to
the effects of local and regional economic cycles than homebuilders that
operate in a single geographic market. Additionally, the Company believes that
its product diversification (which range in sales price primarily from $80,000
to $600,000) and diversity of niche markets (which range from young families
to "empty-nesters") also reduce risk in the event that existing national
factors, such as interest rates, inflation, the general state of the economy
and tax legislation, detrimentally affect particular income levels or
demographic groups.
Enhancing Profitability Through Improved Capital Structure and Operating
Synergies. Management expects that the reduced cost of capital provided by the
Offerings will directly contribute to the Company's profitability by reducing
the Founding Builders' average financing cost, which was approximately 18.3%
in 1995. The Company believes that the financial strength of its local
operations, coupled with the availability of the proceeds from the Offerings
and the Company's available borrowings under the Credit Agreement, will
enhance the Company's competitive position, substantially reduce its overall
costs associated with land acquisition and project construction, and provide
the necessary capital to employ its strategies for expansion. The Company
anticipates that the proceeds from the Offerings and funds available through
the Credit Agreement should be sufficient to cover the Company's capital
requirements, including implementation of its internal growth plan, for the
reasonably foreseeable future. If the Company requires additional financing,
in particular for working capital and to finance acquisitions, management
believes that the Company should be able to secure additional financing, to
the extent necessary, on more favorable terms than would be made available to
smaller homebuilders with less capital.
Although the Company's most significant services and commodities are
obtained on a local level, management believes that the Company's overall size
and strength of operations will enable it to secure favorable terms from
certain suppliers by purchasing in volume such items as appliances, plumbing
fixtures and floor
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<PAGE>
coverings. The Company also believes that in the process of integrating the
administrative functions of each local operation, the Company will realize
both cost savings and enhanced efficiency through the centralized management
of insurance policies, employee benefits and certain other administrative
functions. Additionally, the Company believes that each of its local
operations can significantly benefit by understanding and employing those
practices, policies and strategies such as a market analysis, costing
procedures and quality control that have contributed to the success of the
Company's other local operations.
Combining Decentralized Operations with Experienced Management. The Company
was founded on the belief that the housing industry is localized and is most
successful when managed by experienced and cycle-tested local managers who
have developed in-depth market knowledge and strong local relationships. The
Company believes that the senior management team of each of its local
operations has in-depth knowledge of the local markets where operations are
conducted, thereby enabling the Company to better serve its customers and
maximize each local operation's profitability. The local senior management
teams have between approximately 10 years and 30 years experience in the
homebuilding industry in their respective markets. See "Management." The
Founding Builders' Owners who comprise the senior management of each local
operation have substantial Common Stock ownership in the Company. In addition,
each member of the local senior management team participates in incentive
compensation plans, payable both in cash and stock options, based on the
financial performance of the local operation. As a result, the local managers
receive a direct personal benefit based on the successful financial
performance of their respective local operation and the operations of the
Company taken as a whole. The local senior managers are empowered to make most
of the day-to-day operating decisions at each location and are directly
responsible for all aspects of their respective local operations, including
among other things, product design, marketing, construction and project
development. The senior management team overseeing the centralized corporate
operations has over 70 years of combined experience in the national
homebuilding industry and is responsible for formulating and implementing the
Company's policies and procedures to insure that the operating subsidiaries
achieve profitability and growth goals. The Company has implemented strict,
centralized financial controls and cash management policies as well as
comprehensive planning and reporting systems that require approval by the
corporate senior management team of, among other items, all projects and
material capital commitments.
Limiting the Company's Exposure to Real Estate-Related Risks. Management
attempts to minimize risks associated with land ownership and maximize return
on invested capital by deferring, to the extent practicable, substantial
investment in land until the later phases of the land development and
construction process. The Company attempts to control a two- to four-year
supply of lots based on its expected absorption rates. In some markets, the
Company generally acquires fully developed lots pursuant to options or
purchase contracts in quantities sufficient to satisfy near-term demands. In
other markets, the Company strives to control undeveloped land (through
options or contingent purchase contracts) through most of the zoning and land
development process, closing on such land as close as possible to the start of
home construction. See "Business--Land Acquisition and Development." These
acquisitions are generally limited to smaller tracts of entitled land that
will yield 25 to 100 lots when developed. By limiting its land acquisitions
and development activities generally to smaller parcels of land, the Company
reduces the financial and market risks associated with owning land during the
development period.
INTERNAL AND EXTERNAL GROWTH STRATEGIES
Increase Market Share in Existing Markets. One of the Company's goals,
subject to existing market conditions (such as the availability and cost of
developable land) is to accelerate growth in the Company's current markets
through the improved access to capital that will be provided by the Offerings.
The Company believes that each of its current markets has a strong economy and
will provide certain opportunities for expansion. Most of the Company's
existing markets encompass broad metropolitan areas surrounding major cities
which have an extremely fragmented homebuilding industry. Management of the
Founding Builders believe that their expansion in the past several years has
been contained by the limited availability and high cost of capital for these
organizations. The Company believes that its improved access to capital will
directly enable each local operation to pursue additional land acquisitions,
have more communities under development and increase its backlog for future
home sales. The Company believes that such internal expansion can be done
conservatively while improving the Company's financial performance.
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Growth by New Markets and Acquisitions. Depending on existing market
conditions, the Company intends to enter into one or more new markets each
year. Recognizing the highly fragmented nature of the homebuilding industry,
the Company intends to utilize an acquisition program whereby it will acquire
established, local homebuilding companies that operate in new markets. The
Company believes that it will be an attractive acquiror of other local
homebuilding companies due to (i) the benefits afforded by being a part of a
national, public homebuilding company, including an enhanced ability to
compete in the local market through the Company's financial strength and
improved access to capital; (ii) the Company's decentralized management
strategy, which will enable existing local management to continue to oversee
the operations of each company; and (iii) a team of senior executives with
over 70 years of combined experience in the homebuilding industry who are
responsible for all centralized Company operations and will be available to
provide operational support and advice on an as-needed basis. The Company
expects that each acquisition candidate will satisfy almost all of the same
criteria which was used to select each of the Founding Builders, including
among other things, a substantial asset base, growth opportunities,
experienced management team, consistent performance and establishment and
reputation in the acquiree's local market for building quality homes. In most
instances, the Company expects to retain the management, employees and name of
the acquired company while seeking to improve the acquired company's
profitability by implementing the Company's business strategies and providing
improved access to capital. The Company believes that its capital structure
and publicly traded stock will provide the Company with flexibility in
structuring the terms of each acquisition to insure that the acquired
homebuilding company has a positive impact on the Company's earnings. As
consideration for future acquisitions, the Company intends to use various
combinations of Common Stock, options to acquire Common Stock, preferred
stock, cash and notes. Since its inception in June 1995, Fortress has gathered
and assembled data with respect to numerous local homebuilding companies and
believes it is well positioned to commence its acquisition program promptly
following the Offerings. As of the date of this Prospectus, the Company has no
understandings, commitments or agreements with respect to any material
acquisition.
In the event such new markets are in close proximity to one or more of the
Company's existing markets, the expanded operations may be conducted under the
management of the Company's local operations currently operating in that area.
Management believes that such expansion will provide the Company with valuable
synergies and economies of scale which will increase the profitability of the
local operation overseeing operations within the new market. The Company
intends to reduce its risk to the maximum extent possible when entering such
new markets by thoroughly developing a marketing and overall strategy prior to
commencing operations, acquiring land in a conservative manner and upon
favorable terms and hiring local management who has developed an expertise in
the marketplace.
There can be no assurance that the Company will be able to expand into such
new markets or acquire or profitably manage additional companies or
successfully integrate such acquired companies into the Company. See "Risk
Factors--Acquisition Strategy."
MARKETS AND PRODUCTS
Overview
The Company's operations service the metropolitan areas surrounding
following cities: Raleigh-Durham, North Carolina; Austin and San Antonio,
Texas; Las Vegas, Nevada; Denver and Fort Collins, Colorado, and Tucson,
Arizona. The Company believes that each of these areas represents an
attractive homebuilding market with significant opportunity for growth. The
Company also believes that each of its local operations is well established in
its respective markets and has developed a reputation for building quality
homes at competitive prices. The Company maintains the flexibility to tailor
its product mix within a given market depending upon market conditions
including demographic trends, demand for a particular type of product,
margins, timing and the economic strength of the market.
Raleigh-Durham, North Carolina
The Raleigh-Durham metropolitan statistical area (the "Raleigh-Durham Area")
has been consistently ranked among the most attractive cities in the nation in
which to live and conduct business, and was ranked first
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<PAGE>
in 1994 by Money and Fortune Magazines. This is due to, among other factors,
its low unemployment rate and potential for economic growth. According to the
"Market Hotness Index" published by U.S. Housing Markets (4th quarter, 1995),
the Raleigh-Durham area ranked as the 6th leading housing market in the nation
in 1995. Annual building permits issued for single-family residential units in
the Raleigh-Durham Area have more than doubled from 1990 to 1994 increasing
from approximately 4,950 permits in 1990 to approximately 10,200 permits in
1994.
The employment and population in the Raleigh-Durham Area is expected to
continue to increase due to an influx of new businesses as well as from its
already thriving high-tech and biotechnology community (Raleigh-Durham
currently has the nation's largest planned research park). The population in
the Raleigh-Durham Area grew from approximately 858,000 people in April 1990,
to approximately 965,000 people by July, 1994. Additionally, the DRI/McGraw-
Hill Inc. Markets Review (the "Markets Review") has forecasted that the
population of the Raleigh-Durham Area is expected to reach approximately
1,200,000 people by the year 2000. Despite its growing population, the
unemployment rate in the Raleigh-Durham Area has declined from 4.0% in 1992 to
2.8% as of December, 1995 (compared to the national unemployment rate of 5.2%
as of December, 1995 (seasonally adjusted to 5.6%)). A recent survey done by
DRI/McGraw-Hill Inc. (the "McGraw-Hill Survey"), an economic consulting and
forecasting firm, predicts that the Raleigh-Durham Area will create
approximately 90,000 new jobs through the year 2000. The median annual
household income in the Raleigh-Durham Area is in excess of $40,000 and more
than 35% of the population is between the ages of 25 and 44, assuring a good
supply of potential customers in various stages of the home buying cycle.
The Company believes that it is well positioned in the Raleigh-Durham Area
market as the third largest homebuilder in the Raleigh-Durham Area based on
number of units sold and among the top three homebuilders in the Raleigh-
Durham Area based on total dollar volume of sales. The Company's North
Carolina operation builds high quality, innovative, single-family detached and
attached homes that range in sales prices from approximately $100,000 to
approximately $300,000, and targets entry-level, and first- and second-time
move-up buyers and retirees. Depending on the opportunity available within
each community, the Company will either develop land which it controls under
option or contract or purchase developed lots from developers or other
homebuilders. As of March 31, 1996, the Company controlled approximately 2,646
lots (including land anticipated to be subdivided into lots) in the Raleigh-
Durham Area for new home construction. The Company's North Carolina operation
was named the fastest growing company in the Research Triangle Area in
November 1995 and the Triangle Sales and Marketing Council's 1990 and 1994
"Builder of the Year." The Company's North Carolina operation was also
selected as the Raleigh-Wake County Homebuilder's Association's "Builder of
the Year" in 1992 and 1995.
The following table presents information relating to the Company's current
and planned communities in the Raleigh-Durham Area:
<TABLE>
<CAPTION>
NUMBER NUMBER NUMBER OF NUMBER OF
TOTAL OF HOMES OF HOMES HOMES IN HOMES ESTIMATED
NUMBER OF SOLD AS OF CLOSED AT BACKLOG AT REMAINING AT AVERAGE
HOMES AT MARCH 31, MARCH 31, MARCH 31, MARCH 31, SALES
COMMUNITY HOME TYPE COMPLETION 1996 1996 1996 1996(2) PRICE(3)
--------- ---------------------- ---------- ---------- --------- ---------- ------------ ---------
<S> <C> <C> <C> <C> <C> <C> <C>
CURRENT:
Village Lakes.......... Single Family-Detached 346 248 225 23 98 $134,000
Park Village........... Single Family-Detached 609 367 308 59 242 $149,000
Preston Oaks........... Single Family-Detached 70 52 44 8 18 $254,000
The Reserve............ Single Family-Detached 195 22 17 5 173 $274,000
Millcreek.............. Single Family-Detached 85 43 27 16 42 $211,000
Lakeridge.............. Single Family-Attached 118 30 0 30 88 $177,000
Cobblestone............ Single Family-Detached 58 2 0 2 56 $125,000
----- --- --- --- -----
SUBTOTAL............... 1,481 764 621 143 717
PLANNED(1):
Sweetwater............. Single Family-Detached 1,800 0 0 0 1,800 $155,000
Millcreek.............. Single Family-Attached 117 0 0 0 117 $177,000
----- --- --- --- -----
TOTAL.................. 3,398 764 621 143 2,634
===== === === === =====
</TABLE>
40
<PAGE>
- --------
(1) "Planned" projects include only those projects in which the Company
controls land available for project development and home construction. In
most cases, planned projects require additional entitlements prior to the
commencement of construction. See "Land Acquisition and Development" and
"Risk Factors--Government Relations; Environmental Controls."
(2) "The Number of Homes Remaining" is the number of homes which could be
built on both the remaining lots available for sale and land to be
developed into lots as estimated by the Company.
(3) "Estimated Average Sales Price" is the current average sales price of
homes offered for sale in each respective community.
Austin, Texas
The Company believes that the Austin metropolitan statistical area (the
"Austin Area") offers significant opportunities for expansion and continued
profitability in the housing industry. The Austin Area economy has exhibited
solid growth in recent years due in part to an influx of technology companies
which has led to a significant increase in employment, population and housing
starts. Annual building permits issued for single-family residential units in
the Austin Area have increased from approximately 1,900 in 1990 to
approximately 6,270 in 1994. According to Builders Report statistics, as
reported by Update & More, Inc., 1995 third quarter single-family home sales
in the Austin Area were 56% higher than those of 1994. Additionally, the
Mortgage Brokers Association of America has forecasted that in 1996, the
Austin Area will be the 2nd best mortgage market in the United States based on
a number of factors, including population trends, number of households,
nonfarm payroll employment, personal income, housing permits, home sales, home
prices and housing affordability.
The Austin Area is ranked 8th in the nation by the National Association of
Homebuilders ("NAHB") for population growth over the last 10 years. According
to the U.S. Census Bureau 1994 estimates, the population of Austin is
approximately 964,000 people, up from the 1990 census figures of approximately
846,000 people. The Markets Review has projected that population in the Austin
Area will reach approximately 1,100,000 people by the year 2000. The
unemployment rate in the Austin Area has declined from 4.9% in 1990 to 3.5% as
of December, 1995 (compared to the national unemployment rate of 5.2% as of
December, 1995 (seasonally adjusted to 5.6%)). Approximately 102,300 new jobs
have been created in the Austin Area since 1990, and the Austin Chamber of
Commerce has forecasted an increase of approximately 30,000 new jobs in the
Austin Area in 1996. Additionally, the Chamber of Commerce reported a 27% job
growth rate since 1990 (with 6.1% growth in 1994 alone) with gains in almost
all employment sectors. The median annual household income of the Austin Area
is approximately $31,000 and approximately 37% of the population is between
the ages of 25 and 44, which the Company believes will assure a good supply of
potential customers in various stages of the home buying cycle.
The Company has offices located in Austin and San Antonio, Texas and
conducts operations in both of these metropolitan areas. As of December 31,
1995, the Company's Texas operation was the third largest homebuilder in
Austin based on total number of permits issued. Since its inception, the
Company's Texas operation has closed the sale of over 2,000 homes in the
Austin Area. This local operation offers primarily single family detached
homes to first- and second-time move-up home buyers that range in sales price
from approximately $84,000 to approximately $300,000. This operation generally
controls a significant number of lots which it purchases after the lots are
developed and available for the commencement of home construction. As of March
31, 1996, the Company controlled a supply of lots for the construction of over
954 homes in the Austin Area. The Company's Texas operation has recently been
recognized by the National Association of Home Builders, Professional Builder
magazine, and the Texas Capitol Area Builders Association for outstanding
performance in product design and construction, interior merchandising,
management, and marketing. In 1991, the Texas Association of Realtors named
the Texas operation "Volume Builder of the Year." The Company's Texas
operation was also recently awarded the Diamond Builder Award by Home Buyers
Warranty for excellence in residential construction and customer satisfaction.
41
<PAGE>
The following table presents information relating to the Company's current
and planned communities in the Austin Area:
<TABLE>
<CAPTION>
NUMBER OF
NUMBER OF NUMBER OF HOMES
TOTAL HOMES NUMBER OF HOMES IN REMAINING ESTIMATED
NUMBER OF SOLD AS OF HOMES CLOSED BACKLOG AT AT AVERAGE
HOMES AT MARCH AT MARCH MARCH MARCH SALES
COMMUNITY HOME TYPE COMPLETION 31, 1996 31, 1996 31, 1996 31, 1996(2) PRICE(3)
- --------- ---------------------- ---------- ---------- ------------ ---------- ----------- ---------
<S> <C> <C> <C> <C> <C> <C> <C>
CURRENT:
Bancroft Woods......... Single Family-Detached 38 15 8 7 23 $140,000
Blockhouse Creek....... Single Family-Detached 47 31 13 18 16 $115,000
Bohls Place............ Single Family-Detached 50 40 24 16 10 $110,000
Cat Hollow............. Single Family-Detached 147 95 59 36 52 $115,000
Chandler Creek......... Single Family-Detached 82 31 12 19 51 $100,000
Cypress Bend........... Single Family-Detached 30 21 18 3 9 $134,000
Deer Park.............. Single Family-Detached 65 51 32 19 14 $135,000
Gann Ranch............. Single Family-Detached 88 88 83 5 0 $ 92,000
Great Hills............ Single Family-Detached 64 39 18 21 25 $200,000
Meadow Lake............ Single Family-Detached 230 102 80 22 128 $100,000
Meadow Pointe.......... Single Family-Detached 109 18 6 12 91 $105,000
North Park............. Single Family-Detached 87 77 63 14 10 $115,000
Oakwood Glen........... Single Family-Detached 61 20 8 12 41 $135,000
Sierra Vista........... Single Family-Detached 66 47 32 15 19 $105,000
South Creek............ Single Family-Detached 10 5 3 2 5 $115,000
Steeds Crossing........ Single Family-Detached 130 104 89 15 26 $105,000
Villages at Western
Oaks.................. Single Family-Detached 82 54 35 19 28 $125,000
Vista Oaks............. Single Family-Detached 180 117 86 31 63 $160,000
Windemere Parke........ Single Family-Detached 37 36 35 1 1 $ 95,000
Eagle Ridge............ Single Family-Detached 40 4 0 4 36 $ 98,000
Huntington Estates..... Single Family-Detached 124 6 0 6 118 $115,000
Miscellaneous Offsite.. Single Family-Detached -- -- -- 23 --
----- ----- --- --- -----
SUBTOTAL............... 1,767 1,001 704 320 766
PLANNED(1):
The Park at Duval...... Single Family-Detached 34 0 0 0 34 $120,000
Woodgreen.............. Single Family-Detached 23 0 0 0 23 $140,000
Fairway Ridge.......... Single Family-Detached 90 0 0 0 90 $ 80,000
Spring Brook........... Single Family-Detached 120 0 0 0 120 $105,000
Oak Creek Park......... Single Family-Detached 10 0 0 0 10 $170,000
Mason Creek............ Single Family-Detached 120 0 0 0 120 $130,000
Round Rock Ranch....... Single Family-Detached 120 0 0 0 120 $130,000
----- ----- --- --- -----
TOTAL.................. 2,284 1,001 704 320 1,283
===== ===== === === =====
</TABLE>
- --------
(1) "Planned" projects include only those projects in which the Company
controls land available for project development and home construction. In
most cases, planned projects require additional entitlements prior to the
commencement of construction. See "Land Acquisition and Development" and
"Risk Factors--Government Relations; Environmental Controls."
(2) "The Number of Homes Remaining" is the number of homes which could be
built on both the remaining lots available for sale and land to be
developed into lots as estimated by the Company.
(3) "Estimated Average Sales Price" is the current average sales price of
homes offered for sale in each respective community.
42
<PAGE>
San Antonio, Texas
The San Antonio metropolitan statistical area (the "San Antonio Area") has a
population of approximately 1,438,000 people as of September 1995, up from
approximately 1,325,000 people in 1990. The Markets Review has projected that
population in the San Antonio Area will reach approximately 1.6 million people
by the year 2000. Annual building permits issued for single family residential
units in the San Antonio Area have increased from approximately 1,720 in 1990
to approximately 9,300 in 1994. Additionally, the San Antonio Area's
unemployment rate has declined from 6.7% in 1990 to 4.8% as of December, 1995
(compared to the national unemployment rate of 5.2% as of December, 1995
(seasonally adjusted to 5.6%)). More than 51% of San Antonio's households have
an annual income in excess of $35,000. Additionally, a majority of the adult
population is between the ages of 25 and 49, which the Company believes will
assure a good supply of potential customers in various stages of the home
buying cycle. Figures released in late October 1995 by the Texas Employment
Commission-Labor Market Review show that approximately 25,000 new jobs were
added to the San Antonio Area in the twelve month period ending August, 1995.
This is due in part to the relocation of several large corporations to the San
Antonio Area over the last few years, including Southwestern Bell, Citicorp,
Sony, VLSI and World Savings Bank.
The Company entered the San Antonio market in September 1993 after extensive
market and demographic research and offers primarily the same type of product
as is sold in Austin. The Company's corporate office in Austin handles the
administrative functions for its San Antonio operation. The San Antonio
division closed the sale of 10 homes in 1994 with a total volume of
approximately $1,535,000 while 32 home sales were closed in 1995 with volume
of approximately $4,000,000. The Company believes that it is well positioned
to take advantage of the dynamic growth in the San Antonio Area housing market
in the near and long term.
The following table presents information relating to the Company's current
communities in the San Antonio Area:
<TABLE>
<CAPTION>
NUMBER NUMBER NUMBER OF NUMBER OF
TOTAL OF HOMES OF HOMES HOMES IN HOMES ESTIMATED
NUMBER OF SOLD AS OF CLOSED AT BACKLOG AT REMAINING AT AVERAGE
HOMES AT MARCH 31, MARCH 31, MARCH 31, MARCH 31, SALES
COMMUNITY HOME TYPE COMPLETION 1996 1996 1996 1996(1) PRICE(2)
--------- ---------------------- ---------- ---------- --------- ---------- ------------ ---------
<S> <C> <C> <C> <C> <C> <C> <C>
CURRENT:
Las Lomas.............. Single Family-Detached 95 10 2 8 85 $175,000
Redland Heights........ Single Family-Detached 13 9 9 0 4 $170,000
Thistle Creek.......... Single Family-Detached 90 38 30 8 52 $115,500
Oak Ridge Villages..... Single Family-Detached 38 6 0 6 32 $115,000
Big Springs............ Single Family-Detached 35 3 0 3 32 $180,000
Greenshire............. Single Family-Detached 18 6 0 6 12 $160,000
Miscellaneous Offsite.. Single Family-Detached -- -- -- 1 --
--- --- --- --- ---
TOTAL.................. 289 72 41 32 217
=== === === === ===
</TABLE>
- --------
(1) "The Number of Homes Remaining" is the number of homes which could be
built on both the remaining lots available for sale and land to be
developed into lots as estimated by the Company.
(2) "Estimated Average Sales Price" is the current average sales price of
homes offered for sale in each respective community.
Las Vegas, Nevada
The Las Vegas metropolitan statistical area (the "Las Vegas Area") has
exhibited tremendous growth over the past ten years, ranked first by the NAHB
as of July 1995 in population growth and fourteenth in average volume of
single family residential building permits issued. According to the "Market
Hotness Index" published by U.S. Housing Markets (4th quarter, 1995), the Las
Vegas area was ranked as the top housing market in the nation in 1995. This
expansion has been due to, among other factors, its absence of state income
tax, inheritance tax and estate tax, its climate and its potential for
commercial growth. The growing economy in the Las Vegas
43
<PAGE>
Area has lead to an increase in annual building permits issued for single
family residential units from approximately 11,200 in 1990 to approximately
20,250 in 1994. Additionally, the Mortgage Brokers Association of America has
forecasted that in 1996, the Las Vegas Area will be the best mortgage market
in the United States based on a number of factors including, population
trends, number of households, nonfarm payroll employment, personal income,
housing permits, home sales, home prices and housing affordability.
Tourism volume in the Las Vegas Area increased 35% in 1993 and 1994,
reaching 28.2 million people in 1994, and is expected to continue to grow at
an accelerated rate in the future. By the year 2000, 45 million tourists per
year are expected to visit the Las Vegas Area. The population in the Las Vegas
Area grew from approximately 850,000 people in 1990 to approximately 1,076,000
people in 1994. The Las Vegas Chamber of Commerce has reported that the
population is projected to reach approximately 1,300,000 people by the year
2000. Despite its growing population, the unemployment rate in the Las Vegas
Area has declined from 6.8% in 1992 to 4.7% as of December 1995 (compared to
the national unemployment rate of 5.2% as of December 1995 (seasonally
adjusted to 5.6%)). In 1995, the Las Vegas job market grew by approximately
6%, which is three times the national average. The employment rate in the Las
Vegas Area is expected to continue to increase due to the already thriving and
expanding gambling/tourism industry (with eight new resorts planned for the
Las Vegas "strip" by the end of 1997 which are expected to bring as many as
70,000 new jobs to the Las Vegas Area) as well as from the relocation of new
businesses (over 200 within the last five years). According to the McGraw-Hill
Survey, the Las Vegas Area will generate approximately 96,000 new jobs through
the year 2000. The Las Vegas Chamber of Commerce has reported that the median
annual household income in Clark County (the County which houses approximately
90% of the Las Vegas workforce) is in excess of $36,000, and over 40% of the
adult population is between the ages of 25 and 45, which the Company believes
will assure a good supply of potential customers in various stages of the home
buying cycle. According to the NAHB, the Las Vegas Area ranks second
nationally in growth of household employment over the last 10 years.
The Company believes that it is well positioned to take advantage of the
dynamic growth of the Las Vegas market as one of the largest homebuilders in
the Las Vegas Area competing in the luxury homebuilding market based on total
dollar volume of homes sold. The Company's Las Vegas operation specializes in
the construction of homes in masterplanned communities which are self-
contained, pre-planned communities consisting of governmental, commercial and
residential areas, schools, parks and various other amenities such as swimming
pools and golf courses. The Company believes that such masterplanned
communities will continue to gain market share. Specifically, the Company's
Las Vegas operation constructs single family detached and attached homes (with
many of its communities located on golf courses) that range in sales price
from approximately $150,000 to approximately $850,000, and targets luxury
second- and third-time (or higher) move-up and second home buyers. The Company
generally controls raw or partially developed land which, as part of the
masterplanned community, is fully entitled, and develops the land into
finished lots ready for home construction. As of March 31, 1996, the Company
controlled approximately 287 lots in the Las Vegas Area for new home
construction and lot sales. The Company's Las Vegas operation has received a
number of awards for excellence in the homebuilding industry including the
"Builders Spotlight Business Excellence Award" in 1993 from Builder magazine
(January, 1993 issue) as one of "America's Best Builders" and a number of
national and local design awards. Management believes that the Company's Las
Vegas operation is well positioned to increase its market share in
homebuilding sales located in masterplanned communities.
44
<PAGE>
The following table presents information relating to the Company's current
and planned communities in the Las Vegas Area:
<TABLE>
<CAPTION>
NUMBER NUMBER NUMBER OF NUMBER OF
TOTAL OF HOMES OF HOMES HOMES IN HOMES ESTIMATED
NUMBER OF SOLD AS OF CLOSED AT BACKLOG AT REMAINING AT AVERAGE
HOMES AT MARCH 31, MARCH 31, MARCH MARCH SALES
COMMUNITY HOME TYPE COMPLETION 1996 1996 31, 1996 31, 1996 (2) PRICE(3)
--------- --------------------------- ---------- ---------- --------- ---------- ------------ ---------
<S> <C> <C> <C> <C> <C> <C> <C>
CURRENT:
Country Club Hills..... Single Family-Detached 81 78 78 0 3 $543,000
Country Club Estates... Single Family-Detached 90 84 47 37 6 $543,000
Country Rose Estates... Single Family-Detached 152 32 25 7 120 $253,000
Legacy Estates......... Single Family-Detached 5 3 3 0 2 $743,000
Terraces............... Single Family-Attached 66 37 23 14 29 $203,000
Legacy Estates......... Single Family-Detached Lots 46 31 28 3 15 $141,000
Custom................. 1 -- -- 0 1
--- --- --- --- ---
SUBTOTAL................ 441 265 204 61 176
PLANNED(1):
Terraces II............ Single Family-Attached 64 0 0 0 64 $203,000
Peccole Ranch.......... Single Family-Detached 81 0 0 0 81 $500,000
--- --- --- --- ---
TOTAL................... 586 265 204 61 321
=== === === === ===
</TABLE>
- --------
(1) "Planned" projects include only those projects in which the Company
controls land available for project development and home construction. In
most cases, planned projects require additional entitlements prior to the
commencement of construction. See "Land Acquisition and Development" and
"Risk Factors--Government Relations; Environmental Controls."
(2) "The Number of Homes Remaining" is the number of homes which could be
built on both the remaining lots available for sale and land to be
developed into lots as estimated by the Company.
(3) "Estimated Average Sales Price" is the current average sales price of
homes offered for sale in each respective community.
Denver, Colorado
The housing market in Colorado generally, and the Denver metropolitan
statistical area (the "Denver Area") particularly, has experienced a surge in
the residential housing market in recent years. This has been due to, among
other factors, its low unemployment rate and potential for commercial growth.
This dynamic growth has led to an increase in demand for single family
housing. Annual building permits issued for single family residential units in
the Denver Area have increased from approximately 4,400 in 1990 to
approximately 14,900 in 1995.
The employment rate in the Denver Area is expected to continue to increase
in the future due to an influx of new businesses as well as from its already
thriving retail sales, tourism and business service industries. The population
in the Denver Area has grown from approximately 1,623,000 people in the
beginning of 1990 to approximately 2,085,000 people in 1995. The Denver
Chamber of Commerce has estimated that the population is expected to reach
approximately 2,200,000 people by the year 2000. Despite its growing
population, the unemployment rate in the Denver Area has declined from 6.5% in
1992 to 3.3% as of December, 1995 (compared to the national unemployment rate
of 5.2% as of December, 1995 (seasonally adjusted to 5.6%)). The median annual
after-tax income of households in the Denver Area is in excess of $38,800 and
approximately 44% of the population is between the ages of 25 and 49, which
the Company believes will assure a good supply of potential customers in
various stages of the home buying cycle. Approximately 41,100 new jobs were
created in the Denver Area during 1994 (a 3.9% gain over 1993), due in part to
strong gains in retail trade and business service positions. According to the
Genesis Marketing Group, an independent research firm, at least 155,100 new
jobs are projected to be created in the Denver Area from the beginning of 1995
through 2000.
45
<PAGE>
The Company believes it is well positioned in this market as one of the top
fifteen homebuilders in the Denver Area based on the total dollar volume of
homes built. The Company's Colorado operation offers a wide range of
affordably priced, single family detached custom and semi-custom homes and
single family attached homes that range in sales price from approximately
$120,000 to $350,000 (with its line of custom homes in the $350,000 to over
$1,000,000 range) and targets all move-up and custom home buyers. The
Company's Colorado operation has successfully established its reputation as a
"custom builder," offering move-up buyers an opportunity to acquire homes with
features that meet their lifestyle expectations by either customizing their
home or selecting from a wide variety of upgrades and options. The Company's
Colorado operation currently conducts homebuilding operations in the Denver
Area, Ft. Collins, Colorado and Tucson, Arizona and has a land development
project in Oakland County, Michigan. Although the Company generally develops
land in the Denver Area, it has, from time to time, acquired developed lots in
Tucson if a favorable price was obtained. As of March 31, 1996, the Company
controlled approximately 645 lots in the Denver Area for new home construction
and lot sales. In January 1995, the Colorado operation was selected as the
winner of the "Gold Medal" by Builder magazine as the country's "best
builder," constructing 100 to 500 homes.
46
<PAGE>
The following table presents information relating to the Company's current
communities in the Denver Area:
<TABLE>
<CAPTION>
NUMBER OF
NUMBER NUMBER OF HOMES
TOTAL OF HOMES NUMBER HOMES IN REMAINING ESTIMATED
NUMBER OF SOLD AS OF OF HOMES BACKLOG AT AT AVERAGE
HOMES AT MARCH 31, CLOSED AT MARCH MARCH 31, MARCH 31, SALES
COMMUNITY HOME TYPE COMPLETION 1996 31, 1996 1996 1996 (2) PRICE(3)
--------- --------- ---------- ---------- --------------- ---------- --------- ----------
<S> <C> <C> <C> <C> <C> <C> <C>
CURRENT:
Cross Ridge............ Single Family-Detached 91 21 16 5 70 $ 243,000
Highgate............... Single Family-Detached 94 40 29 11 54 $ 272,000
Ironwood............... Single Family-Detached 59 39 27 12 20 $ 233,000
North Creek............ Single Family-Detached 49 23 0 23 26 $ 182,000
Enclave................ Single Family-Detached 53 53 53 0 0 $ 180,000
Highpointe............. Single Family-Detached 85 48 36 12 37 $ 276,000
Mira Vista............. Single Family-Detached 49 29 14 15 20 $ 262,000
Fairway Vista.......... Single Family-Detached 61 38 11 27 23 $ 180,000
Panorama Ridge......... Single Family-Detached 16 15 11 4 1 $ 266,000
Mesa Meadows........... Single Family-Detached 85 37 6 31 48 $ 224,000
Orofino................ Single Family-Detached 11 1 1 0 10 $ 389,000
Fairways CPV........... Single Family-Detached 30 24 23 1 6 $ 344,000
Home Farm.............. Single Family-Detached 44 0 0 0 44 $ 176,000
Sterling Pointe........ Single Family-Detached 34 6 0 6 28 $ 164,000
Heritage Hills......... Single Family-Detached 59 1 0 1 58 $ 287,000
Custom Division........ Single Family-Detached -- -- -- 4 -- $ 350,000-
$1,000,000
----- --- --- --- ---
SUBTOTAL................ 820 375 227 152 456
PLANNED(1):
Raccoon Creek (SE)..... Single Family-Detached 31 0 0 0 31 $ 260,000
Raccoon Creek (12W).... Single Family-Detached 65 0 0 0 65 $ 225,000
----- --- --- --- ---
SUBTOTAL................ 96 0 0 0 96
LOTS:
Ridge at Hiwan......... Single Family Lots 54 1 1 0 53 $ 80,000
Mesa Meadows........... Single Family Lots 31 19 18 1 12 $ 75,000
Raccoon Creek.......... Single Family Lots 28 0 0 0 28 $ 64,000
----- --- --- --- ---
TOTAL................... 1,029 395 246 153 634
===== === === === ===
</TABLE>
- --------
(1) "Planned" projects include only those projects in which the Company
controls land available for project development and home construction. In
most cases, planned projects require additional entitlements prior to the
commencement of construction. See "Land Acquisition and Development" and
"Risk Factors--Government Relations; Environmental Controls."
(2) "The Number of Homes Remaining" is the number of homes which could be
built on both the remaining lots available for sale and land to be
developed into lots as estimated by the Company.
(3) "Estimated Average Sales Price" is the current average sales price of
homes offered for sale in each respective community.
47
<PAGE>
Fort Collins, Colorado
Fort Collins, Colorado is located approximately one hour from the heart of
Denver and approximately a two-hour drive from some of the nation's best
skiing. According to the "Market Hotness Index" published by U.S. Housing
Markets (4th quarter, 1995), the Fort Collins-Loveland, Colorado area ranked
as the 8th leading housing markets in the nation in 1995. The population of
Larimer County, Colorado has grown from approximately 186,000 in 1990 to
approximately 212,000 as of July 1994. According to estimates from Fort
Collins, Incorporated, the Economic Development Authority of Fort Collins, the
median household income for the Fort Collins Area is in excess of $29,000 and
more than 40% of the population is between the ages of 25 and 49, which the
Company believes will assure a good supply of potential customers in various
stages of the home buying cycle. According to the Building Inspection and
Zoning Office of the City of Fort Collins, annual building permits issued for
single family detached residential units in the Fort Collins Area have
increased from approximately 580 in 1990 to approximately 867 in 1995.
Additionally, the Fort Collins Area's unemployment rate has declined from 5.0%
in 1992 to 3.6% as of December, 1995 (compared to the national unemployment
rate of 5.2% as of December, 1995 (seasonally adjusted to 5.6%)). According to
the Fort Collins Chamber of Commerce, much of the recent growth in the Fort
Collins Area has been due to the development of small businesses and the
presence of large corporations such as Hewlett Packard and Teledyne in the
Fort Collins Area.
The Company's Fort Collins division is ranked as the number one builder in
the area based on the dollar volume of sales. This division offers comparable
products to those offered in the Denver area selling single family detached
homes targeting move-up and custom home buyers that range in sales price from
approximately $180,000 to approximately $300,000.
The following table presents information relating to the Company's current
and planned communities in Fort Collins:
<TABLE>
<CAPTION>
NUMBER OF NUMBER OF NUMBER OF NUMBER OF
TOTAL HOMES SOLD HOMES HOMES IN HOMES
NUMBER OF AS OF CLOSED AT BACKLOG AT REMAINING ESTIMATED
HOMES AT MARCH MARCH MARCH AT MARCH AVERAGE
COMMUNITY HOME TYPE COMPLETION 31, 1996 31, 1996 31, 1996 31, 1996(2) SALES PRICE(3)
--------- --------- ---------- ---------- --------- ---------- ----------- --------------
<S> <C> <C> <C> <C> <C> <C> <C>
CURRENT:
Miramont............... Single Family-Detached 27 17 14 3 10 $230,000
Paragon Estates........ Single Family-Detached 4 3 3 0 1 $300,000
Terraces............... Single Family-Detached 49 32 28 4 17 $200,000
Ptarmigan.............. Single Family-Detached 16 12 10 2 4 $290,000
Cottages............... Single Family-Detached 25 23 19 4 2 $200,000
Longmont............... Single Family-Detached 6 3 3 0 3 $270,000
Willow Springs......... Single Family-Detached 22 4 0 4 18 $250,000
Miscellaneous Offsite.. Single Family-Detached -- -- -- 4 --
Windsor................ Single Family-Detached 6 0 0 0 6 $160,000
Red Fox Meadows........ Single Family-Detached/
Attached 63 0 0 0 63 $146,000
--- --- --- --- ---
SUBTOTAL................ 218 94 77 21 124
PLANNED(1):
Huntington Hills....... Single Family-Detached 160 0 0 0 160 $ 99,000
--- --- --- --- ---
TOTAL................... 378 94 77 21 284
=== === === === ===
</TABLE>
- --------
(1) "Planned" projects include only those projects in which the Company
controls land available for project development and home construction. In
most cases, planned projects require additional entitlements prior to the
commencement of construction. See "Land Acquisition and Development" and
"Risk Factors--Government Relations; Environmental Controls."
(2) "The Number of Homes Remaining" is the number of homes which could be
built on both the remaining lots available for sale and land to be
developed into lots as estimated by the Company.
(3) "Estimated Average Sales Price" is the current average sales price of
homes offered for sale in each respective community.
48
<PAGE>
Tucson, Arizona
Annual building permits issued for single family residential units in the
Tucson area (the "Tucson Area") have increased from approximately 2,200 in
1990 to approximately 6,500 in 1994. According to U.S. Census Bureau 1994
estimates, the population of the Tucson Area is approximately 732,000 people,
up from approximately 667,000 people in 1990. Additionally, the Tucson Area
unemployment rate has declined from 6.0% in 1992 to 3.0% as of December, 1995
(compared to the national unemployment rate of 5.2% as of December, 1995
(seasonally adjusted to 5.6%)).
The Company's Tucson division is consistently recognized as one of the
leading builders in the area. This division has been recently recognized by
the local Homebuilders Association as "Custom Builder of the Year." This
division also offers a wide range of products architecturally designed in the
southwestern style targeted at all move-up and custom home buyers that range
in sales price from approximately $170,000 to approximately $500,000. As of
March 31, 1996, the Company controlled approximately 127 lots in the Tucson
Area for new home construction and lot sales.
The following table presents information relating to the Company's current
communities in Tucson:
<TABLE>
<CAPTION>
NUMBER OF
NUMBER OF NUMBER OF HOMES
TOTAL HOMES NUMBER OF HOMES IN REMAINING ESTIMATED
NUMBER OF SOLD AS OF HOMES CLOSED BACKLOG AT AT AVERAGE
HOMES AT MARCH AT MARCH MARCH MARCH SALES
COMMUNITY HOME TYPE COMPLETION 31, 1996 31, 1996 31, 1996 31, 1996(2) PRICE(3)
--------- --------- ---------- ---------- ------------ ---------- ----------- ---------
<S> <C> <C> <C> <C> <C> <C> <C>
CURRENT:
Custom................. Single Family-Detached 7 1 0 1 6 $430,000
Scattered Sites........ Single Family-Detached -- -- -- 3 -- $300,000
Bear Canyon............ Single Family-Detached 19 18 17 1 1 $245,000
Montebella............. Single Family-Detached 42 14 10 4 28 $220,000
Wildridge.............. Single Family-Detached 15 1 0 1 14 $200,000
--- --- --- --- ---
SUBTOTAL............... 83 34 27 10 49
PLANNED(1):
Highgate............... Single Family-Detached 41 0 0 0 41 $153,000
Rollie May............. Single Family-Detached 16 0 0 0 16 $200,000
--- --- --- --- ---
SUBTOTAL............... 57 0 0 0 57
LOTS:
Custom................. Single Family-Detached 2 2 2 0 0
Wildridge.............. Single Family-Detached 28 5 0 5 23 $ 75,000
--- --- --- --- ---
TOTAL.................. 170 41 29 15 129
=== === === === ===
</TABLE>
- --------
(1) "Planned" projects include only those projects in which the Company
controls land available for project development and home construction. In
most cases, planned projects require additional entitlements prior to the
commencement of construction. See "Land Acquisition and Development" and
"Risk Factors--Government Relations; Environmental Controls."
(2) "The Number of Homes Remaining" is the number of homes which could be
built on both the remaining lots available for sale and land to be
developed into lots as estimated by the Company.
(3) "Estimated Average Sales Price" is the current average sales price of
homes offered for sale in each respective community.
LAND ACQUISITION AND DEVELOPMENT
The Company's policies and strategies regarding land acquisition and
development vary and are dictated by the specific market conditions where the
Company conducts its operations. Overall, the Company's land acquisition and
development practices include (i) acquiring and exercising options to purchase
finished lots; (ii) purchasing finished lots; (iii) controlling (by option or
conditional sales contract) fully entitled land; (iv) securing options to
purchase land, which options are subject to the seller obtaining required
entitlements; and (v) in some
49
<PAGE>
instances, controlling raw land and assuming the cost of obtaining the
necessary entitlements. Generally, the Company seeks to minimize its overall
land costs and the risks associated with developing unentitled land by,
whenever possible, using option and other financing arrangements that allow
the Company to control land through the entitlement process but defer the
payment for such land until the entitlement process has been completed and the
Company is prepared to commence construction. In these situations, the Company
strives to negotiate land purchase contracts that allow the Company to
purchase portions of a parcel as close as possible to the commencement of
construction.
Typically, the Company purchases land only after necessary entitlements have
been obtained so that the Company has certain rights to begin development or
construction as market conditions dictate. In some instances, however, the
Company controls unentitled land where the Company perceives an opportunity to
build on such property in a manner consistent with the Company's overall
strategy. The term "entitlements" refers to development agreements,
preliminary maps or recorded plats, depending upon the jurisdiction within
which the land is located. Entitlements generally give the developer the right
to obtain building permits upon compliance with conditions that are usually
within the developer's control. Even after entitlements are obtained, the
Company is still required to obtain a variety of other governmental approvals
and permits during the development process.
The Company selects land for development based upon a variety of factors,
including (i) internal and external demographic and marketing studies; (ii)
financial review as to the feasibility of the proposed project, including
projected profit margins, return on capital employed and the capital payback
period; (iii) competition for the proposed project; (iv) the ability to secure
governmental approvals and entitlements; (v) results of environmental and
legal due diligence; (vi) proximity to concentrated job markets, quality
school districts and local traffic corridors; (vii) infrastructure
requirements for grading, drainage, utilities and streets; and (viii)
management's judgment as to the real estate market, economic trends and the
Company's experience in a particular market.
To control its investment in land and land acquisition costs, the Company
utilizes option arrangements or conditional purchase contracts as often as
possible. These arrangements generally provide the Company with either the
right to pursue the entitlement process directly or the right to direct the
seller in its pursuit of entitlements, and obligate the Company to take title
to the land only when specified conditions relating to entitlements (such as a
minimum density) have been obtained. Once the entitled land is purchased (or
entitlements are obtained on previously unentitled land), the Company
undertakes, where required, the development activities that include site
planning and engineering, as well as constructing road, sewer, water,
utilities, drainage and recreational facilities and other amenities.
As stated above, the Company utilizes varying strategies depending on the
market where the land is being acquired. Due to the ready supply of finished
lots in the Austin and San Antonio markets, the Company's Texas operation
purchases finished lots from land developers using rolling options which
typically require that a specified number of lots are purchased each quarter.
Failure to purchase the specified number of lots can result in the loss of the
options scheduled for subsequent quarters. Although the Company's operations
in Denver and Raleigh-Durham also utilize rolling options on finished land
where appropriate, each of these markets also provide the Company with
significant opportunities to purchase undeveloped land and invest the time and
resources into obtaining all necessary entitlements and developing the land
itself. In these situations, the Company (i) realizes greater returns on its
investment in land due to the significant value that is added once
entitlements are obtained and the land is fully developed; (ii) is provided
with a greater degree of involvement and control over the design and
development process; and (iii) continues to minimize risk and capital
investment since the purchase is not consummated until all necessary
entitlements are obtained.
Unlike the markets that exist in Austin, San Antonio, Raleigh-Durham and
Denver, the Company's strategy in Las Vegas is to build in masterplanned
communities with homesites that are along, or close in proximity to, the major
amenity which is generally a golf course. These masterplanned communities are
designed and developed by a major land developer who develops groups of lots
commonly referred to as "super pads" which
50
<PAGE>
are sold to a single homebuilder. The Company typically purchases super pads
which contain between 60 and 100 fully entitled lots which are roughly graded
and have all utilities and paving brought up to the boundaries of the super
pad. The Company completes the development of each super pad by completing
paving, final grading and installing all utilities. Similar to when the
Company purchases raw land, the Company achieves enhanced profitability while
minimizing the risk of holding excess land inventory.
The Company (through its local operations) has occasionally used
partnerships or joint ventures to purchase and develop land where such
arrangements were necessary to acquire the land or appeared to be otherwise
economically advantageous to the Company. Generally, smaller local
homebuilders are often required to utilize partnerships or joint ventures in
order to obtain necessary financing. Although management believes the
Company's financial resources and access to capital following the Offerings
will make this less of a concern, the Company may continue to consider such
partnership, joint venture and other financing arrangements with landowners
where management perceives an opportunity to acquire land upon favorable
terms, minimize risk and exploit opportunities presented through seller
financing.
The Company strives to develop a design and marketing concept for each of
its communities based on the specific geographic and target market, which
includes determination of size, style, price range of homes, layout of
streets, size and layout of individual lots and overall community design. The
development and construction of each project are managed by the Company's
local operations. At the development stage, a project manager (who may be
assigned to several ongoing projects) supervises the development of buildable
lots. In addition, project superintendents are often utilized depending on the
size of the development, and each local operation has one or more customer
service and marketing representatives assigned to its communities. See
"Business--Customer Relations and Quality Control."
At March 31, 1996, the Company owned 980 finished lots and undeveloped, or
partially developed, land which the Company expects will be developed into an
estimated 280 additional finished lots. As of March 31, 1996, the Company also
had under contract or option, subject to the satisfaction of the Company's
purchase contingencies, 1,341 finished lots and undeveloped or partially
developed land which, if purchased, the Company expects would be developed
into approximately 2,661 finished lots. The determination of the number of
lots to be available from this land are estimates based on management's
experience within the relevant jurisdiction and the status of the entitlement
process as of March 31, 1996. The actual number of lots ultimately available
may vary materially based on a variety of factors (see "Risk Factors--
Government Regulations and Environmental Controls"). The following table sets
forth, by Founding Builder, the Company's inventory of owned and controlled
land as of March 31, 1996.
<TABLE>
<CAPTION>
MARCH 31, 1996
-----------------------------------------------
LAND UNDER
LAND OWNED CONTRACT/OPTION
-------------------- --------------------
UNDEVELOPED UNDEVELOPED
FINISHED LOTS FINISHED LOTS
LOTS (ESTIMATED) LOTS (ESTIMATED) TOTAL
-------- ----------- -------- ----------- -----
<S> <C> <C> <C> <C> <C>
Buffington...................... 198 0 909 57 1,164
Christopher..................... 188 0 99 0 287
Genesee......................... 491 214 200 260 1,165
Sunstar......................... 103 66 133 2,344 2,646
--- --- ----- ----- -----
980 280 1,341 2,661 5,262
</TABLE>
CONSTRUCTION
The Company's operating units act as the general contractor for the
construction of its homes and development of finished lots. The Company's
project development operations are also controlled by its local operations,
whose employees oversee the construction of each community, including
coordinating activities of subcontractors and suppliers and insuring that all
work is subject to quality and cost controls and complies with zoning and
building codes.
51
<PAGE>
Subcontractors typically are retained on a subdivision-by-subdivision basis
to complete construction at a fixed price. Agreements with the Company's
subcontractors and materials suppliers are generally entered into after
competitive bidding on an individual basis. The Company obtains information
from prospective subcontractors and suppliers with respect to their financial
condition and ability to perform their agreements prior to commencement of the
formal bidding process. From time to time, the Company enters into longer term
contracts with subcontractors and suppliers (usually from 6 months to 1 year)
if management believes that more favorable terms can be secured.
The Company specifies that quality, durable materials be used in
constructing the Company's homes. The Company does not maintain significant
inventory of construction materials. Each of the Company's local operations
maintains close contact with its respective subcontractors and suppliers and
the Company believes that its relationship with its suppliers and
subcontractors are good. When possible, the Company negotiates price and
volume discounts with manufacturers and suppliers on behalf of subcontractors
to take advantage of its volume of production. Although the Company generally
has made no long-term purchase commitments to materials suppliers in the past,
and although certain key materials and supplies are, and will continue to be,
purchased at local/regional levels, the Company expects to enter into regional
and national supply contracts with certain of its vendors to provide
additional cost savings. Generally, access to the Company's principal
subcontracting trades, materials and supplies continue to be readily available
in each of its markets; however, prices for these goods and services may
fluctuate due to various factors, including supply and demand shortages which
may be beyond the control of the Company or its vendors.
The Company generally clusters the homes sold within a project, which
management believes creates efficiencies in land development and construction
and improves customer satisfaction by reducing the number of vacant lots
surrounding a completed home. Typically, the construction of a home by the
Company is completed within three to eight months from commencement of
construction, although construction schedules may vary depending on the
availability of labor, materials and supplies, product type and location. The
Company strives to design homes which promote efficient use of space and
materials, and to minimize construction costs and time.
Although policies may differ within each local operation and by project, the
Company generally provides a one-year limited warranty of workmanship and
materials with each of its homes. The Company's subcontractors generally
provide the Company with an indemnity and a certificate of insurance prior to
receiving payments for their work and therefore, claims relating to
workmanship and materials are usually the primary responsibility of the
Company's subcontractors. Historically, the Company has not incurred any
material costs relating to any warranty claims or defects in construction.
SALES AND MARKETING
Each of the Company's local operations are directly responsible for the
sales and marketing activities relating to each of their completed and planned
communities. The Company makes extensive use of advertising and other
promotional activities, including newspaper advertisements, brochures, direct
mail and the placement of strategically located sign boards in the immediate
areas of its developments. The Company believes that each of its local
operations has an established reputation for developing high quality homes in
the markets they serve, which helps generate interest in each new project.
The Company believes that the effective use of model homes plays an integral
part in demonstrating the competitive advantages of its home designs and
features to prospective home buyers. The Company generally builds between 1
and 6 model homes for each active community depending upon the number of homes
to be built within each community and the products to be offered. At March 31,
1996, the Company owned 52 model homes. These model homes are generally not
offered for sale until completion of the respective subdivision. Each of the
Company's local operations generally employs, or contracts with, interior
designers who are responsible for creating an attractive model home for each
product line within a project which is designed to appeal to the preferences
of potential home buyers.
52
<PAGE>
Each of the Company's local operations tailors its product offerings,
including size, style, amenities and price, to the specific markets which have
been targeted by local management over several years of operations. Some of
the Company's local operations, such as Texas, focus on the delivery of homes
with high perceived value at relatively low sales prices, achieving this goal
by employing designs and construction techniques that minimize construction
costs and by offering customers "production" homes with relatively few
options. Other of the Company's local operations, such as Las Vegas and
Colorado, that target higher income home buyers, offer a broader array of
options depending on the project and, from time to time, provide a home buyer
with the option of customizing many features of their new home.
The Company's objective is to enter into sales contracts for all of its
homes in advance of construction, thereby greatly reducing the risk of unsold
inventory upon completion of a project. From time to time, depending on market
conditions and the specific project, the Company may build speculative homes
in each of its entry level and move-up subdivisions in which it operates.
Speculative homes are homes which are under construction or completed but for
which the Company does not yet have sales contracts. These homes are used in
the Company's marketing and sales activities, and are often sold while under
construction or soon after completion. The Company carefully reviews local
market factors, such as new employment opportunity, significant job
relocations and growing housing demand in determining how many speculative
homes to build and keep an inventory. The construction of such homes is often
times necessary to supply homes to individuals who are relocating or to
satisfy the requirements of independent brokers, who often represent customers
who require a completed home within a short time period. At March 31, 1996,
the Company had 208 speculative homes at various stages of completion. The
sales contract for its homes generally provide for mortgage approval within a
specified period. The Company attempts to minimize cancellations by requiring
a nonrefundable cash deposit of on average 5% to 10% of the purchase price for
buyers using conventional financing and by training its sales force to assess
the qualification of potential home buyers.
Most of the Company's homes are sold by full-time, commissioned sales
employees who typically work from the on-site sales office for each product
line in a project. The Company's goal is to insure that each local sales force
has extensive knowledge of the Company's local operating policies and housing
products. To achieve this goal, all sales personnel attend periodic meetings
to be updated on sales techniques, competitive products in the area, the
availability of financing, construction schedules, marketing and advertising
plans and the available product lines, pricing, options and warranties offered
by the Company. Some of the Company's local operations utilize independent
brokers to sell their homes and generally pay approximately a 3% to 6% sales
commission and, in some instances, these local operations utilize cooperative
brokers and pay a sales commission of approximately 3%.
BACKLOG
The Company's homes are generally offered for sale in advance of their
construction. The majority of the Company's homes sold in fiscal year 1995
were sold pursuant to standard sales contracts entered into prior to
commencement of construction. Such sales contracts are usually subject to
certain contingencies such as the buyer's ability to qualify for financing.
Homes covered by such sales contracts are considered by the Company as its
"backlog." The Company does not recognize revenue on homes covered by such
contracts until the sales are closed and the risk of ownership has been
legally transferred to the buyer.
CUSTOMER FINANCING
The Company does not currently provide customer financing to its home
buyers. Rather, at each on-site office, sales employees provide prospective
home buyers with information as to the qualifying criteria for mortgage
financing. Either a mortgage lender is typically made available at the sales
offices to assist prospective buyers in applying for mortgage financing or the
Company acts as a mortgage broker and receives a brokerage fee once the loan
is originated. The Company utilizes mortgage lenders that can provide
qualified buyers with a variety of financing options, including a wide array
of conventional, FHA and VA financing programs.
53
<PAGE>
Due to the sales prices of homes, the Colorado, Arizona and Las Vegas
operations do not rely on home buyers who seek FHA and VA mortgage financing.
However, during 1994 and 1995, approximately 84% and 53%, respectively, of the
homes sold by the Company's Texas operation and approximately 44% and 15%,
respectively, of the homes sold by the Company's North Carolina operation, met
the dollar limits published in FHA and VA guidelines. FHA and VA financing
generally enables home buyers to purchase homes with lower down payments than
the down payments required by conventional mortgage lenders, allowing a
purchaser to borrow up to 90% to 95% of the value of the home. The Company
believes that, when conventional lending rates are higher, the availability of
FHA and VA financing broadens the group of potential purchasers for the
Company's homes. Substantially all home buyers utilize long-term mortgage
financing to purchase a home and lenders generally make loans only to
borrowers who earn three to four times the total amount of the monthly
mortgage payment plus insurance and property taxes. As a result, economic
conditions, increases in unemployment and high mortgage interest rates can
eliminate a number of potential home buyers from the market. See "Risk
Factors--Interest Rates; Mortgage Financing."
Although the Company has not historically provided financing to its home
buyers, depending on then existing market conditions, the Company may in the
future offer mortgage loan origination to home buyers. The Company expects to
conduct such operations through a separate, wholly-owned subsidiary which
would be approved by FHA and VA as a qualified mortgage lender. The Company
anticipates establishing interest rates and terms to facilitate the sale of
the Company's homes through the origination of first mortgage loans utilizing
programs established by FHA, VA, GNMA and FHLMC. As a mortgage banker, this
operation would complete the processing of loan applications, perform credit
checks, submit applications to mortgage lenders for approval and originate and
thereafter sell the mortgage loans.
CORPORATE OPERATIONS
The role of the Company's centralized corporate operations is generally to
oversee all of the Company's operations. The holding company's executive team
has over 70 years of combined national homebuilding experience. This executive
team is primarily responsible for formulating and implementing the Company's
policies and procedures to insure the cohesiveness and direction of its local
operations.
Specifically, the Company's executive team (i) reviews and approves
subsidiary capital requirements and requests, short and long range plans,
project acquisition activity, and monitors all operational and financial
performance as it relates to established objectives; (ii) evaluates and
selects geographic markets; (iii) maintains relationships with various
institutional lenders; (iv) performs accounting functions, establishes
financial policies and regularly completes financial analyses both on a
consolidated and subsidiary-by-subsidiary basis; (v) reviews and approves
subsidiary capital requirements, short and long range plans, and land
acquisition activity and monitors performance in regard to these activities;
and (vi) secures and obtains capital resources. The corporate operations also
provide for and encourage the flow of technical information and ideas among
the senior management of its local operations.
In fulfilling the duties set forth above, the executive team developed a
Comprehensive Planning System (CPS) whereby each local operation is required,
among other things, to prepare an annual plan for the upcoming fiscal year, a
three-year plan which is updated and revised each year and a project
feasibility analysis for all land acquisitions. The annual plan includes a
thorough review and analysis of the previous fiscal year, monthly detailed
projections of all revenue and expenses, financial ratio projections such as
return on assets and inventory turnover and operational changes to be
instituted in the coming year. The three-year plan insures that the local
managers continue to (i) plan for potential changes in their respective
geographic and target markets; (ii) evaluate the present and future
competition; and (iii) seek opportunities to further improve their operations.
The project feasibility analysis, which is prepared by the local managers, is
reviewed and approved before any land or lot acquisition is consummated. This
pre-designed analysis requires the local managers to provide the executive
team with a myriad of information and projections such as a subdivision plan,
product type, projected absorption rates, completion time, market analysis and
rate of return ratios. The executive team insures that the information
54
<PAGE>
presented in the project feasibility analysis satisfies the Company's
established minimum criteria before a capital investment is approved.
The Company allocates the necessary capital resources for new communities
consistent with its overall strategy and utilizes anticipated return on
capital, return of capital and profit margins as criteria for allocating
capital. In addition to establishing certain pre-determined targets, the
Company establishes its capital allocation policies based on the existing
market, results of operations and other factors. All capital commitments are
determined by the Finance Committee and the Project and Feasibility Review
Committee. See "Management."
Structurally, the Company operates through separate subsidiaries, which are
located within the areas in which they operate. Each subsidiary is managed by
executives with substantial experience in the subsidiary's markets. Although
formal approval of new communities are determined by committees of the Board,
each subsidiary is fully equipped with the skills and resources to oversee all
local operations including land acquisition, map processing, land development,
construction, marketing, sales and product service.
The Company's corporate office handles all cash management functions for
both corporate and subsidiary funds through centralized deposit and
disbursement accounts. Each operating subsidiary provides the corporate office
with weekly cash flow projections for the following three months which allows
the Company to efficiently manage its cash position. The Company utilizes a
Comprehensive Reporting System (CRS) in order to insure the timely and
accurate flow of critical information between each operating subsidiary and
the corporate office. The CRS requires preparation of periodic reports by each
operating subsidiary including weekly sales, closing, traffic and backlog
reports by subdivision. Each operating subsidiary also prepares detailed
financial statements which includes a narrative discussing trends, monthly
performance and budgets.
CUSTOMER RELATIONS AND QUALITY CONTROL
Management believes that strong customer relations and an adherence to tough
quality control standards are fundamental to the Company's continued success.
The Company believes that its commitment to customer relations and quality
control has significantly contributed to its reputation as a quality builder
in each of its local markets.
Generally, for each development, Company representatives, who may be a
project manager or project superintendent, and a customer relations
representative, oversee compliance with the Company's quality control
standards. These representatives allocate responsibility for (i) overseeing
the entire project from land development through construction; (ii) overseeing
performance by the Company's subcontractors and suppliers; (iii) reviewing the
progress of each home and conducting formal inspections as specific stages of
construction are completed; and (iv) regularly updating each buyer on the
progress of such buyer's home.
COMPETITION AND MARKET FACTORS
The development and sale of residential property is highly competitive and
fragmented. The Company competes for residential sales with national, regional
and local developers and homebuilders, resales of existing homes and, to a
lesser extent, condominiums and available rental housing. Competition among
both small and large residential homebuilders is based on a number of
interrelated factors, including location, reputation, amenities, design,
quality and price. The Company believes it compares favorably to other
homebuilders in the markets in which it operates due primarily to (i) its
experience within its specific geographic markets which allows it to develop
and offer new products to potential home buyers which reflect, and adapt to,
changing market conditions; (ii) its ability, from a capital and resource
perspective, to respond to market conditions and to exploit opportunities to
acquire land upon favorable terms; and (iii) its respective subsidiaries'
reputation for outstanding service and quality products.
The homebuilding industry is cyclical and affected by consumer confidence
levels, prevailing economic conditions in general and by job availability and
interest rate levels in particular. A variety of other factors affect
55
<PAGE>
the homebuilding industry and demand for new homes, including changes in costs
associated with home ownership such as increases in property taxes and energy
costs, changes in consumer preferences, demographic trends and the
availability of and changes in mortgage financing programs.
GOVERNMENT REGULATIONS AND ENVIRONMENTAL CONTROLS
Similar to its land acquisition policies, the Company's policies regarding
purchasing entitled versus unentitled land varies between its local
operations. See "Business--Land Acquisition and Development." Each subsidiary
operates in different geographic regions and the opportunities and
corresponding risk vary with each geographic operation. Certain of the
Company's local operations, such as its Texas operation, typically purchase
land with full entitlements, giving them the right to acquire building permits
and begin construction almost immediately, upon compliance with certain
customary conditions. Certain other of the Company's operations control
unentitled or partially entitled land and must obtain numerous government
approvals, licenses, permits and agreements before they can commence
development and construction. The Company does not close on the purchase of
land requiring rezoning until such rezoning has been completed successfully.
Through options and other financing arrangements, the Company's local
operations typically control land during the entitlement process and only
purchase the land after the planning and zoning process is complete. However,
obtaining the many necessary entitlements for residential developments is an
extended process that can take as long as one to two years, can involve a
number of different governmental jurisdictions and agencies, and can entail
considerable expense. To date, the governmental approval process to obtain
entitlements has not had a material adverse effect on the Company's local
development activities. However, there is no assurance that these and other
restrictions will not adversely affect one or more of the Company's local
operations, or the Company taken as a whole, in the future. See "Risk
Factors--Governmental Regulations; Environmental Controls."
Whether the Company controls entitled or unentitled land, certain building
and other permits, as well as approvals, are required to complete all
residential developments. The ability of the Company to obtain necessary
approvals and permits for its planned communities is often beyond the
Company's control and could restrict or prevent the development of otherwise
desirable property. The length of time necessary to obtain permits and
approvals increases the carrying costs of unimproved land acquired for the
purpose of development and construction. In addition, the continued
effectiveness of permits already granted is subject to factors such as changes
in policies, rules and regulations and their interpretation and application.
The Company is also subject to a variety of Federal, state and local
statutes, ordinances, rules and regulations concerning protection of health
and the environment. These laws may result in delays, cause the Company to
incur substantial compliance costs and prohibit or severely restrict
development in certain environmentally sensitive regions or areas. Prior to
purchasing a parcel of land, the Company's local management evaluates such
land for the presence of hazardous or toxic materials, wastes or substances.
The Company generally engages independent environmental engineers to complete
such an evaluation. The Company has not been materially adversely affected to
date by the presence or potential presence of such materials. However, no
assurance can be given that such a material adverse affect will not occur in
the future.
BONDS AND OTHER OBLIGATIONS
The Company is frequently required, in connection with the development of
communities, to obtain letters of credit and performance, maintenance and
other bonds in support of its related obligations with respect to its
development. The amount of such obligations outstanding at any time varies in
accordance with the Company's pending development activities. In the event any
such bonds or letters of credit are drawn upon, the Company would be obligated
to reimburse the issuer of such bonds or letters of credit. The Company does
not believe that any such bonds or letters of credit are likely to be drawn
upon.
56
<PAGE>
EMPLOYEES AND SUBCONTRACTORS
Effective at the closing of the Offerings, it is anticipated that Fortress
will employ ten persons at the holding company level who oversee all Company
operations. See "Corporate Operations." At March 31, 1996, the Company's local
operations employed 362 persons, approximately 112 of whom were sales and
marketing personnel, approximately 98 of whom were executive, accounting and
administrative personnel, approximately 26 of whom were mortgage, customer
service and customer relations personnel and approximately 126 of whom were
involved in construction and project management. Although none of the
Company's employees are covered by collective bargaining agreements, many of
the subcontractors and suppliers which the Company engages in various markets
are represented by labor unions or are subject to collective bargaining
arrangements. The Company believes that its relations with its employees,
subcontractors and suppliers are good.
PROPERTIES
The Company leases approximately 2,000 square feet at 1760 Reston Parkway,
Suite 208, Reston, Virginia, where it conducts its central corporate
operations. The Company also leases the following properties to conduct
administrative functions for each of the local operations:
<TABLE>
<CAPTION>
APPROXIMATE
LOCATION SQUARE FEET
-------- -----------
<S> <C>
9610 Neils Thompson Drive 3,200
Suite 100
Austin, Texas
400 North Loop 1604 East 2,575
Suite 320
San Antonio, Texas
Suites 300 and 310 5,184
Hydridge Place
8617 North Mopac Expressway
Austin, Texas
235 West Giaconda Way 1,008
Suite 227
Tucson, Arizona
3307 S. College Avenue 850
Suite 200-09
Ft. Collins, Colorado
534 Commons Drive 7,262
Golden, Colorado
200-A Commonwealth Court 7,127
Cary, North Carolina
9500 Hillwood Drive 13,640
Las Vegas, Nevada
</TABLE>
In addition, each of the local operations uses sales centers and model homes
(some of which are owned and some of which are leased under sale-leaseback
arrangements) in each of the Company's markets.
LITIGATION
The Company is involved in various routine legal proceedings incidental to
the conduct of its business. Management believes that none of these legal
proceedings, certain of which are covered by insurance, will have a material
adverse impact on the financial condition or results of operations of the
Company.
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MANAGEMENT
EXECUTIVE OFFICERS AND DIRECTORS
The directors and executive officers of the Company are as follows:
<TABLE>
<CAPTION>
NAME AGE POSITION
---- --- --------
<S> <C> <C>
J. Marshall Coleman................ 53 Chairman of the Board and Director
James J. Martell, Jr............... 45 President, Chief Executive Officer and
Director
Brian J. McGregor.................. 55 Executive Vice President and Chief
Operating Officer
Jamie M. Pirrello.................. 38 Vice President of Finance and Chief
Financial Officer
Brian S. Buchanan.................. 45 Vice President of Operations
J. Christopher Stuhmer............. 39 Director, President and Chief Executive
Officer of the Las Vegas Operation
Lawrence J. Witek.................. 43 Director, Executive Vice President and
Chief Operating Officer of the North
Carolina Operation
Robert Short....................... 50 Director, President and Chief Executive
Officer of the Colorado Operation
Thomas B. Buffington............... 51 Director, President and Chief Executive
Officer of the Texas Operation
Mark L. Fine....................... 50 Director
James F. McEneaney, Jr............. 57 Director
Steven D. Rivers................... 47 Director
Charles F. Smith................... 52 Director
</TABLE>
In addition, as soon as practicable following the Offerings, the Board of
Directors will be expanded to add one additional independent director who will
be nominated by the Existing Stockholders. See "Description of Capital Stock--
Stockholders' Agreement."
J. Marshall Coleman has been a director of the Company since June 1995 and
Chairman of the Board since May 1996. From August 1992 through April 1996, Mr.
Coleman was an attorney with Katten Muchin & Zavis, a national law firm, and
was the Managing Partner of its Washington office from 1994 until April 1996.
From 1985 until 1992, Mr. Coleman was an attorney at the Washington, D.C. firm
of Arent, Fox, Kintner, Plotkin and Kahn. Mr. Coleman was Attorney General of
Virginia from 1978 to 1982. In 1975, Mr. Coleman was elected to the Virginia
State Senate and also served as a United States Magistrate from 1970 to 1972.
In 1972, Mr. Coleman was elected to the Virginia House of Delegates. From 1986
to 1993, Mr. Coleman was a director of NVR, a publicly traded homebuilding
company.
James J. Martell, Jr. is a founder of the Company and has been its
President, Chief Executive Officer and a director since June 1995 and has more
than 10 years in the homebuilding industry. Since 1992, Mr. Martell has been
an advisor and consultant to various companies in the homebuilding and
technology industries, including Canuso Homes, Joe Miller Homes and n-Vision.
From 1991 to 1992, Mr. Martell served as Managing Director of Investment
Banking at Credit International Bank as well as a member of its Board of
Directors. From 1987 to
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1991, Mr. Martell was a member of the board of directors of NVR and the Chief
Executive Officer of its subsidiary, NVR Development, responsible for
identifying new sources of capital and new business opportunities for NVR.
From 1985 to 1986, Mr. Martell was the Chief Financial Officer of N.V. Homes
which became a public company in 1986 and merged with Ryan Homes in 1987 to
become NVR, a publicly traded national homebuilding company.
Brian J. McGregor is a founder of the Company, has been its Executive Vice
President and Chief Operating Officer since October 1995 and has more than 26
years experience in the homebuilding industry. From 1992 to 1995, Mr. McGregor
served as President of the K. Hovnanian Companies of Metro Washington, and
from 1990 to 1992 he was a Principal and President of the Waterford Group,
Inc. Mr. McGregor also served as the President of L.J. Hooker Homes, U.S.A.,
from 1988 to 1990. From 1978 to 1988, Mr. McGregor held the positions of
Division and Regional President with Pulte Home Corporation, one of the
largest homebuilding companies in the United States. Between 1968 and 1978,
Mr. McGregor served in several capacities with the Ryland Group including
Division and Regional President.
Jamie M. Pirrello is a founder of the Company and has been the Vice
President of Finance and Chief Financial Officer of the Company since June
1995 and has over 15 years of experience in the homebuilding industry. From
November 1993 to January 1995, Mr. Pirrello was Executive Vice President of
Miles Homes, Inc., a publicly traded company, and was in charge of the
operations of two of its subsidiaries, Patwil Homes, Inc. and Miles Homes
Services, Inc. From 1988 to 1993, Mr. Pirrello was Chief Executive Officer of
H.R. Remington Properties, Inc. and Vice President of Finance of H.R.
Remington Properties, L.P., both subsidiaries of NVR, a publicly traded
company that is one of the largest homebuilding companies in the United
States. From 1985 to 1989, Mr. Pirrello was the Corporate Controller of NV
Homes (predecessor to NVR) and a Controller in the Northern Virginia Division
of Pulte Home Corporation.
Brian S. Buchanan has been the Vice President of Operations of the Company
since December, 1995 and has over 19 years in the homebuilding industry. From
1992 to 1995, Mr. Buchanan served as the Vice President of Operations for the
K. Hovnanian Companies of Metro Washington, Inc. and served as a principal and
Vice President of The Waterford Group, Inc. from 1990 to 1992. From 1989 to
1990, he was the President of Customer Living Communities of Greater
Washington, Inc. From 1977 to 1989, Mr. Buchanan held several positions with
Pulte Home Corporation, including Vice President of Finance of several Pulte
Divisions and Executive Vice President in charge of operations for one of
Pulte's largest divisions.
J. Christopher Stuhmer became a director of the Company in March 1996 and
has served as the President of Christopher Homes, Inc. since 1987. Mr. Stuhmer
has over 20 years of homebuilding experience in the Las Vegas area. In 1981,
Mr. Stuhmer started J. Christopher Stuhmer & Co., a design/build firm for
high-end custom homes and commercial interiors. He formed Christopher Homes,
Inc. in 1987 in response to the production housing demand in Las Vegas.
Lawrence Witek became a director of the Company in March 1996 and has served
as the Chief Operating Officer of Sunstar Homes, Inc. since 1987. Mr. Witek
has more than 25 years of experience in the homebuilding industry. From 1983
to 1987, Mr. Witek was the owner of Construction Systems Management, Inc., a
residential and commercial construction company in Houston, Texas. From 1982
to 1983, he was the Vice President of Construction and Operations for Oasis
Development Corporation, also in Houston. From 1974 to 1982, Mr. Witek was a
partner in Regional Construction Company, a residential/commercial
construction company in New Salem, Pennsylvania. During his career, Mr. Witek
has served on a number of homebuilding association boards including, but not
limited to, the past president (1993) of the Raleigh-Wake County Home Builders
Association and the current First Vice President of the North Carolina Home
Builders Association. He has also served as a board member and on several
committees of the National Association of Homebuilders including, but not
limited to, The Single Family Volume Production Builders Committee and as a
voting Trustee of Build-PAC.
Robert Short became a director of the Company in March 1996 and has served
as the President and Chief Executive Officer of The Genesee Company since
1980. From 1974 to 1980, Mr. Short was the Director of
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<PAGE>
Administration for the Genesee Land Company, a real estate investment
subsidiary of The Fidelity Mutual Life Insurance Company. From November 1969
until May 1971, Mr. Short was a management consultant for Touche Ross &
Company and from 1971 to 1974 he served as a Vice President of Continental
Alliance Corp., a diversified holding company with interests in real estate
development. Mr. Short is a certified public accountant and serves on the
Residential Development Counsel of the Urban Land Institute and was formerly
on the Board of the Home Builders Association of Metropolitan Denver (of which
Mr. Short served as President from November 1993 to November 1994). Mr. Short
is currently a national director for the National Association of Home
Builders.
Thomas Buffington became a director of the Company in March 1996 and has
served as the President of Buffington Homes, Inc. operation since 1987. Mr.
Buffington started Buffington Homes with partners Edward Kirkpatrick and James
Giddens in 1987. Mr. Buffington has over 18 years of experience in the
homebuilding industry. From 1983 to 1987, he served as President of the
Austin/Central Texas division of Nash Phillips/Copus (NPC), which was one of
the largest privately owned homebuilders in the nation at the time. He began
at NPC as a sales agent and was promoted to Sales Manager and Vice President
of Sales before being appointed President.
Mark L. Fine became a director of the Company in April 1996 and currently is
the President of Mark L. Fine & Associates, a development company formed in
June 1994. Mr. Fine has more than 20 years of experience in the building
industry and led the development of Las Vegas' two largest master-planned
communities. From June 1990 to June 1994, Mr. Fine served as the President of
Summerlin, a division of Howard Hughes Corporation. From 1974 to 1990 he was
the President of the American Nevada Corporation, the developer of Green
Valley, a planned community in the Las Vegas area. Mr. Fine has been a member
of Urban Land Institutes Community Development Council since July 1976 and
served as trustee of the executive committee for the Nevada Development
Authority from November 1988 to June 1994.
James F. McEneaney, Jr. is a founder of the Company and has been a director
since June 1995. Since July 1993, Mr. McEneaney has been President of MacCan
Associates, Inc., a residential housing consulting company. From 1979 to 1993,
Mr. McEneaney held a number of positions with The Ryland Group, Inc., one of
the largest homebuilding companies in the United States, including Executive
Vice President and a Director. From 1980 to 1989, Mr. McEneaney served as
President of Ryland Homes and from 1989 to 1992 he served as President and
Director of Ryland Building Company. Mr. McEneaney also served as a Director
of Ryland Mortgage Co. from 1981 to 1993. Ryland Homes, Ryland Building
Company and Ryland Mortgage Company are all subsidiaries of The Ryland Group,
Inc.
Steve D. Rivers became a director of the Company in April 1996 and from 1991
to the present has been a broker with A.G. Edwards & Sons, Inc., an investment
firm, in Austin, Texas. From 1977 to 1988, Mr. Rivers served as the Chairman
and President of Citizens State Bank in Bastrop, Texas and from 1971 to 1977,
he served as the Vice President of City Nations Bank in Austin, Texas. Since
July 1995, Mr. Rivers has served as a Director for the Lower Colorado River
Authority in Austin, Texas and he currently serves as the Chairman of such
Authority's Audit Committee. Mr. Rivers also served as the Director of the
Texas Bankers Association from the beginning of 1987 until October 1988.
Charles F. Smith is a founder of the Company and has been a director since
June 1995. For the past 25 years, Mr. Smith has been the Chief Financial
Officer, Senior Vice President and Treasurer of I & K Productions, Inc., a
privately held entertainment holding company. I & K Productions, Inc. owns
Ringling Brothers Barnum & Bailey Combined Shows, Inc., Ice Follies, Holiday
On Ice and other significant entertainment operations. Mr. Smith serves as a
Senior Executive Officer and a Board member of Sells Floto, Inc., a large
entertainment merchandising company.
60
<PAGE>
OPERATING SUBSIDIARY MANAGEMENT
Other key employees of the Company's local operations are as follows:
<TABLE>
<CAPTION>
NAME AGE POSITION
---- --- --------
<S> <C> <C>
Lanold W. Caldwell...... 48 President and Chief Executive Officer, North Carolina operation
Edward A. Kirkpatrick... 49 Executive Vice President, Texas operation
James M. Giddens........ 36 Executive Vice President, Texas operation
John W. Burke........... 47 Executive Vice President, Colorado operation
Richard N. Geiermann.... 53 Senior Vice President, Colorado operation
Terry Kyger............. 41 Chief Financial Officer, Colorado operation
Daniel Ripps............ 40 Chief Financial Officer, Las Vegas operation
</TABLE>
BOARD OF DIRECTORS
Responsibility for the overall management and oversight of the business and
affairs of the Company rests with the Company's Board of Directors (the
"Board"). The Board consists of ten Directors; six Directors nominated by the
Founding Builders' Owners (each a "Builder Director;"), four Directors
nominated by the Existing Stockholders (each an "Existing Stockholder
Director") and two independent directors nominated by the Builder Directors.
Within six months of the Offerings, an independent director nominated by the
Existing Stockholders will be appointed to the Board. That independent
director has not yet been identified. The Founding Builder Owners and Existing
Stockholders have entered into a Stockholders' Agreement (see "Description of
Capital Stock--Stockholders' Agreement") under which the Existing Stockholders
and the Founding Builders have agreed to elect one director each from the four
Founding Builders and four directors nominated by the Existing Stockholders in
each of the Annual Stockholders' Meetings for the four years following the
Offerings. In addition, under the Stockholders' Agreement, in each of the
Annual Stockholders' Meetings for the two years following the Offerings the
Existing Stockholders and the Founding Builders have agreed to elect two
independent directors nominated by the Founding Builders and one independent
director nominated by the Existing Stockholders. The Stockholders' Agreement
provides that the total number of Builder Directors (including the independent
directors nominated by the Builder Directors) shall at all times outnumber the
Existing Stockholder Directors (including the independent director nominated
by the Existing Stockholders) by one.
BOARD COMMITTEES
While the Board may establish any committees which it deems necessary in
order to manage the business affairs of the Company, it remains responsible
for all acts of such committees. The Board has established a Finance
Committee, Project and Feasibility Review Committee, Acquisition and
Development Committee, Audit Committee, Compensation Committee, Executive
Committee and Nominating Committee. A more detailed description of each of
these committees is set forth below.
Finance Committee
The Finance Committee is responsible for the financial oversight of the
Company and its subsidiaries. The Finance Committee will consist of two
Builder Directors (who will be replaced by two other Builder Directors on an
annual basis at the discretion of the Board), two Existing Stockholder
Directors and one independent director. The Finance Committee serves as the
principal interface between the Company and the capital markets. Its principal
functions include (i) monitoring relevant capital markets and the types of
financing available to the Company; (ii) managing the Company's relationships
with principal lenders and credit rating agencies; (iii) establishing
guidelines for rates, terms and conditions of financing obtained by local
operations; and (iv) in conjunction with the Project and Feasibility Review
Committee, reviewing and approving financing (whether external or internal)
for all communities.
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<PAGE>
Project and Feasibility Review Committee
The Project and Feasibility Review Committee is responsible for reviewing
and approving all new communities. The Committee will consist of two Builder
Directors (who will be replaced by two other Builder Directors on an annual
basis at the discretion of the Board), two Existing Stockholder Directors and
one independent director. The principal responsibilities of the Project and
Feasibility Review Committee include (i) the periodic review of the Company's
policies and procedures for project review and approval and recommending
appropriate changes to the Board and (ii) reviewing each local operation's
annual business plan and all project proposals.
Acquisition and Development Committee
The Acquisition and Development Committee is responsible for implementing
the Company's growth and market expansion strategies. The Committee consists
of two Builder Directors (who will be replaced by two other Builder Directors
on an annual basis at the discretion of the Board), two Existing Stockholder
Directors and one independent director. The principal responsibilities of the
Acquisition and Development Committee include (i) the periodic review and
evaluation of the Company's acquisition guidelines; (ii) maintaining an up-to-
date data base of potential expansion markets (including demographic and
competition information); (iii) evaluating and reviewing proposals to expand
into new geographic markets; (iv) evaluating alternative options for new
market entries; (v) overseeing management of the Company in structuring and
negotiating acquisitions; and (vi) recommending transactions to the Board for
approval.
Audit Committee
The Audit Committee is responsible for assuring the accuracy and consistency
of financial reporting and accounting practices by the Company and its
subsidiaries. The Committee consists of the three independent directors. The
Audit Committee fulfills the customary functions of an audit committee for a
Nasdaq National Market listed company, including, but not limited to, (i)
retaining, and evaluating the performance of, the Company's independent
auditors; (ii) approving the Company's annual audit plan; (iii) reviewing
reports of the independent auditors concerning the adequacy of financial
controls, responsiveness of management quality of systems and other related
subjects; (iv) monitoring compliance with the Company's policies and
procedures; and (v) when requested, reviewing proposed transactions between
the Company and its "affiliates" (e.g., officers, directors and significant
stockholders) to determine the fairness and reasonableness of the
transactions.
Compensation Committee
The Compensation Committee is responsible for the oversight and
administration of the Company's executive compensation structure. The
Committee consists of the three independent directors. The Compensation
Committee has all of the responsibilities typically performed by compensation
committees of public companies, including, but not limited to (i) establishing
the overall compensation policies for the Company; (ii) determining the
compensation of the Company's senior executives; (iii) administering the
Company's Incentive Compensation Plan and all other long- or short-term
incentive compensation plans; (iv) assuring that the Company's compensation
plans and policies are competitive with the market and in compliance with
applicable Securities and Exchange Commission and Internal Revenue Service
regulations; and (v) reporting on the Company's compensation practices in each
year's proxy statement.
Executive Committee
The Executive Committee is available to act on behalf of the Board when the
full Board is unavailable. The Committee will consist of two Builder
Directors, two Existing Stockholder Directors and one independent director.
Due to the size and geographic diversity of the Board, there may be
circumstances where Board action is required at times other than during
regularly scheduled meetings. In such circumstances, the Executive Committee
acts on behalf, and with the authority, of the Board. All Executive Committee
actions are reviewed and ratified by the full Board at the following regularly
scheduled meeting.
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<PAGE>
Nominating Committee
The Nominating Committee is responsible for recruiting and nominating
candidates for the Board as well as re-nominating existing Directors. Prior to
each annual meeting of stockholders, the Nominating Committee reports to the
Board regarding its nominees and the background and an evaluation of each
candidate. The Committee may also advise the Board with respect to matters of
Board philosophy, diversity, composition and related matters. The Nominating
Committee consists of the three independent directors.
DIRECTOR COMPENSATION
Directors shall be paid an annual retainer of $20,000, payable $5,000 each
quarter and shall receive $1,000 for each meeting of the full Board ($500 for
telephone meetings) and $500 for each Committee Meeting attended by the
Director. The Compensation Committee Chairman shall receive $1,000 for serving
as Chairman. Upon election as a Director, each Director shall receive options
to purchase 3,000 shares of Common Stock for fair market value at the date of
grant per share determined at the date such options are granted, and shall
receive options to purchase an additional 3,000 shares of Common Stock for
fair market value per share determined at the date such options are granted
each year such Director remains on the Board pursuant to the Company's Stock
Option Plan. See "Stock Option Plan."
LIMITATION OF LIABILITY AND INDEMNIFICATION
Pursuant to the provisions of the Delaware General Corporation Law, the
Company has adopted provisions in its Articles of Incorporation which
eliminate the personal liability of its directors to the Company or its
stockholders for monetary damages for breach of their duty of due care, and
which require the Company to indemnify its directors and permit the Company to
indemnify its officers or employees to the fullest extent permitted by
Delaware law, including those circumstances in which indemnification would
otherwise be discretionary, except that the Company shall not be obligated to
indemnify any such person (i) with respect to proceedings, claims or actions
initiated or brought voluntarily by any such person and not by way of defense
or (ii) for any amounts paid in settlement of an action indemnified against by
the Company without the prior written consent of the Company. The Company has
entered into indemnification agreements with each of its directors providing
for such indemnification. Prior to consummation of this offering, the Company
intends to obtain a Directors' and Officers' insurance policy.
EXECUTIVE COMPENSATION
Fortress was incorporated in June, 1995 and did not conduct any operations
prior to that time. The Company anticipates that during fiscal year 1996, its
most highly compensated officers and their annualized base salaries will be as
follows: Mr. Martell--$250,000, Mr. McGregor--$225,000 and Mr. Pirrello--
$150,000 (collectively, the "Fortress Executives"). Certain of the Founding
Builders' Owners, namely Messrs. Stuhmer, Caldwell, Short and Buffington will
be named President and Chief Executive Officer of the Company's respective
subsidiaries (which were formally the Founding Builders) (the "Subsidiary
Presidents"). These Subsidiary Presidents will earn a salary that will range
from $225,000 to $250,000 per year. These salaries are consistent with the
salary levels of these persons prior to the consummation of the Acquisitions
and the Offerings. Each Fortress Executive and Subsidiary President will enter
into an employment agreement with the Company. See "Employment Agreement;
Covenants Not To Compete." Pursuant to such employment agreements, each such
officer will be eligible to earn an additional year-end bonus based on the
financial performance of the Company, taken as a whole, and the performance of
the local operation for which each such officer has primary responsibility.
EMPLOYMENT AGREEMENTS; COVENANT NOT TO COMPETE
The employment agreements entered into between the Company and each of the
Fortress Executives, the Presidents of each of the Company's local operations
and all of the key employees are for a 3-year term which automatically renews
for successive one-year periods after the end of the initial 3-year term,
unless terminated
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<PAGE>
or not renewed by the Company or the employee. The employment agreements
specify an annual base salary for each such employee, which base salary may be
increased (but not decreased) from time to time during the employment term as
determined by the Board in its sole discretion.
Each of the employment agreements provides that, in the event of a
termination by the Company without cause, such employee shall be entitled to
receive from the Company such employee's then current salary for whatever
period is remaining under the existing term of the agreement. Each employment
agreement also contains a covenant not to compete with the Company for a two-
year period after termination which provides that the employee will not engage
in any business directly competitive with the Company within 100 miles of
where the Company conducted or conducts business at any time.
STOCK OPTION PLAN
The Board of Directors and Existing Stockholders have adopted The Fortress
Group, Inc. 1996 Stock Incentive Plan (the "Stock Option Plan"), effective
April 1, 1996. The purpose of the Stock Option Plan is to enable non-employee
directors, officers, key employees and consultants of the Company to
participate in the Company's future and to enable the Company to attract and
retain these persons by offering them proprietary interests in the Company.
The Stock Option Plan will be administered by the Compensation Committee. The
Stock Option Plan authorizes the issuance of up to 575,000 shares of Common
Stock pursuant to the grant or exercise of stock options, stock appreciation
rights, restricted stock or deferred stock (generally, "Awards"). Prior to the
Offerings, the Company may grant stock options under the Stock Option Plan to
certain of its officers and employees of the Company to purchase shares of
Common Stock in the aggregate for a purchase price per share equal to the
offering price. Options granted to certain senior executives, management and
other employees will vest over varied periods which will be determined at the
time such options are granted. Directors who are not employees of the Company
or any affiliate ("Non-Employee Directors") are automatically granted options
to purchase 3,000 shares on the date of each annual stockholder's meeting,
beginning in 1996. Such options shall be granted at fair market value on the
date of grant.
Stock Options may be either "incentive stock options" (within the meaning of
Section 422 of the Internal Revenue Code) or nonstatutory options. The
exercise price per share purchasable under an option shall be determined at
the time of grant by the Compensation Committee. Generally, participants will
be given ten years in which to exercise a Stock Option, or a shorter period
once a participant terminates employment. Payment may be made in cash or in
the form of unrestricted shares the participant already owns. At the Company's
option it may provide a participant with a loan or guarantee of a loan for the
exercise price of an option. The right to exercise an option may be
conditioned upon the completion of a period of service or other conditions.
Stock Appreciation Rights ("SARs") entitle a participant to receive an
amount in cash, shares or both, equal in value to (i) the excess of the Fair
Market Value of one share over the exercise price per share specified in the
related Stock Option multiplied by (ii) the number of shares to which the SAR
relates. The right to exercise a SAR may be conditioned upon the completion of
a period of service or other conditions. Generally, participants will be given
ten years in which to exercise a SAR, or a shorter period once a participant
terminates employment.
Shares of Restricted Stock may also be awarded under the Plan, which
requires the completion of a period of service or the attainment of specified
performance goals by the participant or the Company or a subsidiary, division
or department of the Company or such other criteria as the Compensation
Committee may determine. Upon a participant's Termination of Employment (as
defined in the Plan), the Restricted Stock still subject to restriction
generally will be forfeited by the participant. The Compensation Committee may
waive these restrictions in the event of hardship or other special
circumstances.
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<PAGE>
Deferred Stock is stock that can be awarded to a participant in the future,
at a specified time and under specified conditions. The Compensation Committee
will determine the participants to whom, and the time or times at which, any
Deferred Stock shall be awarded, the number of shares of Deferred Stock to be
awarded to any participant, the duration, the period during which and the
conditions under which receipt of the shares will be deferred and any other
terms and conditions of the Award. At the expiration of the deferral period,
the Compensation Committee may elect to deliver such shares to the participant
for the shares covered by the Deferred Stock Award.
Amendments and Modifications. The Plan, as adopted, is not limited as to its
duration. The Board of Directors may amend, alter, or discontinue the Plan,
subject to certain limits.
Change in Control. In the event of a Change in Control of the Company (as
defined in the Plan):
(1) any Stock Appreciation Rights and Stock Options outstanding as of the
date of such Change in Control which are not then exercisable and vested
will become fully exercisable and vested to the full extent of the original
grant; and
(2) the restrictions and deferral limitations applicable to any shares of
Restricted Stock and Deferred Stock will lapse, and such shares of
Restricted Stock and Deferred Stock will become free of all restrictions
and become fully vested and transferable to the full extent of the original
grant.
A Change in Control includes any transaction which would result in any
person owning, directly or indirectly, 20% or more of the outstanding Common
Stock of the Company or the voting power of the Company; certain changes in
the members of the board of directors; certain corporate transactions (such as
a merger); and the sale of substantially all of the Company's assets.
BONUS AWARD PLAN
The Company adopted The Fortress Group, Inc. 1996 Bonus Award Plan (the
"Bonus Plan") effective as of April 1, 1996. The Bonus Plan affords the
Compensation Committee discretion to fashion performance awards for eligible
participants with incentives the Compensation Committee deems appropriate. It
permits the issuance of awards based on the satisfaction of specific
performance criteria in cash or Common Stock.
The persons eligible to participate in the Bonus Plan are directors,
officers and employees of the Company or any affiliate of the Company who, in
the opinion of the Compensation Committee, significantly contribute to the
growth and success of the Company or its affiliates. The Bonus Plan will be
administered by the Compensation Committee. The Bonus Plan provides for the
grant of up to 575,000 shares of Common Stock. The Board of Directors or
Compensation Committee may amend, modify or discontinue the Bonus Plan at any
time unless such amendment impairs the rights of a participant.
Under the Bonus Plan, participants are awarded the opportunity to receive
payments after the close of a performance period specified by the Compensation
Committee, if specified performance objectives established by the Committee
are attained during the period. The Compensation Committee determines the
awards granted each year and the performance criteria for such awards. Unless
the Compensation Committee provides otherwise, two-thirds of all payments
pursuant to the Plan are to be made in cash, and one-third of all payments
will be made in shares of Common Stock after the Compensation Committee
certifies that the performance goals for the period have been satisfied.
However, the Compensation Committee may provide for the payments to be
deferred and/or paid in the form of restricted shares of Common Stock.
Under the Bonus Plan, the performance goals for any year may be based on a
broad array of performance measures as selected by the Compensation Committee,
including pre-tax income or return on assets, on a
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consolidated basis or operating unit basis, depending on the responsibility of
the participant. The maximum value that may be paid to any participant under
the Bonus Plan for any year in the case of an employee of the Company is five
percent (5%) of the Company's consolidated pre-tax profit; and in the case of
an employee of an affiliate, twenty percent (20%) of the affiliate's operating
income. Upon the occurrence of a Change in Control (as defined in the Bonus
Plan), all restrictions on stock issued under the Bonus Plan shall lapse. In
addition, the Compensation Committee has discretion to pay all awards, cancel
awards or provide for the substitution or assumption of awards.
PROFIT SHARING PLAN
Effective immediately prior to the Offerings, the Company will establish The
Fortress Group, Inc. Profit Sharing and Savings Plan (the "Profit Sharing
Plan"). The Profit Sharing Plan is a qualified profit sharing plan under the
Internal Revenue Code and is administered by the Company. A participant's
benefits under the Profit Sharing Plan are equal to the participant's account
balance. Contributions to the Profit Sharing Plan are entirely within the
discretion of the Company's Board of Directors and are determined annually.
All contributions paid to the Profit Sharing Plan are held in a trust fund
which is administered by trustees appointed by the Company's Board of
Directors. Employees of the Company who have completed one year of service may
participate in the Profit Sharing Plan on the next January 1. Profit Sharing
Plan contributions are allocated to accounts of participants who are employed
by the Company on the last day of the plan year on a pro rata basis calculated
based upon the proportion of a participant's total annual compensation
(subject to a maximum of $150,000) to the total compensation of all
participants who are employed by the Company on the last day of the plan year.
A participant's interest vests 20% per year in each of his or her first five
years of employment and is 100% vested thereafter. Participants (or their
beneficiaries) are entitled to receive a distribution of the full value of
their interest in their accounts upon retirement on or after their 65th
birthday, or upon death or permanent disability. Under certain limited
circumstances, a participant may, while employed by the Company, borrow
against the funds in his or her profit sharing account.
CERTAIN TRANSACTIONS
ORGANIZATION OF THE COMPANY
James J. Martell, Jr., Charles F. Smith and Patricia Donnelly were the
stockholders in the Company's predecessor which developed the concept for the
Company and financed its initial activities. These individuals, together with
certain other Existing Shareholders, organized the Company to continue and
develop the Company's business. At the time of the Company's organization,
Messrs. Martell and Smith and Ms. Donnelly received shares in the Company
based on their holdings in its predecessor. Immediately prior to the Offerings
being consummated, Fortress will have issued 2,230,500 shares of Common Stock
to the Existing Stockholders, including Messrs. Martell and Smith and Ms.
Donnelly, for consideration consisting of certain proprietary information
including analyses, business plans and financial models which were valued at
the time of contribution at $48,000. See "Security Ownership of Existing
Stockholders and Management."
In addition, Charles F. Smith, James J. Martell, Jr., Patricia Donnelly and
Brian J. McGregor have advanced funds to the Company in the amounts of
$800,000, $50,000, $100,000 and $100,000, respectively. These advances are
represented by promissory notes bearing interest at the prime rate with
respect to the notes held by Mr. Smith, Ms. Donnelly and Mr. McGregor; the
note held by Mr. Martell bears interest at 8% per annum. The funds advanced
were used to pay certain costs of the formation of the Company, the
Acquisitions and the Offerings. These notes will be paid from the proceeds of
the Offerings.
Mr. Martell, who has devoted his full time to the affairs of the Company
since its formation, received consulting fees from the Company totalling
$90,000 during 1995, along with reimbursement of out-of-pocket expenses
incurred on behalf of the Company.
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J. Marshall Coleman, the Chairman of the Board of the Company and the spouse
of Patricia Donnelly, was a partner in the law firm of Katten Muchin & Zavis
through April 1996. For its services as legal counsel to the Company in
connection with its formation, the Acquisitions, the Offerings and certain
other matters, the Company paid Katten Muchin & Zavis fees of $437,000 through
the date of this Prospectus and anticipates paying additional fees of
approximately $900,000 in 1996. Katten Muchin & Zavis may continue to
represent the Company in various matters following the consummation of the
Offerings.
In connection with the Acquisitions, and as consideration for their
interests in the Founding Builders, certain officers, directors and holders of
5% or more of the outstanding shares of Common Stock of the Company will
receive cash (approximate amounts) and shares of stock of the Company as
follows:
<TABLE>
<CAPTION>
SHARES OF SHARES OF
NAME CASH COMMON STOCK PREFERRED STOCK
---- -------- ------------ ---------------
<S> <C> <C> <C>
Lanold Caldwell....................... $260,500 457,628 --
Lawrence Witek........................ 260,500 457,628 --
Robert Short.......................... 695,000 1,556,546 20,000
J. Christopher Stuhmer................ 179,000 1,691,227 --
Thomas Buffington..................... 564,500 948,949 --
James M. Giddens...................... 282,250 474,474 --
Edward A. Kirkpatrick................. 282,250 474,474 --
</TABLE>
In connection with the Acquisitions, the Company has agreed to remove
certain of the Founding Builders' Owners from any personal guarantees that may
exist under any indebtedness of the Founding Builders within nine months of
the consummation of the Offerings. See "Use of Proceeds." Certain of such
Founding Builders' Owners who will become officers, directors or 5%
stockholders of the Company will directly or indirectly benefit as a result of
such repayment.
OTHER TRANSACTIONS
The Company had a management agreement with The Touchstone Company, which is
owned by a member of Mr. Short's family, and of which Robert Short is an
employee, to provide marketing and management activities for The Genesee
Company. The Touchstone Company receives an annual fee of $60,000 plus .5% of
the gross sales as defined in the management agreement of The Genesee Company.
For the year ended December 31, 1995, $98,000 of total fees were paid. The
contract was cancelable by either party on 30 days written notice. The Company
cancelled this contract effective January 1, 1996.
The Company had an agreement with Genesee Holdings Corporation, owned by
Robert Short, to pay it a fee of $5,000 for each lot it sells to a third-party
purchaser with respect to a subdivision of 38 lots located in Golden,
Colorado. This subdivision was closed on December 22, 1994 and no further fees
are expected to be paid pursuant to the agreement.
The Company leases 7,264 square feet of office space for $108,690 per year,
from Genesee Holdings Corporation. The lease expires December 31, 1996 and the
Company believes the lease rate reflects a market rate.
The Company leases 7,127 square feet of office space for $78,000 (increased
to $96,000 per year beginning June 1, 1996) per year for its Raleigh-Durham
operation from an entity owned in part by Lawrence Witek. The lease has a term
of five years, and the base rent increases 5% each year. The Company believes
the lease rate reflects a market rate.
The Company leases 13,640 square feet of office space for $245,520 per year
for its Las Vegas operation from an entity owned by Christopher Stuhmer's
family trust. The lease has a ten-year term and the Company believes the lease
rate reflects a market rate.
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Management believes that the terms of each of the lease agreements described
above are at least as favorable to the Company as those that could have been
obtained from unaffiliated third parties.
OTHER
Buffington refers title insurance and closing services in connection with
purchases of lots and sale of homes to Town and Country Agency, Inc. owned by
the spouses of the shareholders of Buffington. Title insurance rates are set
and regulated by the Texas Insurance Commission and all other fees are
believed to be in amounts customary and usual in the community.
COMPANY POLICY
In the future, transactions with affiliates of the Company are anticipated
to be minimal and will be approved by a majority of the Board of Directors,
including a majority of the disinterested members of the Board of Directors,
and will be made on terms no less favorable to the Company than could be
obtained from unaffiliated third parties.
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SECURITY OWNERSHIP OF EXISTING STOCKHOLDERS AND MANAGEMENT
The following table sets forth after giving effect to the Acquisitions and
as adjusted to reflect the sale of the shares offered hereby, certain
information with respect to the beneficial ownership of the Company's Common
Stock by (i) each person known by the Company to own beneficially more than 5%
of the outstanding shares of Common Stock; (ii) each executive officer,
director and person who will become a director upon consummation of the
Offerings of the Company; and (iii) all officers and directors as a group.
<TABLE>
<CAPTION>
PERCENT OF
OWNERSHIP PRIOR
SHARES BENEFICIALLY OWNED TO THE PERCENT OF OWNERSHIP
NAME BEFORE AND AFTER OFFERING OFFERINGS(2) AFTER THE OFFERINGS
- ---- ------------------------- --------------- --------------------
<S> <C> <C> <C>
James J. Martell, Jr.... 624,423 7.4% 5.4%
Brian McGregor.......... 128,787 1.5% 1.1%
Jamie M. Pirrello....... 40,650 * *
Brian S. Buchanan....... 4,683 * *
J. Christopher Stuhmer.. 1,691,227 20.0% 14.8%
Lawrence J. Witek....... 457,628 5.4% 4.0%
Robert Short............ 1,556,546 18.4% 13.6%
Thomas Buffington....... 948,949 11.2% 8.3%
Charles F. Smith........ 678,748 8.0% 5.9%
Patricia Donnelly(1).... 651,585 7.7% 5.7%
J. Marshall Coleman(1).. -- -- --
James F. McEneaney...... 50,812 * *
Mark L. Fine............ 3,000(2) * *
Steve D. Rivers......... 3,000(2) * *
All executive officers
and directors as a
group (13 persons)..... 6,921,040 81.8% 60.4%
</TABLE>
- --------
* Less than one percent.
(1) Patricia Donnelly is the spouse of J. Marshall Coleman, who is the
Chairman of the Board of the Company. The 651,585 shares are owned by
Patricia Donnelly. Mr. Coleman disclaims beneficial ownership of these
shares.
(2) Represents options to purchase shares of Common Stock granted pursuant to
the Stock Option Plan. See "Management--Director Compensation."
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<PAGE>
DESCRIPTION OF CAPITAL STOCK
The authorized capital stock of the Company consists of 50 million shares of
Common Stock, $.01 par value per share, and 2,000,000 shares of Preferred
Stock, $.01 par value per share.
COMMON STOCK
Of the 50 million shares of Common Stock authorized, 11,464,375 shares will
be outstanding upon consummation of the Offerings. Subject to the rights of
holders of Preferred Stock, the holders of outstanding shares of Common Stock
are entitled to share ratably in dividends declared out of assets legally
available therefor at such time and in such amounts as the Board of Directors
may from time to time lawfully determine. Each holder of Common Stock is
entitled to one vote for each share held. Subject to the rights of holders of
any outstanding Preferred Stock, upon liquidation, dissolution or winding up
of the Company, any assets legally available for distribution to shareholders
as such are to be distributed ratably among the holders of the Common Stock at
that time outstanding. All shares of Common Stock currently outstanding are
and all shares of Common Stock offered hereby, when duly issued and paid for
will be, fully paid and nonassessable, not subject to redemption and
assessment and without conversion, preemptive or other rights to subscribe for
or purchase any proportionate part of any new or additional issues of any
class or of securities convertible into stock of any class.
PREFERRED STOCK
The Company has an authorized class of undesignated Preferred Stock
consisting of 2,000,000 shares. Preferred Stock may be issued in series from
time to time with such designations, relative rights, priorities, preferences,
qualifications, limitations and restrictions thereof, to the extent that such
are not fixed in the Company's Certificate of Incorporation, as the Board of
Directors determines. The rights, preferences, limitations and restrictions of
different series of Preferred Stock may differ with respect to dividend rates,
amounts payable on liquidation, voting rights, conversion rights, redemption
provisions, sinking fund provisions and other matters. The Board of Directors
may authorize the issuance of Preferred Stock which ranks senior to the Common
Stock with respect to the payment of dividends and the distribution of assets
on liquidation. In addition, the Board of Directors is authorized to fix the
limitations and restrictions, if any, upon the payment of dividends on Common
Stock to be effective while any shares of Preferred Stock are outstanding. The
Board of Directors, without shareholder approval, can issue Preferred Stock
with voting and conversion rights which could adversely affect the voting
power of the holders of Common Stock. The issuance of Preferred Stock may have
the effect of delaying, deferring or preventing a change in control of the
Company. The Company has no present intention to issue shares of Preferred
Stock.
In connection with the acquisition of Genesee, the Company issued 20,000
shares of its Series A 11% Cumulative Convertible Preferred Stock to Robert
Short (the "Acquisition Preferred Stock") out of the 2,000,000 authorized
shares of undesignated Preferred Stock referred to above. The Acquisition
Preferred Stock has a liquidation value of $100.00 per share and carries a 11%
cumulative dividend. Two years following the Offering, it is convertible at
the holder's option into the Company's Common Stock at a conversion ratio
determined by dividing (i) the liquidation value of the Preferred Stock
($100.00 per share) plus any accrued but unpaid dividends by (ii) the lesser
of (x) the Common Stock Offering price per share and (y) 75% of the lowest
closing price of the Company's Common Stock during the 30 calendar days
immediately preceding the date the Preferred Stock is converted. The closing
price is the last quoted sale price as reported by the Stock Market for a day,
or if no sale is reported, the average of the high bid and low asked prices
for the day. The Acquisition Preferred Stock is non-voting until converted and
the Company has the right to redeem all of the Acquisition Preferred Stock
anytime prior to conversion at a redemption price equal to the liquidation
value plus any accrued but unpaid dividends.
STOCKHOLDERS' AGREEMENT
In connection with the Acquisitions, each Founding Builder's Owner and each
of the Existing Stockholders entered into an agreement (the "Stockholders'
Agreement") with respect to nominating and electing Directors
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<PAGE>
to the Board of Directors of the Company. Pursuant to the Stockholders'
Agreement (i) the Existing Stockholders have the right to nominate and the
Board will appoint an additional independent director to be added to the Board
within six months following the Offerings, bringing the full Board to eleven
members; the Existing Stockholders and the Founding Builders have agreed to
elect one director each from the four Founding Builders and four directors
nominated by the Existing Stockholders in each of the Annual Stockholders'
Meetings for fiscal years 1996, 1997, 1998, and 1999; in each of the Annual
Stockholders' Meetings for fiscal years 1996 and 1997 the Existing
Stockholders and the Founding Builders have agreed to elect two independent
directors nominated by the Founding Builders and one independent director
nominated by the Existing Stockholders. Each of the parties to the
Stockholders' Agreement has agreed to vote its Common Stock in order to cause
the nominees of the Founding Builder's Owners and the Existing Stockholders
nominated for election to be elected to the Board of Directors. The
Stockholders' Agreement will terminate immediately following the Company's
Annual Meeting of Stockholders relating to fiscal year 1999 (but occurring in
fiscal year 1999).
CERTAIN PROVISIONS AFFECTING STOCKHOLDERS
Delaware, like many other states, permits a corporation to adopt a number of
measures through amendment of the corporate charter or bylaws or otherwise,
which may have the effect of delaying or deterring any unsolicited takeover
attempts. In addition, Section 203 of the Delaware General Corporation Law
restricts certain "business combinations" with "interested stockholders"
(generally a holder of 15% or more of the Company's voting stock) for three
years following the date that person becomes an interested stockholder. By
delaying or deterring unsolicited takeover attempts, these provisions could
adversely affect prevailing market prices for the Common Stock.
SHARES ELIGIBLE FOR FUTURE SALE
Upon completion of the Offerings, the Company will have 11,464,375 shares of
Common Stock outstanding (excluding shares of Common Stock reserved for
issuance under the Company's Stock Option Plan). Of these shares, the
3,000,000 shares of Common Stock sold in the Common Stock Offering (plus any
additional shares sold upon the Underwriters' exercise of their over-allotment
option) will be freely transferable without restriction or further
registration under the Act, except that any shares purchased by an existing
"affiliate" of the Company, as that term is defined by the Act ("affiliate"),
will be subject to certain of the resale limitations of Rule 144 adopted under
the Act. All of the remaining 8,464,375 shares of Common Stock will be
restricted securities as defined in Rule 144 (the "Restricted Shares"). The
Initial Stockholders have agreed not (without the prior written consent of the
Managing Underwriter) to offer, sell or otherwise dispose of any shares of
Common Stock for a period of 180 days after the date of this Prospectus. Upon
expiration of this period, 15% or 1,269,658 shares of Common Stock held by the
Initial Stockholders will be eligible for sale in the public market. An
additional 25% or 2,116,094 shares of Common Stock will become eligible for
sale in the public market commencing 12 months after the date of this
Prospectus, with an additional 30% or 2,539,312 of such shares becoming
eligible after 18 months and the remainder becoming eligible commencing 24
months after the date of this Prospectus. In addition to the Initial
Stockholders' ability to sell their shares of Common Stock during such 24
month period, in connection with the Acquisitions, (i) the holders of one-
third of the Common Stock held by the Founding Builders' Owners or (ii) all of
the stockholders of a particular Founding Builder, have a one-time right to
require that the Company file a registration statement with the Commission
registering all of their shares of Common Stock anytime during a one-year
period after expiration of the initial eighteen month period after the date of
this Prospectus; provided, however, that such registered shares shall continue
to remain subject to the sale and transferability restrictions set forth
above. See "Company Formation and Organization--The Acquisitions." Any sales
of Common Stock by the Initial Stockholders are subject to compliance with the
volume, holding period and applicable limitations of Rule 144, or pursuant to
a registration statement meeting the requirements the Securities Act. The
20,000 shares of Series A 11% Cumulative Convertible Preferred Stock issued in
connection with the acquisition of Genesee is only convertible two years after
issuance, and would convert into 222,222 shares of Common Stock (at a
conversion price of $9.00 per share).
71
<PAGE>
In general, under Rule 144 as currently in effect, beginning 90 days after
the Common Stock Offering, any person (or persons whose shares are aggregated)
who has beneficially owned Restricted Shares for at least two years is
entitled to sell, within any three-month period, a number of shares that does
not exceed the greater of 1% of the then outstanding shares of the Company's
Common Stock (approximately 114,644 shares immediately after the Offerings) or
the average weekly trading volume of the Company's Common Stock in the over-
the-counter market during the four calendar weeks preceding the date on which
notice of the sale is filed with the Commission. Sales under Rule 144 are also
subject to certain manner of sale provisions, notice requirements and the
availability of current public information about the Company. Any person (or
persons whose shares are aggregated) who is not deemed to have been an
affiliate of the Company at any time during the three months preceding a sale,
and who has beneficially owned shares, within the context of Rule 144, for at
least three years, is entitled to sell such shares under Rule 144(k) without
regard to the volume limitations, manner of sale provisions, public
information or notice requirements.
The Company will grant options to purchase shares of Common Stock, which
amount will be determined and made effective on the effective date of the
Offerings, under the Company's Stock Option Plan. The Company expects, after
completion of the Common Stock Offering, to file a Registration Statement
under the Act to register the issuance of shares of Common Stock issuable
under its Stock Option Plan. See "Management--Stock Option Plan." Shares of
Common Stock issued under the Stock Option Plan after the effective date of
such Registration Statement, other than shares held by affiliates of the
Company, will be eligible for resale in the public market without restriction.
TRANSFER AGENT AND REGISTRAR
The transfer agent and registrar for the Company's Common Stock is American
Securities Transfer, Incorporated, Denver, Colorado.
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<PAGE>
DESCRIPTION OF SENIOR NOTES
GENERAL
The Company will issue the Senior Notes under an Indenture (the "Indenture")
between the Company and IBJ Schroder Bank & Trust Company, as trustee (the
"Trustee"). The following description of the Senior Notes does not purport to
be complete and is subject to, and qualified in its entirety by reference to,
the provisions of the Indenture. A copy of the form of Indenture will be filed
as an exhibit to the Registration Statement of which this Prospectus is a
part. In addition, the Indenture may be subject to change if necessary to
comply with law and is permitted to be amended pursuant to the terms of the
Indenture.
The Senior Notes will mature on May 15, 2003. The Company will pay interest
on the Senior Notes in arrears on May 15 and November 15 of each year,
commencing November 15, 1996 at the rate of 13.75% per annum. The Senior Notes
may not be redeemed, at any time prior to maturity. The Senior Notes will be
unsecured and will rank pari passu with, or senior in right of payment to, all
other existing and future unsecured indebtedness of the Company. The Senior
Notes, however, will be effectively subordinated to secured debt of the
Company (including indebtedness under the Credit Agreement) to the extent of
any collateral, as well as to indebtedness of and guaranties (including
guaranties of indebtedness under the Credit Agreement) by the Company's
subsidiaries.
COVENANTS
The Indenture will contain certain restrictive covenants including covenants
which will restrict the ability of the Company and its subsidiaries from (i)
declaring any dividends or making other distributions on, or redeeming the
Company's equity securities, including the Common Stock; (ii) redeeming or
otherwise acquiring any subordinated indebtedness of the Company or certain
indebtedness of its subsidiaries; (iii) making certain investments; (iv)
incurring additional indebtedness; (v) selling or leasing assets or property
not in the ordinary course of business; (vi) undergoing certain fundamental
changes (such as mergers, consolidations or liquidations); (vii) creating
certain liens; (viii) entering into certain transactions with affiliates; and
(ix) imposing additional future restrictions on upstream payments from certain
subsidiaries, all as set forth in the Indenture. In addition, the Indenture
will provide that in the event of defined changes in control or if the
consolidated tangible net worth of the Company and its subsidiaries falls
below a specified level or, in certain circumstances, upon sales of assets,
the Company will be required to make an offer to repurchase certain specified
amounts of outstanding Senior Notes.
EVENTS OF DEFAULT
The following events, among others, constitute events of default under the
Senior Notes (i) the Company's nonpayment of principal when due or payable or
of interest within 30 days of such interest being due or payable; (ii) a
breach, following any applicable cure periods, of any covenant of the Company
or its subsidiaries contained in the Indenture following notice by the Trustee
or holders of 25% of the Senior Notes; (iii) certain cross-accelerations with
respect to other indebtedness of the Company or it subsidiaries; (iv) the
Company's failure to pay or have discharged certain judgments against the
Company or a subsidiary; and (v) certain events of bankruptcy or insolvency.
73
<PAGE>
DESCRIPTION OF PROPOSED CREDIT AGREEMENT
The Company has secured a commitment letter from Bankers Trust Company and
Bank One, Arizona, NA as Co-Agents, (collectively, the "Banks") pursuant to
which, and subject to the terms and conditions set forth therein, Bankers
Trust Company has expressed its willingness to arrange a full recourse senior
secured revolving credit facility (the "Facility") to the Company in the
maximum principal amount of $50,000,000 and Bankers Trust Company and Bank
One, Arizona, NA have expressed their willingness each to severally provide
for $25,000,000 principal amount of the Facility, under a revolving credit
agreement to be negotiated with the Company (the "Credit Agreement"). The
Credit Agreement will establish a revolving line of credit pursuant to which
the Company may borrow up to $50,000,000 in principal amount from time to
time, pursuant to the terms and subject to satisfaction of the conditions
specified therein. The proceeds of the revolving loans will be available for
the purpose of providing a master revolving line of credit (Borrowing Base) to
finance a portion of the cost of the construction of single family housing
units ("Units") and to a lesser extent, a portion of the cost of improved lots
and lots under development. The line of credit shall not be used to finance
(i) the acquisition of raw or speculative land nor (ii) without the prior
approval of the Banks, the acquisition of other homebuilders. The Facility may
only be used for financing properties in the Company's primary homebuilding
markets of the metropolitan areas of Tucson, Arizona, Las Vegas, Nevada,
Austin and San Antonio, Texas, Denver and Fort Collins, Colorado, and Raleigh-
Durham, North Carolina and may not be used in any other markets without the
prior approval of the Banks. Use of proceeds will be subject to other
restrictions, including, without limitation, certain geographical limitations
on the use of proceeds and the requirement that any proceeds of any revolving
loans made by the Banks to the Company which are to be advanced to any
subsidiary of the Company (in addition to the proceeds of the Senior Notes and
any other amounts which are to be advanced by the Company to any subsidiary of
the Company at any time) are advanced in the form of capital contributions or
equity investments rather than intercompany loans or other indebtedness.
Availability under the Facility will be subject, among other things, to a
borrowing base test calculated with reference to, among other things, the
percentage of different types of completed Units (presold, speculative,
model), the stages of completion of Units and of lots (vacant, under
development, completed), the geographic location of properties, the number of
lots in a project, the amount of time lots have spent in acquisition and
development and the amount of time Units have remained unsold, the number of
presold Units and model Units as a percentage of all eligible collateral, the
cost and value of lots and Units and other factors.
The term of the line of credit under the Credit Agreement will be four
years, with the first two years structured as a revolving loan with a maximum
commitment of $50,000,000, and the final two years structured as a term loan
with a reducing commitment. During this final two-year period, the maximum
commitment reduces by $6,250,000 on a quarterly basis; during the first year
of the final two year period, borrowings thereunder may still be repaid and
reborrowed.
Borrowings during the first two years will bear interest at a rate equal to
1.5% above the prime rate, as set from time to time, or 350 basis points above
the London inter-bank offering market rate ("LIBOR"), as selected by the
Company. During the two-year term loan period described above, these rates
increase to prime plus 2.0% or LIBOR plus 400 basis points, as applicable.
The Credit Agreement will provide for affirmative and negative covenants as
the Banks deem appropriate for the transactions contemplated by the Credit
Agreement, including, without limitation, requirements for regular financial
reporting and maintenance of existence, restrictions with respect to
acquisitions and mergers, joint ventures, partnerships, divestitures, or
reorganizations, and payments of dividends and making other distributions
(except that, so long as no default has occurred and is continuing under the
Credit Agreement and the related Loan Documents, dividends may be paid by the
subsidiaries that guarantee the Facility (the "Guarantors") to the Company as
required to be paid to (i) the Banks and any other lenders under the Facility
pursuant to the terms thereof and (ii) the holders of the Senior Notes
pursuant to the terms thereof in effect on the date of the closing) and
restrictions with respect to repurchasing or defeasing or redeeming or making
an
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<PAGE>
offer to purchase, defease or redeem any equity or debt interest held by any
person, including such restrictions in respect of the Senior Notes, and
restricting the Company and the Guarantors from making investments in
subsidiaries, and prohibitions on certain amendments to the Indenture without
the prior written consent of the Banks, and changes in control of the Company
and covenants (i) regarding maintenance by the Company of its Nasdaq listing
during the term of the Facility, (ii) prohibiting the Guarantors and any other
subsidiaries from owing any debt or any contingent obligations to the Company
or to any other shareholder of the Guarantors or of any other subsidiaries,
(iii) restricting the Company and the Guarantors from incurring indebtedness,
(iv) restricting issuance of preferred stock, (v) establishing cash management
systems, and (vi) requiring observance of customary corporate formalities. The
Credit Agreement will also contain certain additional covenants, including
covenants which will subject the Company to certain operating requirements and
require the maintenance of certain financial levels and ratios, such as
minimum tangible net worth, maximum debt to net worth, minimum liquidity and
minimum interest coverage.
Additionally, the following events, among others, will constitute events of
default under the Credit Agreement: (i) the Company's non-payment of any
amounts due or payable under the Credit Agreement, (ii) a breach, following
any applicable cure periods, of covenants or agreements under the Credit
Agreement or any related loan documents by the Company or any subsidiary,
(iii) the Company's or any of its subsidiaries' non-payment of any other
indebtedness, (iv) the occurrence of certain events by which such other
indebtedness, including, without limitation, the Senior Notes, may become due
and payable prior to their expressed maturity or expiration dates, (v) certain
events of voluntary or involuntary bankruptcy, insolvency, receivership or
reorganization of the Company or any subsidiary of the Company, (vi) the
failure of certain key shareholders of the Company to continue to own
specified percentages of their holdings of capital stock of the Company which
exist on the date of the Credit Agreement, (vii) judgments or decrees entered
against the Company or any subsidiary of the Company involving an aggregate
liability of a specified aggregate principal amount and (viii) such other
events as the Banks in their judgment deem appropriate for the transactions
contemplated by the Credit Agreement, including without limitation a material
adverse change in the financial condition or prospects of the Company.
Borrowings under the Credit Agreement will be guaranteed by each subsidiary
of the Company and secured by liens on all of the real and personal property
of the Company and each of its subsidiaries. Additionally, each of the Company
and its subsidiaries will covenant not to grant or suffer to exist any
additional liens on its respective property, except certain permitted liens.
The commitment letter is subject to completion to the Banks' satisfaction of
due diligence and the Banks' continuing satisfaction with the due diligence
and is subject to other terms and conditions, including without limitation
negotiation, execution and delivery of definitive financing agreements, in
each case containing terms and conditions satisfactory to each of the Banks
and containing such other terms and conditions, representations and
warranties, covenants, indemnifications, events of default and conditions to
lending that are appropriate in the opinion of the Banks for the transactions
contemplated by the Credit Agreement. There can be no assurance as to when or
whether the Credit Agreement will be entered into or as to whether the Credit
Agreement will contain the terms and conditions described above, and such may
contain terms and conditions more favorable or less favorable to the Company
than set forth above. The Facility would be an important source of capital to
fund the Company's future residential construction projects and, if the
Company is not able to agree with the Banks on the terms of the Credit
Agreement, the Company would need to seek other sources of financing to help
fund its future residential construction projects.
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<PAGE>
UNDERWRITING
Furman Selz LLC, BT Securities Corporation and Southeast Research Partners,
Inc. are acting as representatives (the "Representatives") of each of the
underwriters named below (the "Underwriters"). Subject to the terms and
conditions set forth in an underwriting agreement dated as of the date hereof
(the "Underwriting Agreement"), the Underwriters named below have severally
agreed to purchase, and the Company has agreed to sell to them, the aggregate
number of shares of Common Stock set forth opposite their respective names:
<TABLE>
<CAPTION>
NUMBER OF
UNDERWRITERS SHARES
------------ ---------
<S> <C>
Furman Selz LLC.................................................... 876,000
BT Securities Corporation.......................................... 876,000
Southeast Research Partners, Inc. ................................. 204,000
Bear, Stearns & Co. Inc. .......................................... 60,000
Alex. Brown & Sons Incorporated.................................... 60,000
Dillon, Read & Co. Inc. ........................................... 60,000
Donaldson, Lufkin & Jenrette Securities Corporation................ 60,000
Lehman Brothers Inc. .............................................. 60,000
Oppenheimer & Co., Inc. ........................................... 60,000
Schroder Wertheim & Co. Incorporated............................... 60,000
Wasserstein Perella Securities, Inc. .............................. 60,000
The Chicago Corporation............................................ 36,000
Dain Bosworth Incorporated......................................... 36,000
Janney Montgomery Scott Inc. ...................................... 36,000
Ladenburg, Thalmann & Co. Inc. .................................... 36,000
Legg Mason Wood Walker, Incorporated............................... 36,000
McDonald & Company Securities, Inc. ............................... 36,000
Piper Jaffray Inc. ................................................ 36,000
Rauscher Pierce Refsnes, Inc. ..................................... 36,000
Raymond James & Associates, Inc. .................................. 36,000
The Robinson-Humphrey Company, Inc. ............................... 36,000
Wheat First Butcher Singer......................................... 36,000
Dominick & Dominick, Incorporated.................................. 24,000
Hanifen, Imhoff Inc. .............................................. 24,000
Interstate/Johnson Lane Corporation................................ 24,000
C.L. King & Associates, Inc. ...................................... 24,000
Scott & Stringfellow, Inc. ........................................ 24,000
The Seidler Companies Incorporated................................. 24,000
Van Kaspar & Company............................................... 24,000
---------
Total............................................................ 3,000,000
=========
</TABLE>
The Underwriting Agreement provides that the obligations of the several
Underwriters are subject to the approval of certain legal matters by counsel
and various other conditions. The nature of the Underwriters' obligations is
such that they are committed to purchase all of the above shares if any are
purchased. The Underwriters propose to offer the shares of Common Stock
directly to the public at the offering price set forth on the cover page of
this Prospectus and to certain dealers at such price less a concession not in
excess of $0.40 per share. The Underwriters may allow, and such dealers may
reallow, a discount not in excess of $0.10 per share to certain other dealers.
After the Offering, the offering price and other selling terms may be changed
by the Representatives.
The Company has granted to the Underwriters an option, expiring 30 days from
the date of this Prospectus, to purchase up to 450,000 additional shares of
Common Stock on the same terms as set forth on the cover page
76
<PAGE>
of this Prospectus, solely to cover over-allotments, if any, incurred in the
sale of the shares of Common Stock offered hereby. If the Underwriters
exercise the option, each Underwriter will have a firm commitment, subject to
certain conditions, to purchase such number of additional shares of Common
Stock as is proportionate to such Underwriter's initial commitment to purchase
shares from the Company.
The Underwriting Agreement provides that the Company will indemnify the
Underwriters against certain liabilities, including liabilities under the Act,
or will contribute to payments that the Underwriters may be required to make
in respect thereof.
The Company has agreed that it will not, for a period of 180 days after the
closing, directly or indirectly, without the prior written consent of the
Representatives, issue, offer, sell, grant any option to purchase or otherwise
dispose of any of its Common Stock or any securities convertible into, or
exchangeable or exercisable for, its Common Stock (except for grants of
options pursuant to the Company's Stock Option Plan or Bonus Plan).
The Initial Stockholders have agreed not (without the prior consent of the
Representatives) to offer, sell or otherwise dispose of any shares of Common
Stock of the Company for a period of 180 days after the Closing Date. Upon
expiration of this period, 15% or 1,269,658 shares of Common Stock held by the
Initial Stockholders will become eligible for sale in the public market. An
additional 25% or 2,116,094 shares of Common Stock will become eligible for
sale in the public market commencing 12 months after the Closing Date, with an
additional 30% or 2,539,312 of such shares becoming eligible after eighteen
months and the remainder becoming eligible commencing twenty-four months
following the Closing Date. The 20,000 shares of Series A 11% Cumulative
Convertible Preferred Stock issued in connection with the acquisition of
Genesee is only convertible two years after issuance, is non-voting until
converted and would convert into 222,222 shares of Common Stock (at a
conversion price of $9.00 per share). Any sales of Common Stock by the Initial
Stockholders must be made in compliance with the volume, holding period and
applicable limitations of Rule 144, or pursuant to a registration statement
meeting the requirements the Securities Act.
The Representatives have advised the Company that they expect to confirm
sales of Common Stock offered by this Prospectus made to accounts over which
they exercise discretionary authority and that such sales will not exceed 5%
of the Offerings.
Prior to the Common Stock Offering, there has been no public market for the
Common Stock. The initial public offering price will be determined by
negotiations between the Company and the Underwriters. Among the factors to be
considered in determining the initial public offering price will be the
history of the Founding Builders and the prospects of the Company and the
industry in which it operates, the past and present operating results of the
Founding Builders and the trends of such results, the previous experience of
the Company's management, the market prices of publicly traded stock of
comparable companies in recent periods and the general condition of the
securities markets at the time of the Common Stock Offering.
CERTAIN LEGAL MATTERS
The legality of the shares of Common Stock offered hereby will be passed
upon for the Company by Katten Muchin & Zavis, Chicago, Illinois. J. Marshall
Coleman, who is the Chairman of the Board of the Company, was a partner of
Katten Muchin & Zavis through April 1996. Additionally, Mr. Coleman's spouse,
Patricia Donnelly, owns 651,585 shares of the Company's Common Stock. Certain
legal matters in connection with this Offering will be passed upon for the
Underwriters by Coudert Brothers, New York, New York.
77
<PAGE>
EXPERTS
The combined financial statements of the Combined Predecessor Companies, the
combined financial statements of Buffington, and the combined financial
statements of Christopher, at December 31, 1994 and 1995 and for each of the
three years in the period ended December 31, 1995, the combined financial
statements of Genesee as of December 31, 1995 and for the year ended December
31, 1995 and the financial statements of The Fortress Group at December 31,
1995 included in this Prospectus have been so included in reliance on the
reports (the report of Price Waterhouse LLP on The Fortress Group Inc.'s
separate financial statements includes an explanatory paragraph regarding
Fortress's ability to continue as a going concern) of Price Waterhouse LLP,
independent accountants, given on authority of said firm as experts in
auditing and accounting.
The combined financial statements of Genesee included in this Prospectus as
of December 31, 1994 and for each of the two years in the period ended
December 31, 1994, have been so included in reliance on the report of Hein +
Associates LLP, independent accountants, given on authority of said firm as
experts in auditing and accounting.
The consolidated financial statements of Solaris Development Corporation as
of December 31, 1995 and for each of the three years in the period ended
December 31, 1995 and the financial statements of Sunstar Mortgage Limited
Liability Company as of December 31, 1995, and for the period from March 1,
1995 (inception) to December 31, 1995, appearing in this Prospectus and
Registration Statement have been audited by Ernst & Young LLP, independent
auditors, as set forth in their reports thereon appearing elsewhere herein and
in the Registration Statement, and are included in reliance upon the authority
of such firm as experts in accounting and auditing.
ADDITIONAL INFORMATION
A Registration Statement on Form S-1, including amendments thereto, relating
to the Common Stock offered hereby has been filed with the Commission, in
Washington, D.C. This Prospectus does not contain all of the information set
forth in the Registration Statement and the exhibits and schedules thereto.
Statements contained in this Prospectus as to the contents of any contract or
any other document are not necessarily complete and in each instance reference
is made to the copy of such contract or document filed as an exhibit to the
Registration Statement, each such statement being qualified in all respects by
such reference. For further information with respect to the Company and the
Common Stock offered hereby, reference is made to the Registration Statement,
exhibits and schedules. A copy of the Registration Statement may be inspected
by anyone without charge at the Commission's principal offices in Washington,
D.C. and copies of all or any part thereof may be obtained from such office
upon payment of certain fees prescribed by the Commission.
The Company intends to furnish its shareholders with an annual report
containing audited financial statements and an opinion thereon expressed by
independent auditors for each fiscal year and with quarterly reports
containing unaudited summary information for the first three quarters of each
fiscal year.
78
<PAGE>
THE FORTRESS GROUP, INC.
INDEX TO FINANCIAL STATEMENTS
<TABLE>
<CAPTION>
PAGE
----
<S> <C>
PRO FORMA COMBINED FINANCIAL STATEMENTS
Introduction to Pro Forma Financial Information......................... F-3
Pro Forma Combined Balance Sheet at March 31, 1996 (unaudited).......... F-4
Pro Forma Combined Statement of Income for the year ended December 31,
1995 (unaudited)....................................................... F-5
Pro Forma Combined Statement of Income for the three months ended March
31, 1996 (unaudited)................................................... F-6
Pro Forma Combined Statement of Income for the three months ended March
31, 1995 (unaudited)................................................... F-7
Notes to Pro Forma Combined Financial Statements (unaudited)............ F-8
COMBINED PREDECESSOR COMPANIES
Report of Price Waterhouse LLP, Independent Accountants................. F-11
Balance Sheet as of December 31, 1994 and 1995 and March 31, 1996 (unau-
dited)................................................................. F-12
Combined Statement of Income for the years ended December 31, 1993, 1994
and 1995 and the three months ended March 31, 1995 and 1996 (unau-
dited)................................................................. F-13
Combined Statement of Shareholders' Equity for the years ended
December 31, 1993, 1994 and 1995 and the three months ended March 31,
1996 (unaudited)....................................................... F-14
Combined Statement of Cash Flows for the years ended December 31, 1993,
1994 and 1995 and the three months ended March 31, 1995 and 1996 (unau-
dited)................................................................. F-15
Notes to Combined Financial Statements.................................. F-16
BUFFINGTON HOMES, INC.
Report of Price Waterhouse LLP, Independent Accountants................. F-25
Combined Balance Sheets as of December 31, 1994 and 1995 and March 31,
1996 (unaudited)....................................................... F-26
Combined Statements of Operations for the years ended December 31, 1993,
1994 and 1995 and the three months ended March 31, 1995 and 1996 (unau-
dited)................................................................. F-27
Combined Statements of Changes in Shareholders' Equity for the years
ended
December 31, 1993, 1994 and 1995 and the three months ended March 31,
1996 (unaudited)....................................................... F-28
Combined Statements of Cash Flows for the years ended December 31, 1993,
1994 and 1995 and the three months ended March 31, 1995 and 1996 (unau-
dited)................................................................. F-29
Notes to Combined Financial Statements.................................. F-30
CHRISTOPHER HOMES, INC.
Report of Price Waterhouse LLP, Independent Accountants................. F-35
Combined Balance Sheets as of December 31, 1994 and 1995 and March 31,
1996 (unaudited)....................................................... F-36
Combined Statements of Operations for the years ended December 31, 1993,
1994 and 1995 and the three months ended March 31, 1995 and 1996 (unau-
dited)................................................................. F-37
Combined Statements of Stockholders' (Deficit) Equity for the years
ended
December 31, 1993, 1994 and 1995 and the three months ended March 31,
1996 (unaudited)....................................................... F-38
Combined Statements of Cash Flows for the years ended December 31, 1993,
1994 and 1995 and the three months ended March 31, 1995 and 1996 (unau-
dited)................................................................. F-39
Notes to Combined Financial Statements.................................. F-40
THE GENESEE COMPANY
Report of Price Waterhouse LLP, Independent Accountants................. F-46
Report of Hein & Associates LLP, Independent Auditor's Report........... F-47
Combined Balance Sheets as of December 31, 1994 and 1995 and March 31,
1996 (unaudited)....................................................... F-48
Combined Statements of Operations for the years ended December 31, 1993,
1994 and 1995 and the three months ended March 31, 1995 and 1996 (unau-
dited)................................................................. F-49
Combined Statements of Changes in Shareholder's Equity for the years
ended
December 31, 1993, 1994 and 1995 and the three months ended March 31,
1996 (unaudited)....................................................... F-50
Combined Statements of Cash Flows for the years ended December 31, 1993,
1994 and 1995 and the three months ended March 31, 1995 and 1996 (unau-
dited)................................................................. F-51
Notes to Combined Financial Statements.................................. F-52
</TABLE>
F-1
<PAGE>
<TABLE>
<CAPTION>
PAGE
----
<S> <C>
SOLARIS DEVELOPMENT CORPORATION
Report of Ernst & Young LLP, Independent Accountants.................... F-59
Consolidated Balance Sheets as of December 31, 1994 and 1995 and March
31, 1996 (unaudited)................................................... F-60
Consolidated Statements of Income for the years ended December 31, 1993,
1994 and 1995 and the three months ended March 31, 1995 and 1996 (unau-
dited)................................................................. F-61
Consolidated Statements of Shareholders' Equity for the years ended
December 31, 1993, 1994 and 1995 and the three months ended March 31,
1996 (unaudited)....................................................... F-62
Consolidated Statements of Cash Flows for the years ended December 31,
1993, 1994 and 1995 and for the three months ended March 31, 1995 and
1996 (unaudited)....................................................... F-63
Notes to Consolidated Financial Statements.............................. F-64
SUNSTAR MORTGAGE LIMITED LIABILITY COMPANY
Report of Ernst & Young LLP, Independent Accountants.................... F-69
Balance Sheets as of December 31, 1995 and March 31, 1996 (unaudited)... F-70
Statements of Operations for the period March 1, 1995 (inception) to De-
cember 31, 1995 and the periods ended March 31, 1995 and 1996 (unau-
dited)................................................................. F-71
Statements of Members' Equity for the period March 1, 1995 (inception)
to December 31, 1995 and for the period ended March 31, 1996 (unau-
dited)................................................................. F-72
Statements of Cash Flows for the period March 1, 1995 (inception) to De-
cember 31, 1995 and the periods ended March 31, 1995 and 1996 (unau-
dited)................................................................. F-73
Notes to Financial Statements........................................... F-74
THE FORTRESS GROUP, INC.
Report of Price Waterhouse LLP, Independent Accountants................. F-75
Balance Sheet as of December 31, 1995 and March 31, 1996 (unaudited).... F-76
Notes to Balance Sheet.................................................. F-77
</TABLE>
F-2
<PAGE>
THE FORTRESS GROUP, INC.
PRO FORMA COMBINED FINANCIAL STATEMENTS (UNAUDITED)
The Fortress Group, Inc. ("Fortress" or the "Company") was formed in June,
1995 to create a national homebuilding company. Fortress has entered into
definitive merger agreements with the Founding Builders, pursuant to which
Fortress will, in separate transactions, merge with each of the Founding
Builders (the "Acquisitions"). Under the merger agreements, all outstanding
shares of the Founding Builders' common stock will be converted into shares of
Fortress Common Stock and cash concurrently with the consummation of an
initial public offering (the "Common Stock Offering") of such Common Stock.
The following unaudited pro forma combined financial statements give effect to
the proposed Acquisitions.
The unaudited pro forma combined balance sheet gives effect to the
Acquisitions, as if the Acquisitions had occurred as of March 31, 1996 and
reflects as a liability the cash consideration to be paid to the shareholders
of the Founding Builders. The Acquisitions will be recorded at predecessor
cost because the owners of the Founding Builders are considered promoters and
management believes that there is not an objective and reliable basis to
estimate the fair value of the assets received in the business combination.
The unaudited pro forma balance sheet also presents, as supplemental pro forma
information, the effect of the issuance of common stock and $100.0 million of
Senior Notes due 2003 (the "Senior Notes") (at an interest rate of 13.75%)
pursuant to these concurrent Offerings. The unaudited pro forma combined
statements of operations present pro forma results from operations for the
year ended December 31, 1995 and the three month periods ended March 31, 1996
and 1995 as if the Acquisitions had occurred on January 1, 1995. The unaudited
pro forma statement of operations also presents, as supplemental pro forma
information, the effect of the Common Stock and Senior Notes and the
application of the net proceeds therefrom to refinance debt outstanding during
the period, assuming the offerings had also occurred on January 1, 1995.
Unaudited pro forma adjustments are based upon historical information,
preliminary estimates and certain assumptions management deems appropriate.
The unaudited pro forma combined financial data presented herein are not
necessarily indicative of the results Fortress would have obtained had such
events occurred at the beginning of the period, as assumed, or of the future
results of Fortress. The pro forma combined financial statements should be
read in conjunction with the historical financial statements and notes thereto
appearing elsewhere in the Prospectus.
F-3
<PAGE>
THE FORTRESS GROUP, INC.
PRO FORMA COMBINED BALANCE SHEET (UNAUDITED)
MARCH 31, 1996
(IN THOUSANDS)
<TABLE>
<CAPTION>
COMBINED
PREDECESSOR PRO FORMA PRO FORMA SUPPLEMENTAL SUPPLEMENTAL
COMPANIES ADJUSTMENTS COMBINED ADJUSTMENTS PRO FORMA
----------- ----------- --------- ------------ ------------
<S> <C> <C> <C> <C> <C>
ASSETS
Cash and cash equiva-
lents.................. $ 1,697 $ -- $ 1,697 $ (2)(d) $ 13,419
22,585 (d)
95,000 (f)
(98,707)(g)
(5,879)(e)
(1,275)(h)
Related party and other
receivables............ 2,935 2,935 2,935
Real estate invento-
ries................... 119,559 119,559 114 (h) 119,673
Property and equipment,
net.................... 2,098 2,098 2,098
Deferred transaction
cost................... 3,077 3,077 (3,077)(d) --
Prepaid expenses and
other assets........... 3,779 3,779 5,000 (f) 8,779
-------- ------- -------- -------- --------
Total assets......... $133,145 $ -- $133,145 $ 13,759 $146,904
======== ======= ======== ======== ========
LIABILITIES AND SHAREHOLDERS' EQUITY
Accounts payable and
accrued construction
liabilities............ $ 9,968 $ -- $ 9,968 (1,635)(d) $ 8,333
Notes and mortgages
payable................ 98,707 98,707 (98,707)(g)
Senior Notes............ -- -- 100,000 (f) 100,000
Due to related parties.. 2,505 2,505 (1,444)(d) 1,061
Accrued expenses........ 3,666 3,666 3,666
Customer deposits....... 6,740 6,740 6,740
Pro forma distribution
to the Predecessor
Companies'
shareholders........... -- 5,879 (b) 5,879 (5,879)(e)
-------- ------- -------- -------- --------
Total liabilities.... 121,586 5,879 127,465 (7,665) 119,800
-------- ------- -------- -------- --------
Minority interests...... 1,348 1,348 (1,161)(h) 187
-------- ------- -------- -------- --------
Shareholders' equity:
Preferred stock........ (a)
Common stock........... 599 (514)(a) 85 25 (d) 115
Additional paid-in
capital............... 2,606 514 (a) 22,585 (d)
7,006 (c) 10,126 (5,879)(e) 26,802
Retained earnings...... 7,006 (7,006)(c)
Pro forma distribution
to the Predecessor
Companies' sharehold-
ers................... -- (5,879)(b) (5,879) 5,879 (e)
-------- ------- -------- -------- --------
Total shareholders'
equity.............. 10,211 (5,879) 4,332 22,610 26,917
-------- ------- -------- -------- --------
Total liabilities and
shareholders'
equity.............. $133,145 $ -- $133,145 $ 13,759 $146,904
======== ======= ======== ======== ========
</TABLE>
F-4
<PAGE>
THE FORTRESS GROUP, INC.
PRO FORMA COMBINED STATEMENT OF INCOME (UNAUDITED)
FOR THE YEAR ENDED DECEMBER 31, 1995
(IN THOUSANDS)
<TABLE>
<CAPTION>
COMBINED
PREDECESSOR PRO FORMA PRO FORMA SUPPLEMENTAL SUPPLEMENTAL
COMPANIES ADJUSTMENTS COMBINED ADJUSTMENTS PRO FORMA
----------- ----------- --------- ------------ ------------
<S> <C> <C> <C> <C> <C>
Revenue:
Residential sales..... $190,312 $ -- $ 190,312 $ -- $ 190,312
Lot Sales............. 8,098 8,098 8,098
Other revenue......... 619 619 619
-------- ------- --------- ------ ---------
Total revenue....... 199,029 199,029 199,029
Cost of sales........... 167,434 167,434 (3,345)(j) 164,134
45 (l)
-------- ------- --------- ------ ---------
Gross profit............ 31,595 31,595 3,300 34,895
Operating expenses:
Selling expenses...... 13,152 13,152 13,152
General and adminis-
trative expenses..... 11,693 (198)(i) 11,495 11,495
-------- ------- --------- ------ ---------
Operating income...... 6,750 198 6,948 3,300 10,248
Other non-operating (in-
come) expense:
Interest.............. 120 120 (120)(j)
Minority interests.... 745 745 (609)(l) 136
Other, net............ (191) (191) (191)
-------- ------- --------- ------ ---------
Income before provision
for income taxes....... 6,076 198 6,274 4,029 10,303
Provision for income
taxes.................. 21 2,318 (k) 2,339 1,576 (k) 3,915
-------- ------- --------- ------ ---------
Net income.............. $ 6,055 $(2,120) $ 3,935 $2,453 $ 6,388
======== ======= ========= ====== =========
Net income per share.... $ .46 $ .68
========= =========
Weighted average shares
outstanding............ 8,464,375 (n) 9,413,181 (n)
========= =========
</TABLE>
F-5
<PAGE>
THE FORTRESS GROUP, INC.
PRO FORMA COMBINED STATEMENT OF INCOME (UNAUDITED)
FOR THE THREE MONTHS ENDED MARCH 31, 1996
(IN THOUSANDS)
<TABLE>
<CAPTION>
COMBINED
PREDECESSOR PRO FORMA PRO FORMA SUPPLEMENTAL SUPPLEMENTAL
COMPANIES ADJUSTMENTS COMBINED ADJUSTMENTS PRO FORMA
----------- ----------- --------- ------------ ------------
<S> <C> <C> <C> <C> <C>
Revenue:
Residential sales..... $40,785 $ -- $ 40,785 $ -- $ 40,785
Lot sales............. 477 477 477
Other revenue......... 50 50 50
------- ------ --------- ------ ---------
Total revenue....... 41,312 41,312 41,312
Cost of sales........... 34,753 34,753 (502)(j) 34,261
10 (l)
------- ------ --------- ------ ---------
Gross profit............ 6,559 6,559 492 7,051
Operating expenses:
Selling expenses...... 2,843 2,843 2,843
General and adminis-
trative expenses..... 2,767 414 (i) 3,181 3,181
------- ------ --------- ------ ---------
Operating income...... 949 (414) 535 492 1,027
Other non-operating (in-
come) expense:
Interest.............. 48 48 (48)(j)
Minority interests.... 54 54 (57)(l) (3)
Other, net............ (139) (139) (139)
------- ------ --------- ------ ---------
Income before provision
for income taxes....... 986 (414) 572 597 1,169
Provision for income
taxes.................. -- 202 (k) 202 242 (k) 444
------- ------ --------- ------ ---------
Net income.............. $ 986 $ (616) $ 370 $ 355 $ 725
======= ====== ========= ====== =========
Net income per share.... $ .04 $ .08
========= =========
Weighted average shares
outstanding............ 8,464,375 (n) 9,413,181 (n)
========= =========
</TABLE>
F-6
<PAGE>
THE FORTRESS GROUP, INC.
PRO FORMA COMBINED STATEMENT OF INCOME (UNAUDITED)
FOR THE THREE MONTHS ENDED MARCH 31, 1995
(IN THOUSANDS)
<TABLE>
<CAPTION>
COMBINED
PREDECESSOR PRO FORMA PRO FORMA SUPPLEMENTAL SUPPLEMENTAL
COMPANIES ADJUSTMENTS COMBINED ADJUSTMENTS PRO FORMA
----------- ----------- --------- ------------ ------------
<S> <C> <C> <C> <C> <C>
Revenue:
Residential sales..... $36,234 $ -- $ 36,234 $ -- $ 36,234
Lot Sales............. 588 588 588
Other revenue......... 47 47 47
------- ----- --------- ----- ---------
Total revenue....... 36,869 36,869 36,869
Cost of sales........... 31,290 31,290 (495)(j) 30,805
10 (l)
------- ----- --------- ----- ---------
Gross profit............ 5,579 5,579 485 6,064
Operating expenses:
Selling expenses...... 2,776 2,776 2,776
General and adminis-
trative expenses..... 2,701 (211)(i) 2,912 2,912
------- ----- --------- ----- ---------
Operating income...... 102 (211) (109) 485 376
Other non-operating (in-
come) expense:
Interest.............. 28 28 (28)(j)
Minority interests.... 152 152 (130)(l) 22
Other, net............ (147) (147) (147)
------- ----- --------- ----- ---------
Income before provision
for income taxes....... 69 (211) (142) 653 501
Provision/(Benefit) for
income taxes........... -- 54 (k) (54) 244 (k) 190
------- ----- --------- ----- ---------
Net income.............. $ 69 $(157) $ (88) $ 409 $ 311
======= ===== ========= ===== =========
Net income per share.... $ .(01) $ .03
========= =========
Weighted average shares
outstanding............ 8,464,375 (n) 9,413,181 (n)
========= =========
</TABLE>
F-7
<PAGE>
THE FORTRESS GROUP, INC.
NOTES TO PRO FORMA COMBINED FINANCIAL STATEMENTS (UNAUDITED)
UNAUDITED PRO FORMA COMBINED BALANCE SHEET ADJUSTMENTS
1. Adjustments to reflect the Acquisitions of the Founding Builders including:
(a) Issuance of 6,233,875 shares of The Fortress Group common stock to the
stockholders of the Founding Builders in exchange for the stock of the
individual Founding Builders. In addition, the issuance of 20,000
shares (par value of $.01) of Series A 11% cumulative convertible
preferred stock of the Fortress Group with a liquidation value in the
aggregate of $2 million of preferred stock held by the owner of Genesee
in Genesee.
(b) Recognition of the cash portion of the consideration to be paid to the
stockholders of the Founding Builders as a liability.
(c) Elimination of retained earnings of the Founding Builders.
2. Adjustments to reflect the issuance of common stock and the $100.0 million
of proceeds from the Senior Notes through the Senior Notes Offering is as
follows:
(d) Issuance of 3,000,000 shares of common stock and the receipt of the
proceeds raised from the Offering, net of estimated expenses and
underwriting discount of $4.4 million; (i) the payment and
reclassification of deferred transaction costs, and (ii) the payment
and reclassification of deferred transaction costs.
(e) The use of a portion of the net proceeds to pay the cash portion of the
consideration to be paid to the stockholders of the Founding Builders.
(f) Issuance of $100.0 million of Senior Notes (at an interest rate of
13.75%) and recognition of the receipt of proceeds therefrom of $95
million and $5 million of estimated debt issue costs.
(g) The use of a portion of the proceeds to repay notes and mortgages
payable.
(h) The use of $1,275,000 of the proceeds to buyout the minority interest
holding in one of its consolidated joint venture partnerships,
resulting from an agreement which is contingent upon the completion of
the Offering. The payment to acquire the venture partners ownership
interest includes settlement of their minority interest liability of
$1,161,000. The difference of $114,000 has been allocated to real
estate inventory.
UNAUDITED PRO FORMA COMBINED STATEMENT OF OPERATIONS ADJUSTMENTS
(i) Adjustment to reflect the reduction in compensation to former owners
and employees of Buffington totaling $1,857,000 for the year ended
December 31, 1995, and $203,000 for the three month period ended March
31, 1995 which relates to the restructuring of executive compensation
arrangements. The Pro forma adjustment is equal to the difference
between the actual compensation earned by the executives during 1995
and the amounts that these executives would have earned had the new
executive compensation arrangements been in effect during 1995. In
addition, an adjustment of $1,659,000 and $414,000, for the year ended
December 31, 1995 and the three months ended March 31, 1996 and 1995,
respectively, to reflect increased expenses for corporate operating
activities related to the newly formed public entity.
(j) These adjustments reflect the reduction in interest expense resulting
from refinancing, of the Company's average debt outstanding of
approximately $88.0 million, $93.2 million and $88.9 million for the
year ended December 31, 1995 and the three months ended March 31, 1996
and 1995, respectively. The remaining portion of the Senior Notes of
approximately $12 million, $6.8 million and $11.1 million for 1995 and
the three months ended March 31, 1996 and 1995, respectively, are not
assumed to be outstanding for the relevant period as the Company had
not incurred this level of indebtedness. Accordingly, these pro forma
adjustments do not intend to give effect to the interest expense on
that portion of the Senior Notes which exceed the amount that would
have been used to refinance existing indebtedness.
F-8
<PAGE>
THE FORTRESS GROUP, INC.
NOTES TO PRO FORMA COMBINED FINANCIAL STATEMENTS (UNAUDITED)--(CONTINUED)
The interest expense adjustments were computed by comparing the actual
interest and related fees incurred by the Company with the amount of
interest costs related to the amount refinanced by the Senior Notes. In
prior years, the individual operating Companies incurred higher cost of
capital in the form of stated interest rates and fees. The effective
borrowing rate on the Senior Notes is 14.25% which reflects the assumed
stated interest rate of 13.75% plus amortization of debt issue costs.
In addition, this adjustment considers the effect that a portion of the
interest capitalized prior to January 1, 1995, which was incurred at
the Company's higher borrowing rates, would have still been in
inventory as of December 31, 1995 and March 31, 1996. This results from
the fact that certain inventory, primarily land under development and
finished lots, was acquired prior to January 1, 1995 and remained in
inventory at December 31, 1995 and March 31, 1996. Interest capitalized
on this inventory prior to and during 1995 and in the three months
ended March 31, 1996 remains in the ending balance of capitalized
interest presented below, since this inventory has not been sold during
the periods presented. An analysis of the interest expense related
adjustments are summarized as follows:
CAPITALIZED INTEREST
(IN THOUSANDS)
<TABLE>
<CAPTION>
YEAR ENDED QUARTER ENDED QUARTER ENDED
DECEMBER 31, 1995 MARCH 31, 1996 MARCH 31, 1995
----------------- ---------------- ----------------
ACTUAL PRO FORMA ACTUAL PRO FORMA ACTUAL PRO FORMA
------- --------- ------ --------- ------ ---------
<S> <C> <C> <C> <C> <C> <C>
Beginning Balance....... $ 3,816 $3,816 $7,272 $7,190 $3,816 $3,816
Interest Incurred....... 16,081 12,534 3,377 3,319 3,076 3,087
------- ------ ------ ------ ------ ------
19,897 16,350 10,649 10,509 6,892 6,903
Ending Balance.......... 7,272 7,190 8,644 9,054 4,984 5,518
------- ------ ------ ------ ------ ------
Expensed................ $12,625 $9,160 $2,005 $1,455 1,908 1,385
======= ====== ====== ====== ====== ======
Pro Forma Adjustment.. $3,465 $550 $523
====== ==== ====
These adjustments have
been applied as fol-
lows:
Cost of sales......... $3,345 $502 $495
Interest expense...... 120 48 28
------ ---- ----
$3,465 $550 $523
====== ==== ====
</TABLE>
As indicated, the pro forma interest expense adjustments outlined
above were computed assuming that the Company utilized approximately
$88.0 million for 1995 and $93.2 million and $88.9 million for the
three months ended March 31, 1996 and 1995, respectively, of proceeds
from the Senior Notes Offering to refinance its average debt
outstanding. Had the Company (i) utilized the net proceeds of the
Common Stock Offering of approximately $22.6 million to satisfy the
obligation to the Founding Builders' Owners ($5.9 million), settle the
minority interest obligation ($1.3 million) and finally to reduce
average outstanding debt of $15.4 million and (ii) utilized the
proceeds from the Senior Notes Offering to refinance the remaining
average debt outstanding of approximately $72.5 million for 1995, $77.7
million and $73.4 million for the three month period ended March 31,
1996 and 1995, respectively, the effect to the Pro Forma Income
Statement would be summarized as follows:
<TABLE>
<CAPTION>
YEAR ENDED QUARTER ENDED QUARTER ENDED
DECEMBER 31, 1995 MARCH 31, 1996 MARCH 31, 1995
----------------- -------------- --------------
<S> <C> <C> <C>
Revenue.................. $199,029 $41,312 $36,869
Gross profit............. 36,694 7,337 6,337
Operating income......... 12,047 1,313 649
Income before provision
for income taxes........ 11,992 1,455 777
Net income............... $ 7,435 $ 902 480
========== ========== ==========
Net income per share..... $ .65 $ .08 $ .04
========== ========== ==========
Weighted average shares
outstanding............. 11,464,375 11,464,375 11,464,375
========== ========== ==========
</TABLE>
F-9
<PAGE>
THE FORTRESS GROUP, INC.
NOTES TO PRO FORMA COMBINED FINANCIAL STATEMENTS (UNAUDITED)--(CONTINUED)
The remaining portion of the senior notes of approximately $27.5
million for 1995 and $22.3 million and $26.6 million for the three
months ended March 31, 1996 and 1995, is not assumed to be outstanding
for such periods presented in this analysis as the Company had not
incurred that level of indebtedness. Accordingly, this pro forma
presentation does not intend to give effect to the interest expense on
that portion of the Senior Notes which exceeds the amount that would
have been used to refinance the $72.5 million for 1995 and $77.7
million and $73.4 million for the three months ended March 31, 1996 and
1995, respectively, representing the indebtedness assumed to be
outstanding.
(k) Adjustments to calculate the provision for income taxes on the combined
pro forma results at the effective statutory tax rates applicable for
each of the Founding Builders as if they had been C corporations for
the period.
(l) An adjustment to reduce minority interest expense of approximately
$609,000, $57,000 and $130,000 for 1995 and the three months ended
March 31, 1996 and 1995, respectively, as a result of the Company's
planned buyout of the minority interest holding in one of its
consolidated joint venture partnerships (See note (h)). An adjustment
of approximately $45,000 for 1995 and $10,000 for each of the three
month periods ended March 31, 1996 and 1995, to increase cost of sales
is recorded in order to recognize the amortization of the amount paid
in excess of the minority interest liability. This adjustment is based
on a per unit amortization amount applied to the units closed in each
period presented.
(m) Adjustment to reflect the calculation of a provision for income taxes
resulting from net pre-tax income of the supplemental pro forma
adjustments at an assumed statutory tax rate of 38%.
(n) The weighted average number of common shares outstanding used to
calculate pro forma earnings per share based on the estimated average
number of shares of common stock of the pro forma combined company
outstanding during the periods presented is as follows:
<TABLE>
<CAPTION>
PRO FORMA SUPPLEMENTAL
COMBINED PRO FORMA
--------- ------------
<S> <C> <C>
Shares issued by Fortress prior to the Common Stock
Offering.......................................... 2,230,500 2,230,500
Shares issued to the stockholders of the Founding
Builders.......................................... 6,233,875 6,233,875
Shares issued in the Offering to cover the cash
portion of the purchase price to be paid in con-
nection with the acquisition of the Founding
Builders.......................................... -- 779,708
Shares issued in the Offering to acquire the Minor-
ity Interest...................................... -- 169,098
--------- ---------
8,464,375 9,413,181
========= =========
</TABLE>
F-10
<PAGE>
REPORT OF INDEPENDENT ACCOUNTANTS
To the Board of Directors and
Stockholders of the
Combined Predecessor Companies
In our opinion, based upon our audits and the reports of other auditors, the
accompanying combined balance sheets and the related combined statements of
income, of shareholders' equity and of cash flows present fairly, in all
material respects, the financial position of the Combined Predecessor
Companies (the "Company") at December 31, 1995 and 1994, and the results of
their operations and their cash flows for each of the three years in the
period ended December 31, 1995, in conformity with generally accepted
accounting principles. These financial statements are the responsibility of
the Companies' management; our responsibility is to express an opinion on
these financial statements based on our audits. We did not audit the combined
financial statements of The Genesee Company as of December 31, 1994 and for
the two years in the period ended December 31, 1994, the consolidated
financial statements of Solaris Development Corporation, as of December 31,
1995 and for the three years in the period ended December 31, 1995 and the
financial statements of Sunstar Mortgage Limited Liability Company as of
December 31, 1995 and the period from March 1, 1995 (inception) to December
31, 1995. The financial statements which we did not audit reflect total assets
of $16.4 million and $67.4 million at December 31, 1995 and 1994,
respectively, and total revenues of $42.6 million, $95.8 million and $78.6
million for the years ended December 31, 1995, 1994 and 1993, respectively.
Those statements were audited by other auditors whose reports thereon have
been furnished to us, and our opinion expressed herein, insofar as it relates
to the amounts included for The Genesee Company, Solaris Development
Corporation and Sunstar Mortgage Limited Liability Company are based solely on
the reports of the other auditors. We conducted our audits of these statements
in accordance with generally accepted auditing standards which 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, assessing the accounting principles used and
significant estimates made by management, and evaluating the overall financial
statement presentation. We believe that our audits and the reports of the
other auditors provide a reasonable basis for the opinion expressed above.
Price Waterhouse LLP
Minneapolis, Minnesota
March 11, 1996
F-11
<PAGE>
COMBINED PREDECESSOR COMPANIES
BALANCE SHEET
(IN THOUSANDS)
<TABLE>
<CAPTION>
PRO FORMA
DECEMBER 31, COMBINED
----------------- MARCH 31, MARCH 31,
1994 1995 1996 1996
-------- -------- ----------- ------------
(UNAUDITED) (UNAUDITED)
<S> <C> <C> <C> <C>
ASSETS
Cash and cash equivalents........ $ 4,866 $ 2,710 $ 1,697 $ 1,697
Related party and other receiv-
ables........................... 967 2,106 2,935 2,935
Real estate inventories.......... 101,214 109,016 119,559 119,559
Property and equipment, net...... 1,774 2,099 2,098 2,098
Deferred transaction costs....... -- 2,121 3,077 3,077
Prepaid expenses and other as-
sets............................ 2,582 3,614 3,779 3,779
-------- -------- -------- --------
Total assets................. $111,403 $121,666 $133,145 $133,145
======== ======== ======== ========
LIABILITIES AND SHAREHOLDERS'
EQUITY
Accounts payable and accrued
construction liabilities........ $ 9,685 $ 10,726 $ 9,968 $ 9,968
Notes and mortgages payable...... 83,161 87,604 98,707 98,707
Due to related parties........... 2,320 2,495 2,505 2,505
Accrued expenses................. 4,393 4,588 3,666 3,666
Customer deposits................ 4,480 5,122 6,740 6,740
Pro forma distribution to the
Predecessor Companies'
shareholders.................... -- -- -- 5,879
-------- -------- -------- --------
Total liabilities............ 104,039 110,535 121,586 127,465
-------- -------- -------- --------
Minority interests............... 1,346 1,295 1,348 1,348
-------- -------- -------- --------
Shareholders' equity:
Preferred Stock................ -- -- -- --
Common Stock................... 575 599 599 599
Additional paid-in-capital..... 1,861 2,606 2,606 2,606
Retained earnings.............. 3,582 6,631 7,006 7,006
Pro forma distribution to the
Predecessor Companies'
shareholders.................. -- -- -- (5,879)
-------- -------- -------- --------
Total shareholders' equity... 6,018 9,836 10,211 4,332
-------- -------- -------- --------
Total liabilities and share-
holders' equity............. $111,403 $121,666 $133,145 $133,145
======== ======== ======== ========
</TABLE>
F-12
<PAGE>
COMBINED PREDECESSOR COMPANIES
STATEMENT OF INCOME
(IN THOUSANDS)
<TABLE>
<CAPTION>
DECEMBER 31, MARCH 31,
---------------------------- -----------------------
1993 1994 1995 1995 1996
-------- -------- -------- ----------- -----------
(UNAUDITED) (UNAUDITED)
<S> <C> <C> <C> <C> <C>
Revenue:
Residential sales...... $144,077 $170,377 $190,312 $36,234 $40,785
Lot sales.............. 3,833 3,869 8,098 588 477
Other revenue.......... 359 469 619 47 50
-------- -------- -------- ------- -------
Total Revenue........ 148,269 174,715 199,029 36,869 41,312
Cost of sales............ 126,145 146,284 167,434 31,290 34,753
-------- -------- -------- ------- -------
Gross Profit............. 22,124 28,431 31,595 5,579 6,559
Operating expenses:
Selling expenses....... 9,349 11,840 13,152 2,776 2,843
General and administra-
tive expenses......... 8,606 11,180 11,693 2,701 2,767
-------- -------- -------- ------- -------
Net operating income... 4,169 5,411 6,750 102 949
Other (income) expense:
Interest............... 70 136 120 28 48
Minority interests..... (65) 907 745 152 54
Other, net............. (734) (460) (191) (147) (139)
-------- -------- -------- ------- -------
Income before provision
for income taxes........ 4,898 4,828 6,076 69 986
Provision for income tax-
es...................... 925 83 21 -- --
-------- -------- -------- ------- -------
Net income............... $ 3,973 $ 4,745 $ 6,055 $ 69 $ 986
======== ======== ======== ======= =======
Unaudited Pro Forma
Income Statement
Information (Note 13):
Income before provision
for income taxes...... $ 6,076 $ 69 $ 986
Pro Forma adjustment... 198 (211) (414)
-------- ------- -------
Pro Forma income (loss)
before provision for
income taxes.......... 6,274 (142) 572
Pro Forma
(provision)/benefit
for income taxes...... (2,339) 54 (202)
-------- ------- -------
Pro Forma net income
(loss)................ $ 3,935 $ (88) $ 370
======== ======= =======
</TABLE>
F-13
<PAGE>
COMBINED PREDECESSOR COMPANIES
STATEMENT OF SHAREHOLDERS' EQUITY
(IN THOUSANDS)
<TABLE>
<CAPTION>
ADDITIONAL
COMMON PAID-TO RETAINED
STOCK CAPITAL EARNINGS TOTAL
------ ---------- -------- -------
<S> <C> <C> <C> <C>
Balance at January 1, 1993................ $554 $1,067 $ 294 $ 1,915
Capital contributions................... 21 304 549 874
Distributions to shareholders........... -- -- (2,519) (2,519)
Net income.............................. -- -- 3,973 3,973
---- ------ ------- -------
Balance at December 31, 1993.............. 575 1,371 2,297 4,243
Capital contributions................... -- 490 -- 490
Distributions to shareholders........... -- -- (3,074) (3,074)
Redemption of common stock.............. -- -- (386) (386)
Net income.............................. -- -- 4,745 4,745
---- ------ ------- -------
Balance at December 31, 1994.............. 575 1,861 3,582 6,018
Capital contributions................... 24 767 357 1,148
Distributions to shareholders........... -- (22) (3,363) (3,385)
Net income.............................. -- -- 6,055 6,055
---- ------ ------- -------
Balance at December 31, 1995.............. 599 2,606 6,631 9,836
Capital contributions................... 83 83
Distributions to shareholders........... (694) (694)
Net income.............................. 986 986
---- ------ ------- -------
Balance at March 31, 1996 (unaudited)..... $599 $2,606 $ 7,006 $10,211
==== ====== ======= =======
</TABLE>
F-14
<PAGE>
COMBINED PREDECESSOR COMPANIES
STATEMENT OF CASH FLOWS
(IN THOUSANDS)
<TABLE>
<CAPTION>
DECEMBER 31, MARCH 31,
----------------------------- -----------------------
1993 1994 1995 1995 1996
-------- -------- --------- ----------- -----------
(UNAUDITED) (UNAUDITED)
<S> <C> <C> <C> <C> <C>
Cash flows from operating
activities:
Net income.............. $ 3,973 $ 4,745 $ 6,055 $ 69 $ 986
Adjustments to reconcile
net income to net cash
provided by (used for)
operating activities
Equity in income from
investment
partnerships......... (176) (4) 0 0 0
Depreciation and amor-
tization............. 396 613 621 93 151
Minority interest..... (65) 907 745 152 54
Changes in operating
assets and liabili-
ties:
Real estate invento-
ries................ (23,530) (35,308) (8,155) (9,422) (10,543)
Related party and
other receivables... 284 101 (1,118) (423) (565)
Prepaid expenses and
other assets........ (540) (974) (1,299) 422 (300)
Accounts payable and
accrued construction
liabilities......... 1,022 4,094 (35) 196 (1,319)
Other accrued ex-
penses.............. 510 (94) 919 (2) (812)
Customer deposits.... (293) 893 513 268 1,483
-------- -------- --------- -------- --------
Net cash used in op-
erating activi-
ties............... (18,419) (25,027) (1,754) (8,647) (10,865)
Cash flows from investing
activities:
Distributions/repayments
from investment in
partnerships........... 286 0 0 0 0
Purchase of property and
equipment.............. (495) (849) (962) (153) (27)
Proceeds from sale of
property and equip-
ment................... 95 10 26 24 10
-------- -------- --------- -------- --------
Net cash used in in-
vesting activi-
ties............... (114) (839) (936) (129) (17)
-------- -------- --------- -------- --------
Cash flows from financing
activities:
Borrowings under notes
and mortgages payable.. 90,616 101,789 115,740 23,216 34,204
Repayments of notes and
mortgages payable...... (69,702) (72,373) (111,298) (16,214) (23,143)
Related party
borrowings............. 852 2,090 2,248 107 584
Repayment of related
party borrowings....... (423) (1,013) (2,073) (806) (837)
Distributions to minor-
ity interest........... (84) (340) (791) (142) 0
Transaction costs....... (1,114) 0 (328)
Capital contributions... 324 490 1,123 140 83
Capital distributions... (2,224) (2,722) (3,301) (82) (694)
-------- -------- --------- -------- --------
Net cash provided by fi-
nancing activities....... 19,359 27,921 534 6,219 9,869
-------- -------- --------- -------- --------
Net increase (decrease) in
cash and cash
equivalents.............. 826 2,055 (2,156) (2,557) (1,013)
Cash and cash equivalents,
beginning of period...... 1,985 2,811 4,866 4,866 2,710
-------- -------- --------- -------- --------
Cash and cash equivalents,
end of period............ $ 2,811 $ 4,866 $ 2,710 $ 2,309 $ 1,697
======== ======== ========= ======== ========
</TABLE>
F-15
<PAGE>
COMBINED PREDECESSOR COMPANIES
NOTES TO THE COMBINED FINANCIAL STATEMENTS
NOTE 1--BUSINESS ORGANIZATION
The Fortress Group ("Fortress or the Company") was founded in 1995 to create
a national homebuilding company to be engaged in the acquisition and
development of land or improved lots and the construction of residential for-
sale housing.
Fortress has entered into definitive agreements to acquire, simultaneously
with the closing of an initial public offering (the "Offering"), four
homebuilding companies, Buffington Homes, Inc. ("Buffington"), Christopher
Homes and Affiliates ("Christopher"), The Genesee Company ("Genesee"), and
Solaris Development Corporation ("Solaris"), and one mortgage company, Sunstar
Mortgage Limited Liability Company ("Sunstar") for a combination of common and
preferred stock and cash. The four homebuilders and the mortgage company to be
acquired by Fortress are referred to herein as the "Predecessor Companies."
The aggregate consideration to be paid by Fortress in these transactions is
as follows:
(a) An aggregate of $5,879,000 in cash;
(b) An aggregate of 6,233,875 shares of Common Stock of the Company; and
(c) An aggregate of 20,000 shares of Series A 11% Cumulative Convertible
Preferred Stock of the Company, See Note 12.
The allocation of the above to each of the Predecessor Companies is as
follows:
<TABLE>
<CAPTION>
COMMON PREFERRED
SHARES SHARES
PREDECESSOR COMPANY CASH ALLOCATION ALLOCATION
------------------- ---------- ---------- ----------
<S> <C> <C> <C>
Buffington............................... $1,129,000 1,897,897 --
Christopher.............................. 179,000 1,691,227 --
Genesee.................................. 695,000 1,729,495 20,000
Solaris/Sunstar.......................... 3,876,000 915,256 --
---------- --------- ------
$5,879,000 6,233,875 20,000
========== ========= ======
</TABLE>
The consideration to be paid for the Predecessor Companies was determined
through arm's length negotiations among the Company and representatives of the
Predecessor Companies.
NOTE 2--BASIS OF PRESENTATION
Simultaneously with the closing of the Offering, Fortress will acquire by
merger each of the five operating businesses, Buffington, Christopher,
Genesee, Solaris and Sunstar (the "Mergers"). The accompanying combined
financial statements and related notes to the combined financial statements
are presented on a combined basis without giving effect to the Merger or the
Offering. The assets and liabilities of the predecessor Companies are
reflected at their historical amounts and include accounts of joint ventures
where the Company controls the management activities and holds a significant
economic interest. All inter-company transactions have been eliminated.
Unaudited pro forma combined balance sheet
The proforma combined balance sheet reflects as a liability the cash
consideration to be paid to the Shareholders of the Predecessor Companies, the
issuance of Fortress common stock in exchange for the stock of the Predecessor
Companies and the elimination of common stock and retained earnings of the
Predecessor Companies.
F-16
<PAGE>
COMBINED PREDECESSOR COMPANIES
NOTES TO THE COMBINED FINANCIAL STATEMENTS--(CONTINUED)
NOTE 3--SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES
Revenue recognition
Residential and lot sales are recognized when all conditions precedent to
closing have been fulfilled and title has passed to the buyer. The Company
generally enters into contracts of sale for its houses in advance of their
construction. The Company's standard residential sales contract generally
requires the customer to make an earnest money deposit which is recognized as
a liability until the sale closes.
Real estate inventories and cost of sales
All real estate inventories which are held for sale are carried at cost
which is less than fair value as measured in accordance with Statement of
Financial Accounting Standards ("SFAS") No. 121 "Accounting for the Impairment
of Long-Lived Assets and for Long-Lived Assets to be Disposed Of." Fair value
is measured based on the application of discounting expected future cash flows
of each of the Company's real estate developments. Costs incurred which are
included in inventory consist of land, land development, direct and certain
indirect construction costs, interest and real estate taxes, and direct model
construction costs and related improvements.
At the time of revenue recognition, cost of sales is charged with the actual
construction costs incurred and any estimate to complete (specific
identification), plus an allocation of the total estimated cost of land and
land development, interest, real estate taxes and any other capitalizable
common costs based on the relative sales value method of accounting.
The Company generally provides a one year limited warranty of workmanship
and materials with each of its homes. Accordingly, a warranty, reserve, based
on the Company's historical experience, is provided as residential sales are
closed; this reserve is reduced by the cost of subsequent work performed.
Estimates by Management
The preparation of financial statements in conformity with generally
accepted accounting principles requires management to make estimates and
assumptions that affect the reported amounts of assets and liabilities and
disclosure of contingent assets and liabilities at the date of the financial
statements and the reported amounts of revenues and expenses during the
reporting period. Actual results could differ from those estimates.
Interest capitalization
Interest and related debt issuance costs are capitalized to qualifying real
estate inventories as incurred, in accordance with SFAS No. 34,
"Capitalization of Interest Cost", and charged to cost of sales as revenue
from residential sales is recognized. The interest and related debt issuance
costs capitalized are determined by applying a weighted average capitalization
rate to the accumulated qualified real estate expenditures. The capitalization
rate is based on the Company's outstanding borrowings associated with the
acquisition, development and construction of the qualified real estate
inventory. The amount of financing costs capitalized does not exceed those
costs incurred for any year presented in the accompanying combined financial
statements.
Deferred transaction costs
Transaction costs, which consist of costs incurred in conjunction with the
Mergers and Offering have been deferred and will be recorded as a reduction of
equity when the Offering is completed.
F-17
<PAGE>
COMBINED PREDECESSOR COMPANIES
NOTES TO THE COMBINED FINANCIAL STATEMENTS--(CONTINUED)
Property and equipment
Property and equipment are carried at cost less accumulated depreciation and
are depreciated using either straight line or accelerated depreciation methods
over the estimated useful lives of the assets which range in years from 5 to
10. Costs incurred for common area model improvements and certain furnishings
are amortized on a per unit basis as home sales in the related development are
closed. Significant additions and improvements are capitalized, while
expenditures for repairs and maintenance are charged to operations, as
incurred.
Income taxes
Each of the Predecessor Companies, except Buffington, was either a
subchapter S corporation or partnership for income tax purposes for all
periods presented and, accordingly, any income tax liabilities are the
responsibility of the Predecessor Companies' respective shareholders or
partners. Buffington was a C corporation through December 31, 1993 and
converted to a subchapter S corporation on January 1, 1994. The combined
financial statements of Christopher are comprised of one subchapter S
corporation, one limited partnership and two C corporations. Each of the
Predecessor Company's subchapter S corporation or partnership status will
terminate on consummation of the Merger, as disclosed in Notes 1 and 2. A pro
forma tax provision has been presented on the income statement for the
combined Predecessor Companies' as if they were a C corporation for each of
the years ended December 31, 1993, 1994 and 1995.
With respect to Buffington, the income taxes for the year ended December 31,
1993 were provided in accordance with SFAS No. 109 "Accounting for Income
Taxes". For the years ended 1993 and 1994, no income tax benefit was recorded
for the losses related to the C corporations of Christopher because there were
no remaining taxable income in the three year carry back period. For 1995, no
income tax provision was recognized because the taxable income generated by
the combined Christopher entities was primarily incurred by the S corporation.
At December 31, 1994 and 1995, no deferred taxes have been provided for the
net operating losses and other temporary differences between the financial
reporting basis and the income tax basis because the realization of the net
deferred tax asset is unlikely. Net operating loss carry forwards available in
1995 aggregate approximately $325,000. The fiscal tax year ends for
Christopher's C corporations are April 30 and June 30, respectively. See Note
13 for unaudited pro forma income tax information.
Historical net income per share
Historical net income per share has not been presented as it is not deemed
to be a meaningful presentation as a result of the Mergers.
Cash and equivalents
For purposes of reporting cash flows, the Company considers all highly
liquid investments with an original maturity of three months or less to be
cash equivalents. Supplemental disclosures of cash flow information are as
follows (in thousands):
<TABLE>
<CAPTION>
YEAR ENDED DECEMBER
31,
--------------------
1993 1994 1995
------ ------ ------
<S> <C> <C> <C>
Cash paid for:
Interest.............................................. $3,962 $6,163 $8,612
------ ------ ------
Income taxes.......................................... $ 723 $ 231 $ 83
====== ====== ======
</TABLE>
Unaudited Interim Financial Statements
In the opinion of management, Fortress and the Predecessor Companies has
made all adjustments, consisting primarily of normal recurring accruals,
necessary for a fair presentation of the financial condition of the Company as
of March 31, 1996 and the results of operations and cash flows for the three
month periods ended March 31, 1995 and 1996, as presented in the accompanying
unaudited interim financial statements.
F-18
<PAGE>
COMBINED PREDECESSOR COMPANIES
NOTES TO THE COMBINED FINANCIAL STATEMENTS--(CONTINUED)
Supplemental disclosure of non-cash activities are summarized as follows (in
thousands):
<TABLE>
<CAPTION>
YEAR ENDED
DECEMBER 31,
------------------
1993 1994 1995
------ ------ ----
<S> <C> <C> <C>
Net assumption and assignment of Special Improvement
District Bonds........................................ $ 730 $ 590 $623
Distribution of property to owners of Predecessor Com-
panies................................................ 137 353 58
Redemption of common stock for notes payable........... -- 386 --
Other.................................................. 923 45 35
------ ------ ----
Total.............................................. $1,790 $1,374 $761
====== ====== ====
</TABLE>
NOTE 4--REAL ESTATE INVENTORIES
Real estate inventories are summarized as follows (in thousands):
<TABLE>
<CAPTION>
DECEMBER 31, MARCH 31,
----------------- -----------
1994 1995 1996
-------- -------- -----------
(UNAUDITED)
<S> <C> <C> <C>
Work-in-progress:
Sold homes................................... $ 38,177 $ 34,460 $ 46,891
Speculative homes............................ 17,275 24,208 27,556
-------- -------- --------
55,452 58,668 74,447
-------- -------- --------
Land:
Finished lots................................ 24,496 28,219 31,481
Land under development....................... 12,447 12,819 4,095
Land and other costs......................... 729 456 459
-------- -------- --------
37,672 41,494 36,035
-------- -------- --------
Models......................................... 8,090 8,854 9,077
-------- -------- --------
Total...................................... $101,214 $109,016 $119,559
======== ======== ========
</TABLE>
Models are constructed to assist in the marketing effort of a development
and speculative construction represents non-model homes either under
construction or substantially completed which are not subject to a sales
contract.
NOTE 5--PROPERTY AND EQUIPMENT
Property and equipment is summarized as follows (in thousands):
<TABLE>
<CAPTION>
DECEMBER 31,
--------------
1994 1995
------ ------
<S> <C> <C>
Model home upgrades and furnishings............................. $1,559 $1,997
Equipment and furniture......................................... 826 1,197
Vehicles........................................................ 279 266
Leasehold improvements.......................................... 44 44
Other........................................................... 67 108
------ ------
Sub-total................................................... 2,775 3,612
Less: Accumulated depreciation and amortization................. (1,001) (1,513)
------ ------
$1,774 $2,099
====== ======
</TABLE>
F-19
<PAGE>
COMBINED PREDECESSOR COMPANIES
NOTES TO THE COMBINED FINANCIAL STATEMENTS--(CONTINUED)
NOTE 6--NOTES AND MORTGAGES PAYABLE
Notes and mortgages payable are summarized as follows (in thousands):
<TABLE>
<CAPTION>
DECEMBER 31, MARCH 31,
--------------- -----------
1994 1995 1996
------- ------- -----------
(UNAUDITED)
<S> <C> <C> <C>
Project specific land, land development and con-
struction loans.................................. $63,032 $66,629 $76,281
Demands for deed on sales-leasebacks.............. 2,370 230 --
Other loans....................................... 1,272 1,149 1,963
Subordinated investor notes and equity participa-
tion loans....................................... 16,487 19,596 20,463
------- ------- -------
$83,161 $87,604 $98,707
======= ======= =======
</TABLE>
The loan agreements for project specific land, land development and
construction loans are collateralized by a lien on the applicable residential
development project or a specific unit under construction. Repayment of these
loans are normally payable upon the closing of the encumbered unit. The method
to determine the repayment amount varies depending on the specific loan
agreement, but is generally based on a specified per unit amount or as a
percentage of the sale price of the sold unit. In addition, the loan
agreements typically include a limitation on the total amount that can be
borrowed or the amount that can be outstanding at any time. These loans bear
interest at annual variable rates ranging from .5% to 2.0% over prime (the
prime rate at December 31, 1995 was 8.5%) or a fixed rate of 9%. The
shareholders of Genesee, Christopher and Sunstar have personally guaranteed
the repayment of significant amount of the outstanding project specific land,
land development and construction loans.
Demands for deed on sales-lease back represent financing arrangements on
certain finished model homes which are leased by Christopher for one to two
years for marketing purposes. The demand for deed yields approximately 12%
annually with a 3% commission paid upon the resale of the model home.
Other loans consist of non-recourse notes payable secured by assets of the
Company not related to its normal business operations of homebuilding. These
loans bear interest at an annual rate of 2.0% over prime, or a fixed rate of
6.0%. Repayment of these loans varies pending on the terms of the respective
loan agreements.
Subordinated investor notes and equity participation loans generally consist
of loans from third party investors which were used to facilitate the initial
purchase of residential real estate to be held for development for certain
Genesee and Christopher projects.
The investor loans outstanding for Christopher are secured by a deed of
trust, subordinated to the land acquisition and development loan. These notes
are payable in monthly distributions equal to a 15% annualized return and a
10% fee due at the closing of each lot collateralized. The sole shareholder of
Christopher has personally guaranteed the repayment of these obligations which
at December 31, 1994 and 1995 was approximately $6.1 million and $9.2 million,
respectively.
Genesee's subordinated seller notes are either unsecured or collateralized
by a lien on its real estate inventories, and are guaranteed by Genesee's sole
stockholder. Genesee's outstanding obligation for these loans for the years
ended December 31, 1994 and 1995 were approximately $4.3 million and $5.9
million, respectively. Generally, these loans bear interest at a fixed annual
rate of 12%, paid monthly. The unsecured notes entitle the holder to receive
an additional 6% interest per annum payable at maturity of the note. These
notes generally have maturities of six months, at which time the principal and
all unpaid interest are due.
Genesee has entered into a series of equity participation agreements and
related notes payable with one private investor. Under these agreements,
Genesee has received advances form this equity participant totaling
F-20
<PAGE>
COMBINED PREDECESSOR COMPANIES
NOTES TO THE COMBINED FINANCIAL STATEMENTS--(CONTINUED)
approximately $6.1 million and $4.6 million as of December 31, 1994 and 1995,
respectively, in the form of equity participation notes payable. The proceeds
from these notes are used to acquire and develop various predetermined real
estate properties and to construct homes in these developments.
In general, no interest is accrued on the principal balance of these notes,
but rather, the note holder is entitled to a portion of the net profits of the
development which collateralizes the note. However, at December 31, 1995,
Genesee had two equity participation notes payable which require that the
private investor receive the greater of some minimal rate of return or a
portion of the net profits of the development. At December 31, 1995, Genesee
has accrued approximately $255,000 in interest costs, all of which has been
capitalized, related to these two notes since the developments which
collateralize these notes are in the start-up stages and net profits earned as
of December 31, 1995, have been less than the minimum rate of return
guaranteed the investor. With respect to the other equity participation
agreements, only in the event of default would interest be accrued at the rate
of the greater of 3% over prime or 18%, retroactive to the origination date of
the note. As of December 31, 1995, there have been no events of a default.
Genesee periodically reviews the expected profits and cash flows of
developments with equity participation notes payable and would accrue interest
on the notes if it determines that an event of default is probable. In
general, equity participation notes payable have maturities within two years
of origination.
Based upon the equity participation agreements, net profits of the
individual developments are distributed, at Genesee's discretion, as follows:
first, distributions are to repay the principal balance and interest, if
applicable, of the equity participation note payable related to that
development; and second, once the principal balance of the equity
participation note payable for a development is repaid, net profits are
distributed between the equity participant and Genesee.
Maturities of notes and mortgages payable in future periods are as follows
(in thousands):
<TABLE>
<CAPTION>
YEAR ENDING
DECEMBER 31
-----------
<S> <C>
1996........................................................... $77,294
1997........................................................... 7,432
1998........................................................... 2,842
1999........................................................... 36
-------
$87,604
=======
</TABLE>
The timing of repayments on these notes and mortgages payable may differ
from the above schedule due to the actual closing pace of the units sold.
Interest and related debt issuance costs incurred and capitalized aggregated
approximately $7.9 million, $11.7 million, and $16.1 million, for the years
ended December 31, 1993, 1994 and 1995, respectively.
NOTE 7--ACCRUED EXPENSES
Included in accrued expenses are Special Improvement District assessments
which consist of special assessments issued by the city of Las Vegas to fund
the acquisition and construction of certain public improvements specially
benefiting property located in the City's Special Improvement District No.
404, the Summerlin area. The city issued bonds are secured by the unpaid
assessments on property within the district and are payable by the property
owners. The assessments are due on April 1 and October 1 of each year until
October 1, 2009. As property is sold, the balance of the assessment is
assigned to, and the liability assumed by, the buyer of the property. For the
years ended December 31, 1994 and 1995, management believes that maturities
F-21
<PAGE>
COMBINED PREDECESSOR COMPANIES
NOTES TO THE COMBINED FINANCIAL STATEMENTS--(CONTINUED)
of these obligations prior to buyer assumptions will not be material to these
combined financial statements of the Predecessor Companies. The outstanding
obligation for these assessments is $2.3 million and $1.5 million,
respectively.
NOTE 8--MINORITY INTERESTS
The minority interests at December 31, 1994 and 1995 includes Solaris'
Village Lakes and Park Village ventures where these partners hold a 50% non-
controlling ownership interest and 34% ownership interest, respectively.
The minority interest expense included in the accompanying combined
financial statements includes the minority partners' interest in the profits
generated by the real estate venture based on its respective ownership
interest.
NOTE 9--RELATED PARTY TRANSACTIONS
Immediate family members of certain shareholders of Buffington have an
interest in a title insurance company which provides title services to
Buffington's home buyers. It has been the business practice to normally pay
closing costs and title insurance premiums to this title company on behalf of
its customers as an inducement to purchase the Buffington product. Title
insurance premiums are state regulated and the fees charged to Buffington are
consistent to those fees paid to unrelated customers. Fees in the approximate
amount of $568,000 and $674,000 were paid by Buffington for the years ended
December 31, 1994 and 1995, respectively.
The owners of Buffington hold an ownership interest in a residential
mortgage origination company. Buffington paid origination fees to this
affiliated company on behalf of its customers in the amount of $288,000,
$447,000 and $584,000 for the years ended December 31, 1993, 1994 and 1995,
respectively.
Genesee has entered into an agreement with a company (from which the sole
shareholder receives compensation for management services) to perform certain
marketing and management activities on behalf of Genesee. For the years ended
December 31, 1993, 1994 and 1995, approximately $273,000, $356,000 and $98,000
has been recorded under this agreement, respectively. This agreement has been
terminated as of January 1, 1996.
Genesee is involved in a limited partnership in which its sole shareholder
receives compensation for management services. The purpose of this partnership
is acquire and develop land for sale. Genesee receives management fees from
the partners of this partnership for services performed which was
approximately $263,000, $102,000 and $6,000 for the years ended December 31,
1993, 1994 and 1995, respectively. In addition, Genesee is entitled to a
marketing fee, but it has allowed a company, from which the sole shareholder
receives management compensation, to receive this fee directly from the
partnership with no financial impact on these combined statements.
With respect to this same partnership, Genesee has entered into several
agreements to purchase land at its estimated fair market value. For the years
ended December 31, 1993, 1994 and 1995 Genesee acquired approximately $2.7,
$2.7 million and $0, respectively.
Genesee pays a fee to an entity owned by its sole shareholder which provides
negotiation services in connection with the purchase of land. For the years
ended December 31, 1993, 1994 and 1995, Genesee recognized in cost of sales
related expense of $25,000, $145,000 and $5,000, respectively.
F-22
<PAGE>
COMBINED PREDECESSOR COMPANIES
NOTES TO THE COMBINED FINANCIAL STATEMENTS--(CONTINUED)
Genesee has made several home sales to its employees, for which sales
revenues and the related cost of sales have been included in the accompanying
combined statements of income. For the years ended December 31, 1993, 1994 and
1995, the sales revenue recognized was approximately $1.3 million, $454,000
and $0, and cost of sales of $1.3 million, $405,000 and $0, respectively.
Christopher provides certain accounting services for related parties and in
return receives a management fee, which was approximately $490,000, $343,000
and $39,000 for the years ended December 31, 1993, 1994 and 1995,
respectively. Sales commissions paid by related parties to Christopher
amounted to approximately $223,000, $108,000 and $62,000 for the years ended
December 31, 1993, 1994 and 1995, respectively. In addition, Christopher paid
rent during the years ended December 31, 1993, 1994 and 1995 of approximately
$36,000, $34,000 and $34,000, respectively, for office and warehouse space
under a month-to-month lease to a related party. In addition, Solaris entered
into an office lease with an affiliated company on November 1, 1995. Rent
expense related to this lease was approximately $13,000 for the year ended
December 31, 1995.
NOTE 10--EMPLOYEE BENEFIT PLAN
Each of the Predecessor Companies maintains a contributory profit sharing
plan established pursuant to the provisions of Section 401(k) of the Internal
Revenue Code which provides retirement benefits for their eligible employees.
The Predecessor Companies may make annual discretionary or matching
contributions to the respective plans. Contributions were approximately
$207,000 and $156,000 for each of the years ended December 31, 1994, and 1995,
respectively.
NOTE 11--COMMITMENTS AND CONTINGENCIES
The Predecessor Companies lease various office space, models and equipment
under noncancellable operating lease agreements which expire at various dates
and on month-to-month lease arrangements. Rent expense under such leases
aggregated approximately $468,000, $673,000, and $825,000 during the years
ended December 31, 1993, 1994 and 1995, respectively. Future minimum rental
payments under fixed expiration term operating leases are as follows (in
thousands):
<TABLE>
<CAPTION>
YEAR ENDING
DECEMBER 31,
------------
<S> <C>
1996.......................................................... $ 387
1997.......................................................... 456
1998.......................................................... 269
1999.......................................................... 103
2000.......................................................... 80
------
$1,295
======
</TABLE>
Genesee leases certain office equipment classified as capital leases. These
leases have a cost of $151,000, $196,000 and $206,000 and accumulated
depreciation of approximately $17,000, $52,000 and $81,000 as of December 31,
1993, 1994 and 1995, respectively. The scheduled future minimum lease payments
are $84,000.
On January 1, 1994 Solaris entered into a consulting contract with a former
shareholder which requires Solaris to pay a fee for services rendered in the
amount of $5,000 per month over a sixty month period.
The Company is involved in various routine legal proceedings incidental to
the conduct of its normal business operations. In the opinion of the
Predecessor Companies' management, these matters are not anticipated to have a
material adverse effect on the financial position or results of operations or
cash flows of the Company.
Christopher has signed a letter of intent to purchase a parcel of land for
approximately $7.7 million in a master planned development in Las Vegas,
Nevada.
F-23
<PAGE>
COMBINED PREDECESSOR COMPANIES
NOTES TO THE COMBINED FINANCIAL STATEMENTS--(CONTINUED)
NOTE 12--SHAREHOLDERS' EQUITY
Effective January 1, 1994, Solaris redeemed 1,000 shares of common stock
held by a shareholder and provided a note payable collateralized by the
redeemed shares in the amount of $386,000, this transaction resulted in a
decrease in retained earnings of $386,000 and no gain or loss. At December 31,
1994 the amount of the note payable outstanding was approximately $318,000.
In 1995, Genesee adopted an incentive stock option plan for certain
employees. The plan allows the grant of options to purchase up to 10,000
shares of Genesee's common stock. The exercise price is equal to the estimated
fair value of the common stock at the date of grant. The options generally
vest nine years after the date of grant, but the vesting period is accelerated
upon a change of control or the occurrence of certain other events as
specified in the plan agreement. The options are exercisable over periods of
up to 10 years. During 1995, options to purchase 10,000 shares of Genesee's
common stock were granted at an exercise price of $50.15 per share.
The Company has authorized 2 million shares (par value of $.01) of which
20,000 share have been authorized as Series A 11% Cumulative Convertible Non-
Voting Preferred Stock of which no shares were issued and outstanding as of
December 31, 1995. The preferred stock is restricted from converting into
common stock of Fortress for the first two years that such shares are issued
and outstanding. The preferred stock has a liquidation preference of $100 per
share ($2 million in the aggregate) and other terms, as defined in the
Certificate of Designation. The conversion ratio of such shares is the lesser
of the price of the common stock Offering or 75% of the lowest closing price
during the thirty days immediately preceding the date of conversion.
NOTE 13--UNAUDITED PRO FORMA INCOME STATEMENT INFORMATION
The following unaudited pro forma income tax information is presented in
accordance with Statement of Financial Accounting Standard No. 109 (SFAS 109)
as if the Predecessor Companies had been subchapter C corporation subject to
federal and state income taxes for the year ended December 31, 1995 and the
three months ended March 31, 1995 and 1996. In addition, a Pro Forma
adjustment is reflected related to (i) the reduction in compensation to former
owners and employees of Buffington totaling $1,857,000 for the year ended
December 31, 1995 and $203 and $0 for the three months ended March 31, 1995
and 1996, respectively, and (ii) an estimated increase in expenses for
corporate operating activities of $1,657,000 for the year ended December 31,
1995 and $414,000 for each of the three month periods ended March 31, 1995 and
1996, related to the newly formed public entity assuming it had been formed
and in operation during 1995. The net effect of these pro forma adjustments
are reflected below.
<TABLE>
<CAPTION>
YEAR ENDED PERIOD ENDED PERIOD ENDED
DECEMBER 31, MARCH 31, MARCH 31,
1995 1995 1996
------------ ------------ ------------
<S> <C> <C> <C>
Unaudited Pro Forma Information:
Income before provision for income
taxes............................ $ 6,076 $ 69 $ 986
Pro Forma adjustment.............. 198 (211) (414)
------- ----- -----
Pro Forma income (loss) before pro-
vision for income taxes............ 6,274 (142) 572
Pro Forma (provision)/benefit for
income taxes....................... (2,339) 54 (202)
------- ----- -----
Pro Forma net income (loss)......... $ 3,935 $ (88) $ 370
======= ===== =====
</TABLE>
Buffington made distributions to the shareholders in the form of bonuses of
$2,626,000 and $1,857,000 for the years ended December 31, 1994 and 1995,
respectively. Other amounts were also paid to these shareholders in the form
of salaries for those periods. No adjustment to pro forma pretax earnings has
been made for these bonuses.
F-24
<PAGE>
REPORT OF INDEPENDENT ACCOUNTANTS
To the Board of Directors
and Shareholders of
Buffington Homes, Inc.
In our opinion, the accompanying combined balance sheets and the related
combined statements of operations, of changes in shareholders' equity and of
cash flows present fairly, in all material respects, the combined financial
position of Buffington Homes, Inc. (the "Company") at December 31, 1995 and
1994, and the combined results of their operations and cash flows for each of
the three years in the period ended December 31, 1995, in conformity with
generally accepted accounting principles. These financial statements are the
responsibility of the Company's management; our responsibility is to express
an opinion on these financial statements based on our audits. We conducted our
audits of these statements in accordance with generally accepted auditing
standards which 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, assessing
the accounting principles used and significant estimates made by management,
and evaluating the overall financial statement presentation. We believe that
our audits provide a reasonable basis for the opinion expressed above.
As discussed in Note 10 to the financial statements, the Company changed
from a C Corporation to an S Corporation for tax purposes in 1994.
Price Waterhouse LLP
Austin, Texas
February 16, 1996
F-25
<PAGE>
BUFFINGTON HOMES, INC.
COMBINED BALANCE SHEETS (IN THOUSANDS)
<TABLE>
<CAPTION>
DECEMBER 31,
--------------- MARCH 31,
1994 1995 1996
------- ------- -----------
(UNAUDITED)
<S> <C> <C> <C>
ASSETS
Cash and cash equivalents......................... $ 1,741 $ 335 $ 74
Receivables....................................... 352 382 696
Real estate inventories........................... 12,083 16,587 19,336
Property and equipment, net....................... 233 425 946
Prepaid and other assets.......................... 1,355 1,547 1,269
------- ------- -------
Total assets.................................. $15,764 $19,276 $22,321
======= ======= =======
LIABILITIES AND SHAREHOLDERS' EQUITY
Accounts payable and accrued construction liabili-
ties............................................. $ 1,643 $ 1,677 $ 2,204
Notes payable..................................... 9,748 14,537 16,005
Other accrued expenses............................ 809 674 606
Customer deposits................................. 69 130 351
------- ------- -------
Total liabilities............................. 12,269 17,018 19,166
======= ======= =======
Commitments and contingencies--Note 9
Shareholders' equity:
Common stock.................................... 22 24 24
Additional paid-in capital...................... 206 855 855
Retained earnings............................... 3,267 1,379 2,276
------- ------- -------
Total shareholders' equity.................... 3,495 2,258 3,155
------- ------- -------
Total liabilities and shareholders' equity.... $15,764 $19,276 $22,321
======= ======= =======
</TABLE>
The accompanying notes are an integral part of these financial statements.
F-26
<PAGE>
BUFFINGTON HOMES, INC.
COMBINED STATEMENTS OF OPERATIONS
(IN THOUSANDS)
<TABLE>
<CAPTION>
YEAR ENDED DECEMBER 31, PERIOD ENDED MARCH 31,
------------------------- -----------------------
1993 1994 1995 1995 1996
------- ------- ------- ----------- -----------
(UNAUDITED) (UNAUDITED)
<S> <C> <C> <C> <C> <C>
Revenue:
Sales..................... $52,021 $63,776 $52,488 $10,804 $14,623
Other revenue............. 119 345 286 -- --
------- ------- ------- ------- -------
Total revenue........... 52,140 64,121 52,774 10,804 14,623
Cost of sales............. 43,801 53,523 44,186 9,193 11,960
------- ------- ------- ------- -------
Gross profit............ 8,339 10,598 8,588 1,611 2,663
Operating expenses:
Selling expenses.......... 3,189 3,399 3,340 752 918
General and administrative
expenses................. 2,742 5,246 5,401 1,015 938
------- ------- ------- ------- -------
Operating income........ 2,408 1,953 (153) (156) 807
Other non-operating (income)
expense:
Interest expense.......... 24 94 80 18 41
Interest and other in-
come..................... (119) (101) (71) (110) (131)
------- ------- ------- ------- -------
Income (loss) before
taxes.................. 2,503 1,960 (162) (64) 897
------- ------- ------- ------- -------
Provision for taxes......... 974 83 21 -- --
------- ------- ------- ------- -------
Net income (loss)........... $ 1,529 $ 1,877 $ (183) $ (64) $ 897
======= ======= ------- ======= =======
Pro forma net income (See
Note 11)................... $ (183) $ 547
======= =======
</TABLE>
The accompanying notes are an integral part of these financial statements.
F-27
<PAGE>
BUFFINGTON HOMES, INC.
COMBINED STATEMENTS OF CHANGES IN SHAREHOLDERS' EQUITY
(IN THOUSANDS)
<TABLE>
<CAPTION>
COMMON ADDITIONAL RETAINED
STOCK PAID-IN EARNINGS
AMOUNT CAPITAL (DEFICIT) TOTAL
------ ---------- --------- -------
<S> <C> <C> <C> <C>
Balance at December 31, 1992.............. $ 2 $ 46 $ 665 $ 713
Capital contributions..................... 20 60 -- 80
Capital distributions..................... -- -- (410) (410)
Net income................................ -- -- 1,529 1,529
---- ---- ------- -------
Balance at December 31, 1993.............. 22 106 1,784 1,912
Capital contributions..................... -- 100 -- 100
Capital distributions..................... -- -- (394) (394)
Net income................................ -- -- 1,877 1,877
---- ---- ------- -------
Balance at December 31, 1994.............. 22 206 3,267 3,495
Capital contributions..................... 2 649 -- 651
Capital distributions..................... -- -- (1,705) (1,705)
Net income (loss)......................... -- -- (183) (183)
---- ---- ------- -------
Balance at December 31, 1995.............. 24 855 1,379 2,258
Net income................................ -- -- 897 897
---- ---- ------- -------
Balance at March 31, 1996 (Unaudited)..... $ 24 $855 $ 2,276 $ 3,155
==== ==== ======= =======
</TABLE>
The accompanying notes are an integral part of these financial statements.
F-28
<PAGE>
BUFFINGTON HOMES, INC.
COMBINED STATEMENTS OF CASH FLOWS (IN THOUSANDS)
<TABLE>
<CAPTION>
YEAR ENDED DECEMBER 31, PERIOD ENDED MARCH 31,
------------------------- ------------------------
1993 1994 1995 1995 1996
------- ------- ------- ----------- -----------
(UNAUDITED) (UNAUDITED)
<S> <C> <C> <C> <C> <C>
Cash Flows From Operat-
ing Activities
Net income (loss)..... $ 1,529 $ 1,877 $ (183) $ (64) $ 897
Depreciation and amor-
tization............. 74 129 207 38 61
Decrease (increase) in
receivables.......... 70 (176) (9) (181) (314)
Increase in real es-
tate inventories..... (4,874) (1,105) (4,482) (1,294) (2,749)
(Increase) in other
assets............... (454) (861) (293) (237) (285)
Increase (decrease) in
accounts payable and
accrued expenses..... 1,688 (639) (101) (253) 459
Other................. 159 (105) 61 80 221
------- ------- ------- ------- -------
Net cash used by op-
erating
activities......... (1,808) (880) (4,800) (1,911) (1,710)
Cash Flows From
Investing Activities
Purchase of equip-
ment................. (164) (210) (399) (47) (19)
------- ------- ------- ------- -------
Cash Flows From
Financing Activities
Stock contribution.... 80 100 651 -- --
Net increase in notes
payable.............. 3,490 1,155 4,789 1,482 1,468
Capital distribution.. (273) (41) (1,647) -- --
------- ------- ------- ------- -------
Net cash provided by
financing
activities......... 3,297 1,214 3,793 1,482 1,468
------- ------- ------- ------- -------
Net increase (de-
crease) in cash.... 1,325 124 (1,406) (476) (261)
Cash and cash equiva-
lents at beginning of
year................... 292 1,617 1,741 1,741 335
------- ------- ------- ------- -------
Cash and cash equiva-
lents at end of year... $ 1,617 $ 1,741 $ 335 $ 1,265 $ 74
======= ======= ======= ======= =======
</TABLE>
The accompanying notes are an integral part of these financial statements.
F-29
<PAGE>
BUFFINGTON HOMES, INC.
NOTES TO COMBINED FINANCIAL STATEMENTS
NOTE 1--BUSINESS AND ORGANIZATION
Buffington Homes, Inc. is primarily engaged in the construction of detached
single-family homes in the central Texas area.
The combined financial statements include the accounts of Buffington Homes,
Inc., Buffington San Antonio, Buffington Development, Buffington Central Texas
and Elements! which are wholly owned by the stockholders of Buffington Homes,
Inc. The combined entities are hereafter referred to as the "Company". All
significant intercompany accounts and transactions have been eliminated in
combination.
Buffington Homes, Inc. is engaged in the construction of detached single
family homes in the Austin, Texas area. It had 1,000,000 shares of $1.00 par
value Common Stock authorized with 2,000 shares issued and outstanding for the
years ended December 31, 1993, 1994 and 1995. Buffington San Antonio was
formed in 1993 and is engaged in the construction of homes in the San Antonio,
Texas area. It had 1,000,000 shares of $.01 par value Common Stock authorized
with 1,000,000 shares issued and outstanding for the years ended December 31,
1993, 1994 and 1995. Elements! was formed in 1993 to provide interior design
services to Buffington Homes, Inc. and unrelated buyers. Elements! had
1,000,000 shares of $.01 par value Common Stock authorized and issued and
outstanding for the years ended December 31, 1993, 1994 and 1995. Buffington
Development was incorporated in 1994 for the purpose of holding lot inventory
in Austin, Texas. Buffington Development had 1,000,000 shares of $.01 par
value Common Stock authorized and 10,000 shares issued and outstanding at
December 31, 1994 and 1995. In 1995, Buffington Central Texas was formed to
build custom homes. Buffington Central Texas is structured as a limited
partnership and was initially capitalized with a $2,000 contribution from the
owners of Buffington Homes, Inc.
The Company and its shareholders have entered into a definitive agreement
with the Fortress Group pursuant to which the Company will merge with The
Fortress Group (the "Merger"). All outstanding shares of the Company will be
exchanged for cash and shares of the Fortress Group's Common Stock concurrent
with the consummation of the initial public offering.
NOTE 2--SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES
The preparation of the financial statements in conformity with generally
accepted accounting principles requires management to make estimates and
assumptions that affect the reported amounts of assets and liabilities and
disclosure of contingent assets and liabilities at the date of the financial
statements and the reported amounts of revenues and expenses during the
reporting period. Actual results could differ from those estimates.
Revenue Recognition
Residential sales are recognized when all conditions precedent to closing
have been fulfilled and title has passed to the buyer. The Company's homes are
generally sold in advance of their construction. The Company's standard sales
contract generally requires the customer to make an earnest money deposit
which is recognized as a liability until the unit closes.
Real Estate Inventories and Cost of Sales
All real estate inventories, which are held for sale, are carried at cost
which is less than fair value as measured in accordance with Statement of
Financial Accounting Standards (SFAS) No. 121 "Accounting for the Impairment
of Long-Lived Assets and for Long-Lived Assets to be Disposed of". Fair value
is measured based on the application of discounting expected future cash flows
of the Company's real estate developments. Costs incurred which are included
in inventory consist of land, direct and certain indirect construction costs,
interest and real estate taxes, certain selling incentives and direct model
construction costs and related improvements.
F-30
<PAGE>
BUFFINGTON HOMES, INC.
NOTES TO COMBINED FINANCIAL STATEMENTS--(CONTINUED)
At the time of revenue recognition, cost of sales is charged with the actual
construction costs incurred and any estimate to complete (specific
identification).
Interest Capitalization
Interest and related debt issuance costs are capitalized to qualifying real
estate inventories as incurred, in accordance with Statement of Financial
Accounting Standards (SFAS) No. 34, "Capitalization of Interest Cost", and
charged to cost of sales when revenue from residential sales is recognized.
The interest and related debt issuance costs capitalized are determined by
applying a weighted average capitalization rate to the accumulated qualified
real estate expenditures. The capitalization rate is based on the Company's
outstanding borrowings associated with the acquisition, development and
construction of the qualified real estate inventory. The amount of financing
costs capitalized does not exceed those costs incurred for any year presented
in the accompanying combined financial statements.
Property and Equipment
Property and equipment are carried at cost less accumulated depreciation and
are depreciated using the straight line method over the estimated useful lives
of the assets which is generally five years. Significant additions and
improvements are capitalized, while expenditures for repairs and maintenance
are charged to operations, as incurred.
Selling Expenses
Selling expenses includes all sales commissions paid, salaries paid to
marketing personnel, the direct and indirect costs of sales offices and
advertising expenses.
Income Taxes
Since January 1994, the Company has been a subchapter S corporation for
income tax purposes and, accordingly, any income tax liabilities are the
responsibility of the Company's shareholders. The Company's subchapter S
corporation status will terminate on consummation of the Merger as disclosed
in Note 1. The Company was a C corporation for the year ended December 31,
1993 and taxes for that year were provided in accordance with Statement of
Financial Accounting Standards (SFAS) No. 109, "Accounting for Income Taxes".
See Note 11 for information regarding the pro forma income tax disclosures.
Cash and Equivalents
For purposes of reporting cash flows, the Company considers all highly-
liquid investments with an original maturity of three months or less to be
cash equivalents. Supplemental disclosures of cash flow information are as
follows (in thousands):
<TABLE>
<CAPTION>
YEAR ENDED
DECEMBER 31,
----------------
1993 1994 1995
---- ---- ------
<S> <C> <C> <C>
Cash paid for interest..................................... $405 $937 $1,049
---- ---- ------
Cash paid for taxes........................................ $723 $231 $ 83
---- ---- ------
Distributions of property to owners........................ $137 $353 $ 58
---- ---- ------
</TABLE>
Unaudited Interim Financial Statements
In the opinion of management, the Company has made all adjustments,
consisting primarily of normal recurring accruals, necessary for a fair
presentation of the financial condition of the Company as of March 31, 1996
and the results of operations and cash flows for the three month period ended
March 31, 1996 and 1995, as presented in the accompanying unaudited interim
financial statements.
F-31
<PAGE>
BUFFINGTON HOMES, INC.
NOTES TO COMBINED FINANCIAL STATEMENTS--(CONTINUED)
NOTE 3--REAL ESTATE INVENTORIES
Real estate inventories are summarized as follows (in thousands):
<TABLE>
<CAPTION>
DECEMBER 31,
--------------- MARCH 31,
1994 1995 1996
------- ------- -----------
(UNAUDITED)
<S> <C> <C> <C>
Work in Progress:
Sold homes (under construction)................ $ 6,110 $ 8,569 $10,451
Speculative homes.............................. 2,465 3,336 3,757
------- ------- -------
8,575 11,905 14,208
------- ------- -------
Land:
Finished lots.................................. 2,231 3,041 2,964
------- ------- -------
Models........................................... 1,277 1,641 2,164
------- ------- -------
Total............................................ $12,083 $16,587 $19,336
======= ======= =======
</TABLE>
Models and speculative construction include both completed homes and homes
in progress. Speculative construction represents unsold homes which were built
to accelerate closing.
NOTE 4--PROPERTY AND EQUIPMENT
Property and equipment are summarized as follows (in thousands):
<TABLE>
<CAPTION>
DECEMBER
31,
---------
1994 1995
---- ----
<S> <C> <C>
Equipment and furniture ........................................... $175 $425
Vehicles........................................................... 112 112
Leasehold improvements............................................. 44 44
Other.............................................................. -- --
---- ----
331 581
Less: Accumulated depreciation and amortization.................... 98 156
---- ----
$233 $425
==== ====
</TABLE>
Depreciation expense recognized approximated $29,000, $40,000 and $58,000
for the years ended December 31, 1993, 1994, and 1995.
NOTE 5--OTHER ASSETS
Other assets are summarized as follows (in thousands):
<TABLE>
<CAPTION>
DECEMBER 31,
-------------
1994 1995
------ ------
<S> <C> <C>
Model home furniture (net)....................................... $ 452 $ 431
Lot option deposits.............................................. 729 892
Architectural plans.............................................. 138 91
Other............................................................ 36 133
------ ------
$1,355 $1,547
====== ======
</TABLE>
F-32
<PAGE>
BUFFINGTON HOMES, INC.
NOTES TO COMBINED FINANCIAL STATEMENTS--(CONTINUED)
Deposits represent amounts paid to developers under lot option contracts.
Option contracts generally require the payment of a cash deposit for the right
to acquire lots during a specified period of time at a certain price. Under
option contracts without specific performance obligations, the Company's
liability is limited to forfeiture of the non-refundable deposits.
Furniture for model homes is carried at cost less accumulated depreciation
and is depreciated using the straight line method over the estimated useful
life of the assets which is generally 5 years. Model home furniture totaled
$626,000 and $754,000 for the years ended December 31, 1994 and 1995.
Accumulated depreciation totaled $174,000 at December 31, 1994 and $323,000 at
December 31, 1995 and depreciation expense totaled $45,000, $89,000 and
$149,000 for the years ended December 31, 1993, 1994 and 1995.
Architectural plans are recorded at cost and amortized evenly over twelve
months. Other assets also includes miscellaneous and prepaid expenses.
NOTE 6--NOTES PAYABLE
Notes payable are summarized as follows (in thousands):
<TABLE>
<CAPTION>
DECEMBER 31,
-------------- MARCH 31,
1994 1995 1996
------ ------- -----------
(UNAUDITED)
<S> <C> <C> <C>
Conventional lot acquisition loans............... $1,947 $ 2,950 $ --
Revolving project specific construction loans.... 7,801 11,587 16,005
------ ------- -------
$9,748 $14,537 $16,005
====== ======= =======
</TABLE>
Conventional lot acquisition loans are secured by land and include
conventional loans totaling $1,223,000 and a non-recourse lot loan of
$1,727,000. The conventional loans bear interest at both fixed and variable
rates with the fixed rate being 10% per annum and variable rates ranging from
1% to 1.5% over the prime lending rate (8.5% at December 31, 1995). Fixed rate
debt included in conventional loans outstanding at December 31, 1995 totaled
$330,000. Conventional loans mature in 1996. The non-recourse lot acquisition
loan bears interest at a fixed rate of 9% and matures in 1997.
Revolving project specific construction loans are secured by the related
homes and bear interest at variable rates at 1% over the prime lending rate
(8.5% at December 31, 1995) as specified by the respective lender. Loans
generally mature as the underlying collateral project is completed. Interest
incurred for the years ended December 31, 1993, 1994 and 1995 totaled
$595,000, $896,000 and $1,002,000, respectively. Interest capitalized to the
cost of homes for the years ended December 31, 1993, 1994 and 1995 totalled
$571,000, $802,000 and $922,000, respectively.
NOTE 7--RELATED PARTY TRANSACTIONS
Immediate family members of certain shareholders of the Company have an
interest in a title insurance company which is not combined into Buffington
Homes, Inc. which processes loan closings and issues title insurance as an
intermediary to customers of Buffington Homes, Inc. Buffington Homes, Inc.
normally pays closing costs and title insurance premiums to the title company
on behalf of Buffington's customers. Title insurance premiums are regulated by
the State of Texas. All fees charged to Buffington by the title company are
the same as fees charged to unrelated customers. Fees in the approximate
amount of $568,000 and $674,000 were paid by Buffington to the title company
in 1994 and 1995, respectively.
The owners of Buffington Homes, Inc. have an interest in Mortgage Acceptance
Corporation (MAC), which provides mortgage loan origination services to
customers of the Company. The Company pays origination fees to MAC on behalf
of customers of Buffington Homes. Fees in the amount of $288,000, $447,000,
and $584,000 were paid to MAC on behalf of customers of Buffington Homes in
1993, 1994 and 1995.
F-33
<PAGE>
BUFFINGTON HOMES, INC.
NOTES TO COMBINED FINANCIAL STATEMENTS--(CONTINUED)
The Company had notes payable outstanding to certain owners and their
immediate family members in the amount of $166,000 and $330,000 at December
31, 1994 and 1995. These notes bear interest at 10% and mature in 1996.
NOTE 8--EMPLOYEE BENEFIT PLANS
The Company has a trusted profit sharing plan covering substantially all
employees. The Company may contribute amounts as determined by the Board of
Directors, not in excess of the lesser of the maximum deduction allowable for
income tax purposes or a specified percentage of the operating profits of the
Company, as defined in the plan. The Company accrued contributions totaling
$126,000 for the years ended December 31, 1993 and 1994 and no contributions
for the year ended December 31, 1995.
NOTE 9--COMMITMENTS AND CONTINGENCIES
The Company currently leases its office space under a 5-year renewable
lease. Certain equipment is also leased under non-cancelable operating leases.
Rent expense under such leases aggregated $294,000, $370,000 and $378,000
during the years ended December 31, 1993, 1994 and 1995. Future minimum lease
payments as of December 31, 1995 were $139,000 and $35,000 for the years ended
1996 and 1997.
The Company has been assessed taxes in the amount of $177,000 by the
Internal Revenue Service for transactions related to operations in 1991, 1992
and 1993. The Company is making a vigorous defense of the assessment and
expects to be heard by an appeals officer of the IRS in the first quarter of
1996. The $177,000 in aggregate was recognized as an expense of the Company
for the years ended December 31, 1991, 1992 and 1993.
The Company is involved in various routine legal proceedings incidental to
the conduct of its normal business operations. The Company's management
believes that none of these legal proceedings will have a material adverse
impact on the financial condition or results of operations of the Company.
NOTE 10--TAXES
The Company provided taxes for the year ended December 31, 1993 in
accordance with SFAS No. 109. The Company's effective tax rate for 1993 was
approximately 39% of which approximately 4% represented Texas state franchise
taxes. Deferred taxes were not realizable in periods subsequent to 1993
because the Company changed from a C Corporation to an S Corporation in 1994.
The tax provision represents current taxes, deferred taxes were not recorded
by the Company. Taxes shown for the years ended December 31, 1994 and 1995
represent the greater of income or equity component of Texas state franchise
taxes.
NOTE 11--UNAUDITED PRO FORMA INCOME TAX INFORMATION
The following unaudited pro forma income tax information is presented in
accordance with Statement of Financial Accounting Standards No. 109,
Accounting for Income Taxes, as if the Company had been a subchapter C
corporation subject to federal income taxes for the year ended December 31,
1995 and the three month period ended March 31, 1996.
<TABLE>
<CAPTION>
PERIOD
ENDED
YEAR ENDED MARCH
DECEMBER 31, 31,
1995 1996
------------ ------
<S> <C> <C>
Earnings (loss) before pro forma adjustment, per statement
of operations............................................ $3,386 $897
Provision for income taxes................................ 1,186 350
------ ----
Pro forma net income (loss)............................... $2,200 $547
====== ====
</TABLE>
The Company made distributions to the shareholders in the form of bonuses in
the amount of $2,626,000 and $1,857,000 for the periods ended December 31,
1994 and 1995, respectively. Other amounts were also paid in the form of
salaries for those periods. No adjustment to pro forma pretax earnings has
been made for these bonuses. Pro forma taxes are computed at the Company's
historical effective tax rate of 39% of the pre-tax net income.
F-34
<PAGE>
REPORT OF INDEPENDENT ACCOUNTANTS
To the Board of Directors and Shareholder of Christopher Homes, Inc.
In our opinion, the accompanying combined balance sheets and the related
combined statements of operations, of changes in shareholder's (deficit)
equity and of cash flows present fairly, in all material respects, the
financial position of Christopher Homes, Inc. and Affiliates (the "Company")
at December 31, 1994 and 1995, and the results of their operations and their
cash flows for each of the three years in the period ended December 31, 1995,
in conformity with generally accepted accounting principles. These financial
statements are the responsibility of the Company's management; our
responsibility is to express an opinion on these financial statements based on
our audits. We conducted our audits of these statements in accordance with
generally accepted auditing standards which require that we plan and perform
the audits 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, assessing the accounting principles used and significant estimates
made by management, and evaluating the overall financial statement
presentation. We believe that our audits provide a reasonable basis for the
opinion expressed above.
Price Waterhouse LLP
Dallas, Texas
March 8, 1996
F-35
<PAGE>
CHRISTOPHER HOMES, INC. AND AFFILIATES
COMBINED BALANCE SHEETS
<TABLE>
<CAPTION>
DECEMBER 31,
------------------------ MARCH 31,
1994 1995 1996
----------- ----------- -----------
(UNAUDITED)
<S> <C> <C> <C>
ASSETS
Cash...................................... $ 379,632 $ 495,371 $ 272,125
Receivables............................... 337,858 710,862 801,593
Real estate inventories................... 26,670,785 28,456,763 29,866,643
Property and equipment, net............... 495,159 516,771 486,138
Prepaid and other assets.................. 366,728 706,064 630,235
----------- ----------- -----------
Total assets............................ $28,250,162 $30,885,831 $32,056,734
=========== =========== ===========
LIABILITIES AND SHAREHOLDER'S (DEFICIT)
EQUITY
Accounts payable and accrued construction
liabilities.............................. $ 2,885,283 $ 3,040,649 $ 3,027,085
Notes and mortgages payable............... 21,369,258 20,665,081 22,055,141
Special improvement district bonds........ 2,313,032 1,531,267 1,266,466
Related party payable..................... 898,412 353,147 --
Other accrued expenses.................... 341,059 921,358 244,802
Customer deposits......................... 3,005,624 3,659,694 4,428,605
----------- ----------- -----------
Total liabilities....................... 30,812,668 30,171,196 31,022,099
=========== =========== ===========
Commitments and contingencies--Note 9
Shareholder's (Deficit) Equity
Common stock.......................... 549,097 549,097 549,597
Retained (deficit) earnings........... (3,111,603) 165,538 485,038
----------- ----------- -----------
Total shareholder's (deficit) equity.... (2,562,506) 714,635 1,034,635
----------- ----------- -----------
Total liabilities and shareholder's
(deficit) equity....................... $28,250,162 $30,885,831 $32,056,734
=========== =========== ===========
</TABLE>
The accompanying notes are an integral part of these combined financial
statements.
F-36
<PAGE>
CHRISTOPHER HOMES, INC. AND AFFILIATES
COMBINED STATEMENTS OF OPERATIONS
<TABLE>
<CAPTION>
YEAR ENDED DECEMBER 31, PERIOD ENDED MARCH 31,
------------------------------------- -----------------------
1993 1994 1995 1995 1996
----------- ----------- ----------- ----------- -----------
(UNAUDITED) (UNAUDITED)
<S> <C> <C> <C> <C> <C>
Revenues
Residential sales..... $17,323,382 $13,863,560 $34,725,641 $3,859,399 $10,343,798
Lot sales............. 849,085 3,824,480 419,000 137,000
Other revenue......... 222,768 108,079 62,000 -- --
----------- ----------- ----------- ---------- -----------
Total revenue....... 17,546,150 14,820,724 38,612,121 4,278,399 10,480,798
Cost of sales........... 16,676,219 12,615,579 31,833,928 3,419,449 8,757,794
----------- ----------- ----------- ---------- -----------
Gross profit............ 869,931 2,205,145 6,778,193 858,950 1,723,004
Operating Expenses
Selling expenses...... 1,134,616 1,512,062 2,008,286 401,995 499,071
General and
administrative
expenses............. 1,606,603 1,550,010 1,503,707 390,123 551,872
----------- ----------- ----------- ---------- -----------
Operating (loss)
income................. (1,871,288) (856,927) 3,266,200 66,832 672,061
Non-operating income,
net.................... 614,705 359,423 119,866 36,864 7,669
----------- ----------- ----------- ---------- -----------
Income (loss) before
income taxes........... (1,256,583) (497,504) 3,386,066 103,696 679,730
Benefit for income
taxes.................. 48,858 -- --
----------- ----------- ----------- ---------- -----------
Net income (loss)....... $(1,207,725) $ (497,504) $ 3,386,066 $ 103,696 $ 679,730
=========== =========== =========== ========== ===========
Unaudited pro forma net
income (Note 10)....... $ 2,200,000 $ 448,730
=========== ===========
</TABLE>
The accompanying notes are an integral part of these combined financial
statements.
F-37
<PAGE>
CHRISTOPHER HOMES, INC. AND AFFILIATES
COMBINED STATEMENTS OF CHANGES IN SHAREHOLDER'S (DEFICIT) EQUITY
<TABLE>
<CAPTION>
COMMON EQUITY
STOCK (DEFICIT) TOTAL
-------- ----------- -----------
<S> <C> <C> <C>
Balance at December 31, 1992................ $549,097 $(1,066,790) $ (517,693)
Contributions by shareholder................ 549,300 549,300
Distributions to shareholder................ (409,025) (409,025)
Net loss.................................... (1,207,725) (1,207,725)
-------- ----------- -----------
Balance at December 31, 1993................ 549,097 (2,134,240) (1,585,143)
Distributions to shareholder................ (479,859) (479,859)
Net loss.................................... (497,504) (497,504)
-------- ----------- -----------
Balance at December 31, 1994................ 549,097 (3,111,603) (2,562,506)
Contributions by shareholder................ 356,549 356,549
Distributions to shareholder................ (465,474) (465,474)
Net income.................................. 3,386,066 3,386,066
-------- ----------- -----------
Balance at December 31, 1995................ 549,097 165,538 714,635
Contributions by shareholder................ 500 82,107 82,607
Distributions by shareholder................ (442,338) (442,338)
Net income.................................. 679,731 679,731
-------- ----------- -----------
Balance at March 31, 1996 (Unaudited)....... $549,597 $ 485,038 $ 1,034,635
======== =========== ===========
</TABLE>
The accompanying notes are an integral part of these combined financial
statements.
F-38
<PAGE>
CHRISTOPHER HOMES, INC. AND AFFILIATES
COMBINED STATEMENTS OF CASH FLOWS
<TABLE>
<CAPTION>
YEAR ENDED DECEMBER 31, PERIOD ENDED MARCH 31,
---------------------------------------- ------------------------
1993 1994 1995 1995 1996
------------ ------------ ------------ ----------- -----------
(UNAUDITED) (UNAUDITED)
<S> <C> <C> <C> <C> <C>
Cash Flows From Operating
Activities
Net (loss) income............. $ (1,207,725) $ (497,504) $ 3,386,066 $ 103,696 $ 679,730
Adjustments to reconcile net
income to net cash (used in)
provided by operating
activities:
Equity in income from
investment partnerships (143,879) (3,537)
Depreciation and
amortization............... 193,252 160,636 180,953 10,000 32,722
Writedown of land held for
investment................. 45,997
(Gain) loss on disposition
of property and equipment.. (26,501) 6,030
Basis of property and
equipment included in cost
of sales................... 168,960
Changes in operating assets
and liabilities:
Real estate inventories... (2,454,953) (10,805,194) (2,408,695) (4,852,484) (1,409,880)
Receivables............... 52,351 120,334 (373,004) 202,572 170,972
Prepaid and other assets.. (71,792) (30,578) (339,336) 27,145 75,829
Accounts payable and
accrued
construction liabilities.. (140,327) 1,563,299 155,366 2,653,459 (13,564)
Other accrued expenses.... 192,796 61,222 580,299 58,118 (676,556)
Customer deposits......... (501,978) 705,387 654,070 277,559 768,911
------------ ------------ ------------ ----------- -----------
Net cash (used in)
provided by
operating activities... (4,062,759) (8,550,945) 1,835,719 (1,519,935) (371,836)
============ ============ ============ =========== ===========
Cash Flows From Investing
Activities.....................
Distributions/repayments from
investment partnerships...... 286,090
Increase in land held for
investment................... (15,763)
Proceeds from sale of land
held for investment.......... 76,000
Purchase of limited partners'
interest..................... (50,700)
Purchase of property and
equipment.................... (137,360) (384,188) (202,565) (19,788) (2,089)
Proceeds from sale of property
and equipment................ 49,821 10,000
------------ ------------ ------------ ----------- -----------
Net cash provided by
(used in)
investing activities... 132,088 (298,188) (202,565) (19,788) (2,089)
============ ============ ============ =========== ===========
Cash Flows From Financing
Activities
Borrowings under notes and
mortgages payable............ 20,689,437 20,299,821 37,263,997 5,070,762 7,608,948
Repayments of notes and
mortgage payable............. (16,585,335) (11,206,396) (37,968,174) (3,027,133) (6,261,315)
Repayments of special
improvement district bonds... (104,995) (82,763) (159,048) (135,000) (222,374)
Net advances from (repayments
to) related parties.......... 243,362 556,950 (545,265) (603,763) (614,850)
Distributions to shareholder.. (409,025) (479,859) (465,474) (442,337)
Contributions by shareholder.. 356,549 82,607
------------ ------------ ------------ ----------- -----------
Net cash provided by
(used in)
financing activities... 3,833,444 9,087,753 (1,517,415) 1,304,866 150,679
============ ============ ============ =========== ===========
Net (decrease) increase in cash
and cash equivalents........... (97,227) 238,620 115,739 (234,857) (223,246)
Cash at beginning of year....... 238,239 141,012 379,632 379,632 495,371
------------ ------------ ------------ ----------- -----------
Cash at end of year............. $ 141,012 $ 379,632 $ 495,371 $ 144,775 $ 272,125
============ ============ ============ =========== ===========
</TABLE>
The accompanying notes are an integral part of these combined financial
statements.
F-39
<PAGE>
CHRISTOPHER HOMES, INC. AND AFFILIATES
NOTES TO COMBINED FINANCIAL STATEMENTS
1. BUSINESS AND ORGANIZATION
Christopher Homes, Inc. and Affiliates (the "Company") is a group of
entities owned or controlled by J. Christopher Stuhmer primarily engaged in
the construction of attached and detached single-family homes in the Las Vegas
metropolitan area.
The Company and its shareholder have entered into a definitive agreement
with The Fortress Group, Inc. pursuant to which the Company will merge with
The Fortress Group (the "Merger"). All outstanding shares of the Company will
be exchanged for cash and shares of The Fortress Group's common stock
concurrent with the consummation of the initial public offering.
2. SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES
Principles of Combination
The combined financial statements include the accounts of Christopher Homes,
Inc. ("CH"), J. Christopher Stuhmer, Inc. ("JCS"), Christopher Homes--Custom
Home Division, Inc. ("CHD"), all of which are Nevada corporations, and Country
Club Hills Limited Partnership ("CCH"), a Nevada Limited Partnership. CH, JCS
and CHD are wholly owned by J. Christopher Stuhmer. CHD is the general partner
of CCH. All significant intercompany accounts and transactions have been
eliminated in combination.
As of December 31, 1994 and 1995, the following common stock was authorized,
issued and outstanding:
CH--No par or stated value, 2,500 shares authorized, 1,000 shares issued
and outstanding
JCS--No par or stated value, 2,500 shares authorized, 100 shares issued
and outstanding
CHD--No par or stated value, 2,500 shares authorized, 1,000 shares issued
and outstanding
Estimates by Management
The preparation of financial statements in conformity with generally
accepted accounting principles requires management to make estimates and
assumptions that affect the reported amounts of assets and liabilities and
disclosure of contingent assets and liabilities at the date of the financial
statements and the reported amounts of revenues and expenses during the
reporting period. Actual results could differ from those estimates.
Revenue Recognition
Residential sales are recognized when all conditions precedent to closing
have been fulfilled and title has passed to the buyer. The Company's homes are
generally sold in advance of their construction. The Company's standard sales
contract generally requires the customer to make an earnest money deposit
which is recognized as a liability until the unit closes.
Real Estate Inventories and Cost of Sales
Real estate inventories are carried at cost which is less than fair value as
measured in accordance with Statement of Financial Accounting Standards No.
121, "Accounting for the Impairment of Long-Lived Assets and for Long-Lived
Assets to be Disposed Of." Fair Value is measured based on the application of
discounting expected future cash flows of each of the Company's real estate
developments. Costs incurred which are included in inventory consist of land,
land development, direct and certain indirect construction costs, interest and
real estate taxes, and direct model construction costs and related
improvements. Costs incurred for common area model improvements and certain
furnishings are amortized on a per unit basis as home sales in the related
development are closed.
F-40
<PAGE>
CHRISTOPHER HOMES, INC. AND AFFILIATES
NOTES TO COMBINED FINANCIAL STATEMENTS--(CONTINUED)
At the time of revenue recognition, cost of sales is charged with the actual
construction costs incurred and any estimate to complete, plus an allocation
of the development's total estimated cost of land and land development,
interest, real estate taxes and any other capitalizable common costs based on
the relative sales value method of accounting.
The Company generally provides a one or two year limited warranty of
workmanship and materials with each of its homes. Accordingly, a warranty
reserve based on the Company's historical experience is provided.
Interest Capitalization
Interest and related debt issuance costs are capitalized to qualifying real
estate inventories as incurred, in accordance with SFAS No. 34,
"Capitalization of Interest Cost", and charged to cost of sales as revenue
from residential sales is recognized. The interest and related debt issuance
costs capitalized are determined by applying a weighted average capitalization
rate to the accumulated qualified real estate expenditures. The capitalization
rate is based on the Company's outstanding borrowings associated with the
acquisition, development and construction of the qualified real estate
inventory. The amount of financing costs capitalized does not exceed those
costs incurred for any year presented in the accompanying combined financial
statements.
Property and Equipment
Property and equipment is carried at cost less accumulated depreciation and
is depreciated using the declining balance method over the estimated useful
lives of the assets which range from five to seven years. Significant
additions and improvements are capitalized, while expenditures for repairs and
maintenance are charged to operations as incurred.
Income Taxes
CHD is a subchapter S corporation and CCH is a limited partnership for
income tax purposes and, accordingly, any income tax liabilities are the
responsibility of the respective company's shareholder or partners. CHD's
subchapter S corporation status and CCH's limited partnership status will
terminate on consummation of the Merger as disclosed in Note 1.
Both CH and JCS are subchapter C corporations for income tax purposes. These
entities had losses for tax purposes in 1993 which were carried back to obtain
a refund of taxes paid in prior years.
In 1994, no income tax benefit was recognized for the combined loss reported
by the Company for financial reporting purposes because there was no remaining
available taxable income in the three-year carry back period.
In 1995, no income tax provision was recognized for the combined income
reported by the Company because the taxable income was incurred primarily by
CHD, which is a subchapter S corporation, and because of the availability of
net operating loss carry forwards for CH and JCS.
At December 31, 1994 and 1995, no deferred taxes have been provided for net
operating losses and other temporary differences between the financial
reporting basis and the income tax basis of assets and liabilities because
realization of the net deferred tax asset is not assured. Net operating loss
carry forwards available at June 30, 1995 for JCS were approximately $25,000.
At April 30, 1995, net operating loss carry forwards available for CH were
approximately $300,000. The fiscal year of JCS and CH for tax purposes are
April 30 and June 30, respectively.
See Note 10 for information regarding unaudited pro forma income tax
information.
F-41
<PAGE>
CHRISTOPHER HOMES, INC. AND AFFILIATES
NOTES TO COMBINED FINANCIAL STATEMENTS--(CONTINUED)
Statement of Cash Flows
Supplemental disclosures of cash flow information are as follows:
<TABLE>
<CAPTION>
YEAR ENDED DECEMBER 31,
--------------------------------
1993 1994 1995
---------- ---------- ----------
<S> <C> <C> <C>
Cash paid for interest......................... $1,203,312 $1,916,115 $2,759,418
Non-cash transactions:
Net assumption and assignment of Special
Improvement District bonds.................. $ 730,415 $ 589,752 $ 622,717
Assumption of debt/equity contribution by
limited partners............................ $ 549,300
</TABLE>
Unaudited Interim Financial Statements
In the opinion of management, the Company has made all adjustments,
consisting primarily of normal recurring accruals, necessary for a fair
presentation of the financial condition of the Company as of March 31, 1996
and the results of operations and cash flows for the three month period ended
March 31, 1996 and 1995, as presented in the accompanying unaudited interim
financial statements.
3. REAL ESTATE INVENTORIES
Real estate inventories are summarized as follows:
<TABLE>
<CAPTION>
DECEMBER 31,
----------------------- MARCH 31,
1994 1995 1996
----------- ----------- -----------
(UNAUDITED)
<S> <C> <C> <C>
Work-in-progress:
Sold homes under construction...... $ 9,783,426 $14,026,592 $17,371,092
Speculative homes.................. 2,504,198 4,068,105 5,999,265
----------- ----------- -----------
12,287,624 18,094,697 23,370,357
----------- ----------- -----------
Land:
Finished lots...................... 6,819,300 7,742,249 5,035,731
Land under development............. 5,975,395 916,406 928,551
----------- ----------- -----------
12,794,695 8,658,655 5,964,282
----------- ----------- -----------
Models............................... 1,588,466 1,703,411 488,954
----------- ----------- -----------
Total................................ $26,670,785 $28,456,763 $29,823,593
=========== =========== ===========
</TABLE>
4. INVESTMENT IN PARTNERSHIPS
The Company was a managing partner with a 35% ownership in two partnerships
which are accounted for under the equity method. The investment balance is
included in other assets on the combined balance sheet.
The investment in partnerships was not material to the December 31, 1994 and
1995 combined balance sheets or to the combined statements of operations for
the years ended December 31, 1994 and 1995.
F-42
<PAGE>
CHRISTOPHER HOMES, INC. AND AFFILIATES
NOTES TO COMBINED FINANCIAL STATEMENTS--(CONTINUED)
The condensed combined statement of operations for the partnerships for the
year ended December 31, 1993 follows:
<TABLE>
<S> <C>
Revenue...................................................... $11,147,061
Cost of sales................................................ (9,971,311)
-----------
Gross profit................................................. 1,175,750
Operating expenses........................................... (797,724)
-----------
Net income................................................... $378,026
===========
</TABLE>
The Company's equity in the 1993 income of the partnerships was
approximately $140,000.
5. PROPERTY AND EQUIPMENT
Property and equipment is summarized as follows:
<TABLE>
<CAPTION>
DECEMBER 31,
--------------------
1994 1995
--------- ---------
<S> <C> <C>
Equipment and furniture............................ $ 222,633 $ 226,456
Vehicles........................................... 116,832 97,626
Model home and sales office furnishings............ 450,311 550,556
Other.............................................. 67,311 107,424
--------- ---------
Subtotal......................................... 857,087 982,062
Less: Accumulated depreciation and amortization.... (361,928) (465,291)
--------- ---------
$ 495,159 $ 516,771
========= =========
</TABLE>
6. NOTES AND MORTGAGES PAYABLE
Notes and mortgages payable are summarized as follows:
<TABLE>
<CAPTION>
DECEMBER 31,
----------------------- MARCH 31,
1994 1995 1996
----------- ----------- -----------
(UNAUDITED)
<S> <C> <C> <C>
Conventional land acquisition and
development loans................. $12,280,245 $11,081,356 $12,734,539
Subordinated investor notes........ 6,091,197 9,180,435 8,828,174
Demands for deed on sales-
leaseback......................... 2,370,000 230,000 --
General revolving lines of credit.. 590,000 120,000 450,000
Other.............................. 37,816 53,290 42,427
----------- ----------- -----------
$21,369,258 $20,665,081 $22,055,140
=========== =========== ===========
</TABLE>
Conventional land acquisition and development loans are collateralized by
property under construction, are payable in monthly interest only installments
and are due on the earlier of the close of escrow on the related collateral or
the due date. These loans bear interest at the prime rate plus 1.5% to 2%,
which ranged from 10.25% to 10.75% at December 31, 1995.
Subordinated investor notes are generally collateralized by deeds of trust
subordinate to the conventional land acquisition and development loans. The
notes are payable in monthly distributions equal to a 15% annualized return
and a 10% fee due at the closing of the loan.
F-43
<PAGE>
CHRISTOPHER HOMES, INC. AND AFFILIATES
NOTES TO COMBINED FINANCIAL STATEMENTS--(CONTINUED)
Demands for deed on sales-leaseback represent financing arrangements on
certain finished model homes which are leased by the Company for up to two
years for marketing purposes. The demands for deed yield approximately 12%
annually, with a 3% commission paid upon resale of the model home.
General revolving lines of credit bear interest at the prime rate plus 2%
and are due on demand.
The Company's management believes that cost approximates fair value for
notes and mortgages payable at December 31, 1994 and 1995.
Substantially all of the conventional land acquisition and development loans
and subordinated investor notes are personally guaranteed by the sole
shareholder of the Company and his spouse.
Interest incurred and capitalized totaled approximately $1,388,000,
$1,976,000 and $4,421,000 for the years ended December 31, 1993, 1994 and
1995, respectively.
At December 31, 1995, the Company has approximately $10,600,000 in unused
lines of credit available for construction loans, which is subject to
collateral requirements.
Maturities of notes and mortgages payable in future years are as follows:
<TABLE>
<S> <C>
Year ending December 31,
1996........................................................ $20,465,564
1997........................................................ 199,517
-----------
$20,665,081
===========
</TABLE>
7. SPECIAL IMPROVEMENT DISTRICT BONDS
Special Improvement District ("SID") bonds payable were $2,313,032, and
$1,531,267 at December 31, 1994 and 1995, respectively.
SID bonds consist of special assessments issued by the City of Las Vegas to
fund the acquisition and construction of certain public improvements
specifically benefiting property located in the City's Special Improvement
District No. 404, the Summerlin area. The City-issued bonds are secured by the
unpaid assessments on property within the district and are payable by the
property owners. Interest rate assessments are due on April 1 and October 1 of
each year until October 1, 2009. The bonds are due October 1, 2009, unless
assumed by buyers of homes from the Company. Management believes that
maturities of these obligations, prior to buyer assumptions thereof, are not
material to the Company's combined financial statements.
8. RELATED PARTY TRANSACTIONS
Related party receivables as of December 31, 1994 and 1995 were $105,920 and
$54,269, respectively, and are included in receivables on the combined balance
sheet.
JCS provided certain accounting services for related parties and in return
received a management fee, which was $490,103, $342,534, and $39,000 for the
years ended December 31, 1993, 1994 and 1995, respectively.
Sales commissions paid by related parties to CHD amounted to $222,768,
$108,079, and $62,000 for the years ended December 31, 1993, 1994 and 1995,
respectively.
Home sales to related parties were $596,080 for the year ended December 31,
1995.
F-44
<PAGE>
CHRISTOPHER HOMES, INC. AND AFFILIATES
NOTES TO COMBINED FINANCIAL STATEMENTS--(CONTINUED)
The Company paid rent during the years ended December 31, 1993, 1994 and
1995 of $35,905, $33,858 and $34,431 respectively, for office and warehouse
space under a month-to-month lease to a related party.
9. COMMITMENTS AND CONTINGENCIES
The Company is involved in various routine legal proceedings incidental to
the conduct of its normal business operations. The Company's management
believes that none of those legal proceedings will have a material adverse
impact on the financial condition or results of operations of the Company.
The Company rents model homes under cancelable and non-cancelable operating
leases. All non-cancelable leases expire during 1996. Minimum lease payments
on non-cancelable leases for the year ending December 31, 1996 are
approximately $65,000.
Model home lease expense for the years ended December 31, 1994 and 1995 was
$61,198 and $204,365, respectively.
The Company has signed a letter of intent to purchase a parcel of land for
$7,695,000 in a master planned development in Las Vegas, Nevada.
10. UNAUDITED PRO FORMA INCOME TAX INFORMATION
The following unaudited pro forma income tax information is presented in
accordance with Statement of Financial Accounting Standards No. 109,
Accounting for Income Taxes, as if the Company had been a subchapter C
corporation subject to federal income taxes for the year ended December 31,
1995 and the three month period ended March 31, 1996.
<TABLE>
<CAPTION>
PERIOD
YEAR ENDED ENDED
DECEMBER 31, MARCH 31,
1995 1996
------------ ---------
<S> <C> <C>
Earnings before pro forma adjustment, per statement of
operations............................................ $3,386,066 $679,730
Provision for income taxes............................. 1,186,066 231,000
---------- --------
Pro forma net income................................... $2,200,000 $448,730
========== ========
</TABLE>
F-45
<PAGE>
REPORT OF INDEPENDENT ACCOUNTANTS
To the Board of Directors and Shareholder
of The Genesee Company
In our opinion, the accompanying combined balance sheet and the related
combined statements of operations, changes in shareholder's equity and cash
flows present fairly, in all material respects, the financial position of The
Genesee Company and Related Entities at December 31, 1995, and the results of
their operations and their cash flows for the year ended December 31, 1995, in
conformity with generally accepted accounting principles. These financial
statements are the responsibility of the Company's management; our
responsibility is to express an opinion on these financial statements based on
our audit. We conducted our audit of these statements in accordance with
generally accepted auditing standards which 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, assessing the accounting principles used and significant estimates
made by management, and evaluating the overall financial statement
presentation. We believe that our audit provides a reasonable basis for the
opinion expressed above.
Price Waterhouse LLP
March 1, 1996
Denver, Colorado
F-46
<PAGE>
INDEPENDENT AUDITOR'S REPORT
Board of Directors
The Genesee Company
Golden, Colorado
We have audited the accompanying combined balance sheets of The Genesee
Company and related entities as of December 31, 1994, and the related combined
statements of operations, shareholder's equity and cash flows for each of the
two years in the period then ended. These combined financial statements are
the responsibility of the Company's management. Our responsibility is to
express an opinion on these combined financial statements based on our audits.
We conducted our audits in accordance with generally accepted auditing
standards. Those standards require that we plan and perform the audit to
obtain reasonable assurance about whether the combined financial statements
are free of material misstatement. An audit includes examining, on a test
basis, evidence supporting the amounts and disclosures in the combined
financial statements. An audit also includes assessing the accounting
principles used and significant estimates made by management, as well as
evaluating the overall combined financial statement presentation. We believe
that our audits provide a reasonable basis for our opinion.
In our opinion, the combined financial statements referred to above present
fairly, in all material respects, the combined financial position of The
Genesee Company and related entities as of December 31, 1994, and the results
of their operations and their cash flows for each of the two years in the
period then ended, in conformity with generally accepted accounting
principles.
Hein & Associates LLP
December 12, 1995
Denver, Colorado
F-47
<PAGE>
THE GENESEE COMPANY AND RELATED ENTITIES
COMBINED BALANCE SHEETS
(IN THOUSANDS)
<TABLE>
<CAPTION>
DECEMBER 31,
--------------- MARCH 31,
1994 1995 1996
------- ------- -----------
(UNAUDITED)
<S> <C> <C> <C>
ASSETS
Cash and cash equivalents........................ $ 1,364 $ 978 $ 354
Related party and other receivables.............. 155 850 1,121
Real estate inventories.......................... 47,676 49,673 55,133
Equipment and furniture, net of accumulated
depreciation of $132, $200 and $215,
respectively.................................... 227 241 232
Prepaid and other assets......................... 1,125 1,178 1,481
------- ------- -------
Total assets................................... $50,547 $52,920 $58,321
======= ======= =======
LIABILITIES AND SHAREHOLDER'S EQUITY
Accounts payable and accrued construction........ $ 2,102 $ 3,409 $ 2,206
Notes payable.................................... 41,175 41,393 48,143
Due to related parties........................... 1,422 1,003 1,061
Other accrued expenses........................... 930 1,462 1,549
Customer deposits................................ 1,013 872 1,365
------- ------- -------
Total liabilities.............................. 46,642 48,139 54,324
======= ======= =======
Commitments and contingencies (Note 8)........... -- -- --
Shareholder's Equity:
Common stock................................... 3 3 3
Additional paid-in capital..................... 1,655 1,770 1,770
Retained earnings.............................. 2,247 3,008 2,224
------- ------- -------
Total shareholder's equity................... 3,905 4,781 3,997
------- ------- -------
Total liabilities and shareholder's equity..... $50,547 $52,920 $58,321
======= ======= =======
</TABLE>
The accompanying notes are an integral part of these combined financial
statements.
F-48
<PAGE>
THE GENESEE COMPANY AND RELATED ENTITIES
COMBINED STATEMENTS OF OPERATIONS
(IN THOUSANDS)
<TABLE>
<CAPTION>
YEAR ENDED DECEMBER 31, PERIOD ENDED MARCH 31,
---------------------------- -----------------------
1993 1994 1995 1995 1996
-------- -------- -------- ----------- -----------
(UNAUDITED) (UNAUDITED)
<S> <C> <C> <C> <C> <C>
Revenues
Residential sales...... $ 53,858 $ 59,539 $ 60,534 $13,316 $8,531
Lot sales.............. 3,833 3,020 4,274 169 340
Other revenue.......... -- -- 222 38 30
-------- -------- -------- ------- ------
57,691 62,559 65,030 13,523 8,901
Cost of sales............ (48,725) (53,887) (57,620) 12,104 8,284
-------- -------- -------- ------- ------
Gross profit............. 8,966 8,672 7,410 1,419 617
Operating Expenses
Selling expenses....... 3,295 4,184 4,451 887 819
General and
administrative
expenses.............. 2,705 2,620 2,098 693 582
-------- -------- -------- ------- ------
Net income (loss)........ $ 2,966 $ 1,868 $ 861 $ (161) $ (784)
======== ======== ======== ======= ======
Unaudited pro forma net
income (loss)
(Note 9)................ $ 535 $ (488)
======== ======
</TABLE>
The accompanying notes are an integral part of these combined financial
statements.
F-49
<PAGE>
THE GENESEE COMPANY AND RELATED ENTITIES
COMBINED STATEMENTS OF CHANGES IN SHAREHOLDER'S EQUITY
(IN THOUSANDS)
<TABLE>
<CAPTION>
COMMON ADDITIONAL TOTAL
STOCK PAID-IN RETAINED SHAREHOLDER'S
AMOUNT CAPITAL EARNINGS EQUITY
------ ---------- -------- -------------
<S> <C> <C> <C> <C>
Balance, January 1,
1993................... $ 2 $1,021 $ 71 $ 1,094
Capital contributions... 1 244 -- 245
Distributions........... -- -- (1,223) (1,223)
Net income.............. -- -- 2,966 2,966
---- ------ ------- -------
Balance, December 31,
1993................... 3 1,265 1,814 3,082
Capital contributions... -- 390 -- 390
Distributions........... -- -- (1,435) (1,435)
Net income.............. -- -- 1,868 1,868
---- ------ ------- -------
Balance, December 31,
1994................... 3 1,655 2,247 3,905
Capital contributions... -- 115 -- 115
Distributions........... -- -- (100) (100)
Net income.............. -- -- 861 861
---- ------ ------- -------
Balance, December 31,
1995................... 3 1,770 3,008 4,781
Net loss................ (784) (784)
---- ------ ------- -------
Balance, March 31, 1996
(Unaudited)............ $3 $1,770 $ 2,224 $ 3,997
==== ====== ======= =======
</TABLE>
The accompanying notes are an integral part of these combined financial
statements.
F-50
<PAGE>
THE GENESEE COMPANY AND RELATED ENTITIES
COMBINED STATEMENTS OF CASH FLOWS
(IN THOUSANDS)
<TABLE>
<CAPTION>
YEAR ENDED DECEMBER 31, PERIOD ENDED MARCH 31,
---------------------------- -----------------------
1993 1994 1995 1995 1996
-------- -------- -------- ----------- -----------
(UNAUDITED) (UNAUDITED)
<S> <C> <C> <C> <C> <C>
Cash Flows From Operating
Activities
Net income............. $ 2,966 $ 1,868 $ 861 $ (161) $ (784)
Adjustments to recon-
cile net income to net
cash used in operating
activities:
Depreciation ex-
pense............... 57 72 78 15 15
Changes in operating
assets and liabili-
ties:
Decrease (increase)
in:
Related party and
other
receivables..... (245) 252 (695) (532) (271)
Real estate in-
ventories....... (14,977) (16,037) (1,997) (2,506) (5,460)
Prepaid and other
assets.......... (342) (418) (53) 802 (303)
Increase (decrease)
in:
Accounts payable
and accrued con-
struction lia-
bilities........ (365) 301 1,307 (190) (1,203)
Other accrued ex-
penses.......... 422 (72) 497 75 87
Customer depos-
its............. 209 188 (141) (89) 493
-------- -------- -------- ------- -------
Net cash used in
operating
activities...... (12,275) (13,846) (143) (2,586) (7,426)
-------- -------- -------- ------- -------
Cash Flows From Investing
Activities
Purchases of equipment
and furniture......... (47) (53) (57) (3) (6)
Return of investment in
partnership........... 174 -- -- -- --
-------- -------- -------- ------- -------
Net cash provided
by (used in) in-
vesting activi-
ties............ 127 (53) (57) (3) (6)
-------- -------- -------- ------- -------
Cash Flows From Financing
Activities
Borrowings under notes
payable............... 47,729 50,226 39,846 9,253 10,988
Repayments of notes
payable............... (35,400) (34,802) (39,628) (7,946) (4,238)
Related party
borrowings............ 609 1,533 1,109 107 279
Repayments of related
party borrowings...... (423) (1,013) (1,528) (202) (221)
Distributions to share-
holder................ (1,082) (1,435) (100) -- --
Capital contributions
by shareholder........ 244 390 115 115 --
-------- -------- -------- ------- -------
Net cash provided
by (used in)
financing activ-
ities........... 11,677 14,899 (186) 1,327 6,808
-------- -------- -------- ------- -------
Increase (decrease) in
cash and cash equiva-
lents................... (471) 1,000 (386) (1,262) (624)
Cash and cash equiva-
lents, beginning of
year.................... 835 364 1,364 1,364 978
-------- -------- -------- ------- -------
Cash and cash equiva-
lents, end of year...... $ 364 $ 1,364 $ 978 $ 102 $ 354
======== ======== ======== ======= =======
</TABLE>
The accompanying notes are an integral part of these combined financial
statements.
F-51
<PAGE>
THE GENESEE COMPANY AND RELATED ENTITIES
NOTES TO COMBINED FINANCIAL STATEMENTS
1. BUSINESS AND ORGANIZATION
General
The combined financial statements consist of the accounts of The Genesee
Company combined with those of The Genesee Company/Castle Pines, Ltd., The
Genesee Company of Michigan, Ltd., Genesee Venture Corporation (dba The
Genesee Company Building Group, Inc.) and, subsequent to December 31, 1994,
those of Genesee Communities I, Inc., Genesee Communities II, Inc. and Genesee
Development Company (collectively referred to as the "Company"). These
entities are related through common ownership and management.
The Company is engaged primarily in the construction and sale of single-
family residential property in Colorado and Arizona. The Company designs,
builds, and sells single-family houses on finished lots, which it purchases
ready for home construction or which it develops. The Company also purchases
undeveloped land to develop finished lots for future construction of single-
family houses and for sale to others.
The Company and its shareholder have entered into a definitive agreement
with The Fortress Group pursuant to which the Company will merge with The
Fortress Group (the "Merger"). All outstanding shares of the Company will be
exchanged for cash and shares of The Fortress Group's common stock concurrent
with the consummation of the initial public offering.
2. SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES:
Principles of Combination
The combined financial statements include the accounts of the entities
described in Note 1, all of which are 100% owned by the same shareholder. All
significant intercompany accounts and transactions have been eliminated in
combination.
Estimates by Management
The preparation of financial statements in conformity with generally
accepted accounting principles requires management to make estimates and
assumptions that affect the reported amounts of assets and liabilities and
disclosure of contingent assets and liabilities at the date of the financial
statements and the reported amounts of revenues and expenses during the
reporting period. Actual results could differ from those estimates.
Revenue Recognition
Revenues from residential sales are recognized when all conditions precedent
to closing have been fulfilled and title has passed to the buyer. The
Company's homes are generally sold in advance of their construction. The
Company's standard sales contract generally requires the customer to make an
earnest money deposit which is recognized as a liability until the unit
closes.
Real Estate Inventories and Cost of Sales
All real estate inventories which are held for sale are carried at cost,
which is less than fair value as measured in accordance with Statement of
Financial Accounting Standards (SFAS) No. 121, Accounting for the Impairment
of Long-Lived Assets and for Long-Lived Assets to be Disposed Of. Fair value
is measured based on the application of discounting expected future cash flows
of each of the Company's real estate developments. Costs incurred which are
included in inventory consist of land, land development, direct and certain
indirect construction costs, interest and real estate taxes, and model
construction costs and related improvements.
At the time of revenue recognition, cost of sales is charged with the actual
construction costs incurred and any estimate to complete, plus and allocation
of the total estimated cost of land and land development, interest, real
estate taxes and any other capitalizable common costs.
F-52
<PAGE>
THE GENESEE COMPANY AND RELATED ENTITIES
NOTES TO COMBINED FINANCIAL STATEMENTS--(CONTINUED)
Interest charged to cost of sales is as follows (in thousands):
<TABLE>
<CAPTION>
YEAR ENDED DECEMBER
31,
--------------------
1993 1994 1995
------ ------ ------
<S> <C> <C> <C>
Interest on loans from financial institutions........... $1,535 $1,848 $2,328
Profit sharing interest under equity participation
agreements............................................. 1,280 1,084 1,224
Interest on subordinated notes.......................... 499 926 981
------ ------ ------
$3,314 $3,858 $4,533
====== ====== ======
</TABLE>
Interest Capitalization
Interest and related debt issuance costs are capitalized to qualifying real
estate inventories as incurred, in accordance with SFAS No. 34,
"Capitalization of Interest Cost", and charged to cost of sales as revenue
from residential sales is recognized. The interest and related debt issuance
costs capitalized are determined by applying a weighted average capitalization
rate to the accumulated qualified real estate expenditures. The capitalization
rate is based on the Company's outstanding borrowings associated with the
acquisition, development and construction of the qualified real estate
inventory. The amount of financing costs capitalized does not exceed those
costs incurred for any year presented in the accompanying combined financial
statements.
Equipment and Furniture
Equipment and furniture are carried at cost less accumulated depreciation.
Depreciation is computed using the straight-line method over the estimated
useful lives of the assets which range in years from 5 to 10. Significant
additions and improvements are capitalized, while expenditures for repairs and
maintenance are charged to operations as incurred.
Other Assets
Other assets includes costs incurred for common area model improvements and
certain furnishings. These costs are amortized on a per unit basis as home
sales in the related development are closed.
Concentrations of Credit Risk
The Company's operations are concentrated in the construction and sale of
single-family residential property in Colorado and Arizona. Furthermore, the
Company from time to time maintains cash balances at certain financial
institutions in excess of Federally insured limits.
Income Taxes
The Company is a Subchapter S corporation for income tax purposes and,
accordingly, any income tax liabilities are the responsibility of the
Company's shareholder. The Company's Subchapter S corporation status will
terminate on consummation of the Merger as disclosed in Note 1. See Note 9 for
information regarding the pro forma income tax disclosures.
Cash and Equivalents
For purposes of reporting cash flows, the Company considers all highly
liquid investments with an original maturity of three months or less to be
cash equivalents.
F-53
<PAGE>
THE GENESEE COMPANY AND RELATED ENTITIES
NOTES TO COMBINED FINANCIAL STATEMENTS--(CONTINUED)
Supplemental disclosures of cash flow information are as follows (in
thousands):
<TABLE>
<CAPTION>
YEAR ENDED DECEMBER 31,
-----------------------
1993 1994 1995
------- ------- -------
<S> <C> <C> <C>
Cash paid for interest:
Related parties.................................. $ 63 $ 114 $ 140
Other............................................ 1,748 2,548 3,605
Office equipment acquired through capital leases... 151 45 35
Distribution to shareholder through reduction of
home sales price.................................. 141 -- --
Sale of vehicles to related party.................. 64 -- --
</TABLE>
Unaudited Interim Financial Statements
In the opinion of management, the Company has made all adjustments,
consisting primarily of normal recurring accruals, necessary for a fair
presentation of the financial condition of the Company as of March 31, 1996
and the results of operations and cash flows for the three month period ended
March 31, 1996 and 1995, as presented in the accompanying unaudited interim
financial statements.
3. REAL ESTATE INVENTORIES
Real estate inventories are summarized as follows (in thousands):
<TABLE>
<CAPTION>
DECEMBER 31,
--------------- MARCH 31,
1994 1995 1996
------- ------- -----------
(UNAUDITED)
<S> <C> <C> <C>
Work-in-progress:
Sold homes under construction............... $16,039 $ 7,507 $13,830
Speculative homes........................... 9,863 15,627 15,217
------- ------- -------
25,902 23,134 29,047
------- ------- -------
Land:
Finished lots............................... 15,446 17,436 20,451
Land under development...................... 2,100 5,487 1,108
Land and other costs........................ 729 -- --
------- ------- -------
18,275 22,923 21,559
Models........................................ 3,499 3,616 4,527
------- ------- -------
Total..................................... $47,676 $49,673 $55,133
======= ======= =======
</TABLE>
Speculative homes and models include completed homes and homes under
construction. Speculative construction represents homes built without an
advance sales contract in order to accelerate closing. Completed homes include
the allocation of land and development and other allocable costs.
4. NOTES PAYABLE
Notes payable are summarized as follows (in thousands):
<TABLE>
<CAPTION>
DECEMBER 31,
--------------- MARCH 31,
1994 1995 1996
------- ------- ----------
UNAUDITED)
<S> <C> <C> <C>
Project specific construction loans............. $20,639 $16,685 $22,958
Conventional land acquisition and development
loans.......................................... 10,140 13,746 12,457
Subordinated notes and equity participation
loans.......................................... 10,396 10,416 11,635
Unsecured lines of credit....................... -- 546 1,093
------- ------- -------
$41,175 $41,393 $48,143
======= ======= =======
</TABLE>
F-54
<PAGE>
THE GENESEE COMPANY AND RELATED ENTITIES
NOTES TO COMBINED FINANCIAL STATEMENTS--(CONTINUED)
Project specific construction loans and conventional land acquisition and
development loans consist of land, land development, and construction loans
primarily from financial institutions. These loans bear interest at annual
rates ranging from 1% to 2% over prime (the prime rate was 8.5% at December
31, 1995) and both principal and interest are normally paid at the time the
related real estate properties are sold. The loan agreements include customary
representations and covenants, including limitations on the maximum principal
amount that can be outstanding at any time. All outstanding indebtedness under
these facilities is collateralized by a lien on the related real estate
inventories, and all of these loans are personally guaranteed by the Company's
sole shareholder. At December 31, 1995, the Company was not in compliance with
the reporting requirements of certain loan agreements with one of their
financial institutions. As a result, this financial institution may, at its
option, demand immediate payment on amounts outstanding under the respective
loan agreement. However, the financial institution has continued to advance
additional funds to the Company as financing on specific projects and has
granted a written waiver of these violations to the Company.
Subordinated notes consist of notes from private investors, some of which
are unsecured and some of which are collateralized by a lien on the Company's
real estate inventories, and all of which are personally guaranteed by the
Company's sole shareholder. Generally, these loans bear interest at a fixed
annual rate of 12%, paid monthly. The unsecured notes entitle the holder to
receive an additional 6% interest per annum payable at maturity of the note.
These notes generally have maturities of six months, at which time the
principal and all unpaid interest are due.
The Company has entered into a series of equity participation agreements and
related notes payable with one private investor. Under these agreements, the
Company had outstanding advances from this equity participant totaling
approximately $6,097,000 and $4,559,000 as of December 31, 1994 and 1995,
respectively, in the form of equity participation notes payable. The proceeds
from these notes are used to acquire and develop various predetermined real
estate properties and to construct homes in these developments.
In general, no interest is accrued on the principal balance of these notes,
but rather, the note holder is entitled to a portion of the net profits of the
development which collateralizes the note payable. However, at December 31,
1995, the Company had one equity participation note payable which requires
that the private investor receive the greater of some minimal rate of return
or a portion of the net profits of the development. At December 31, 1995, the
Company has accrued approximately $255,000 in interest costs, all of which has
been capitalized, related to this note since the development is in the start-
up stage and net profits earned as of December 31, 1995 have been less than
the minimum rate of return guaranteed the investor. Other than this note, only
in the event of default in principal payment at maturity would interest be
accrued at the rate of the greater of 3% over prime or 18%, retroactive to the
origination date of the note. As of December 31, 1995, there have been no
instances in which interest has been accrued on an equity participation note
payable due to an event of default. The Company periodically reviews the
expected profits and cash flows of developments with equity participation
notes payable and would accrue interest on the notes if it determines that an
event of default is probable. In general, equity participation notes payable
have maturities within two years of origination.
Based upon the equity participation agreements, net profits of the
individual developments are distributed, at the Company's discretion, as
follows: (i) distributions are to repay the principal balance and interest, if
applicable, of the equity participation note payable related to that
development; and (ii) once the principal balance of the equity participation
note payable for a development is repaid, net profits are distributed between
the equity participant and the Company.
F-55
<PAGE>
THE GENESEE COMPANY AND RELATED ENTITIES
NOTES TO COMBINED FINANCIAL STATEMENTS--(CONTINUED)
Maturities of notes payable at December 31, 1995 in future periods are as
follows (in thousands):
<TABLE>
<S> <C>
Year Ending December 31,
1996............................................................ $31,550
1997............................................................ 7,119
1998............................................................ 2,724
-------
$41,393
=======
</TABLE>
The timing of repayments on these notes may differ from the above schedule
due to the repayment of terms of these notes, described above, some of which
may require earlier repayment.
Interest incurred and capitalized during the years ended December 31, 1993,
1994 and 1995 aggregated approximately $3,318,000, $4,746,000 and $6,597,000,
respectively.
5. SHAREHOLDERS' EQUITY
The following is a summary of the authorized, issued and outstanding shares
of the combined entities:
<TABLE>
<CAPTION>
SHARES ISSUED AND
OUTSTANDING
DECEMBER 31,
FAIR SHARES ------------------
VALUE AUTHORIZED 1993 1994 1995
------ ---------- ----- ----- ------
<S> <C> <C> <C> <C> <C>
The Genesee Company....................... No Par 100,000 2,000 2,000 90,000
The Genesee Company/Castle Pines, Ltd..... $1.00 10,000 1,000 1,000 1,000
Genesee Company of Michigan, Ltd.......... No Par 10,000 -- 1,000 1,000
Genesee Venture Corporation............... $1.00 10,000 100 100 100
Genesee Communities I, Inc................ $1.00 10,000 -- -- --
Genesee Communities II, Inc............... $1.00 10,000 -- -- --
Genesee Development Company............... $1.00 10,000 -- -- --
</TABLE>
In 1995, the Company adopted an incentive stock option plan for certain
employees. The plan allows the grant of options to purchase up to 10,000
shares of the Company's common stock. The exercise price is equal to the
estimated fair value of the common stock at the date of grant. The options
generally vest nine years after the date of grant, but the vesting period is
accelerated upon a change in control or the occurrence of certain other events
as specified in the plan agreement. The options are exercisable over periods
of up to 10 years.
During 1995, options to purchase 10,000 shares of the Company's common stock
were granted at an exercise price of $50.15 per share.
6. RELATED PARTY TRANSACTIONS
The Company has entered into an agreement with a company (from which the
sole shareholder receives compensation for management services) to perform
certain marketing and management activities on behalf of the Company. The
Company pays a management fee consisting of a fixed monthly fee, plus an
additional fee of 0.5% of gross sales, as defined in the management agreement.
For the years ended December 31, 1993, 1994 and 1995, the Company has recorded
approximately $273,000, $356,000 and $98,000 in management fees for
F-56
<PAGE>
THE GENESEE COMPANY AND RELATED ENTITIES
NOTES TO COMBINED FINANCIAL STATEMENTS--(CONTINUED)
services performed under this agreement. The marketing and management services
provided pursuant to the agreement diminished significantly in 1995;
therefore, the agreement has been terminated as of January 1, 1996.
The Company provides management services for three entities owned by the
sole shareholder of the Company. The Company is compensated by these related
entities based upon time spent performing services on their behalf. For the
years ended December 31, 1993, 1994 and 1995, the Company recognized
management fee revenues of approximately $28,000, $13,000 and $25,000,
respectively, for services provided.
In 1991, the Company became a general partner in a limited partnership to
purchase and develop land for resale. The Company had a 10% interest in the
partnership prior to the transfer of its interest in the partnership at book
value effective January 1, 1993, to a company from which the sole shareholder
receives compensation for management services. The Company receives a monthly
management fee from the partners for work performed on behalf of the
partnership. The Company recognized approximately $180,000, $90,000 and $0 in
1993, 1994 and 1995, respectively, in management fees under this agreement.
During 1993, the Company began receiving a two-part management fee from the
partnership for oversight of the development of a land parcel on behalf of the
partnership. The Company is entitled to a management fee equal to 4% of the
cost of developing the parcel, plus an additional fee equal to 1 1/2% of gross
sales of lots on this parcel. In 1993, 1994 and 1995, the Company recognized
approximately $83,000, $12,000 and $6,000, respectively, in management fee
income under these arrangements. The Company is also entitled to a marketing
fee of 4% of gross sales of lots on this parcel, but the Company has allowed a
company, which actually markets the lots and from which the sole shareholder
receives compensation for management services, to receive this fee directly
from the partnership with no impact on the combined financial statements of
the Company.
The Company has also entered into several agreements to purchase land from
the limited partnership at estimated fair market value. During 1993, 1994 and
1995, the Company purchased approximately $2,689,000, $2,702,000 and $0,
respectively, in land from the partnership for future home construction.
The Company pays a fee to an entity owned by the sole shareholder of the
Company based on the number of homes closed in a particular development as
compensation for assistance in negotiations related to the purchase of the
land for the development. In 1993, 1994 and 1995, the Company paid
approximately $25,000, $145,000 and $5,000, respectively, in compensation to
this entity which has been recognized as a cost of sales in the combined
financial statements of the Company.
Receivables from related parties represent non-interest bearing advances and
notes to the shareholder and related entities. Such amounts are generally due
on demand or within one year.
The Company has made home sales to several employees, for which sales
revenue and the related cost of sales have been included in the accompanying
combined Statements of Income.
For the years ended December 31, 1993, 1994 and 1995, the Company has
recognized revenues of approximately $1,331,000, $454,000 and $0,
respectively, and cost of sales of approximately $1,292,000, $405,000 and $0,
respectively, in connection with these sales.
7. EMPLOYEE BENEFIT PLAN
The Company maintains a contributory profit sharing plan established
pursuant to the provisions of Section 401(k) of the Internal Revenue Code,
which provides retirement benefits for eligible employees of the Company. The
Company may make annual discretionary contributions to the plan. Discretionary
contributions during the years ended December 31, 1993, 1994 and 1995
aggregated $150,000, $50,000 and $0, respectively.
F-57
<PAGE>
THE GENESEE COMPANY AND RELATED ENTITIES
NOTES TO COMBINED FINANCIAL STATEMENTS--(CONTINUED)
8. COMMITMENTS AND CONTINGENCIES
During a portion of 1993, the Company leased certain office equipment under
noncancelable operating leases that expired during 1993. Rent expense under
such leases aggregated $28,000 for the year ended December 31, 1993. In
addition, the Company leases office space at one of its locations on a month-
to-month basis from a company wholly-owned by the sole shareholder. Office
rent expense under this lease aggregated $87,000, $94,000 and $102,000 for the
years ended December 31, 1993, 1994 and 1995, respectively. The Company also
leases office space at two other locations from non-related parties; office
rent expense under these leases aggregated $14,000, $17,000 and $20,000 for
the years ended December 31, 1993, 1994 and 1995, respectively. Total minimum
rental commitments at December 31, 1995 are approximately $21,000 and $7,000
for 1996 and 1997, respectively.
The Company leases certain office equipment under agreements classified as
capital leases. Office equipment under these leases has a cost of $151,000,
$196,000 and $206,000 and accumulated depreciation of approximately $17,000,
$52,000 and $81,000 as of December 31, 1993, 1994 and 1995, respectively. The
following is a schedule of future minimum lease payments under capital leases
at December 31, 1995:
<TABLE>
<S> <C>
Future minimum lease payments:
1996............................................................ $51,000
1997............................................................ 24,000
1998............................................................ 9,000
-------
$84,000
=======
</TABLE>
The Company is involved in various routine legal proceedings incidental to
the conduct of its normal business operations. The Company's management
believes that none of these legal proceedings will have a material adverse
impact on the financial condition or results of operations of the Company.
9. UNAUDITED PRO FORMA INCOME TAX INFORMATION
The following unaudited pro forma income tax information is presented in
accordance with Statement of Financial Accounting Standards No. 109 as if the
Company had been a Subchapter C corporation subject to Federal and state
income taxes for the year ended December 31, 1995 and the three month period
ended March 31, 1996 (in thousands).
<TABLE>
<CAPTION>
PERIOD
YEAR ENDED ENDED
DECEMBER 31, MARCH 31,
1995 1996
------------ ---------
<S> <C> <C>
Earnings (loss) before pro forma adjustment, per state-
ment of income........................................ $ 861 $(784)
(Provision)/Benefit for income taxes................... (326) 296
----- -----
Pro forma net income (loss)............................ $ 535 $(488)
===== =====
</TABLE>
F-58
<PAGE>
REPORT OF INDEPENDENT AUDITORS
The Board of Directors and Shareholders Solaris Development Corporation
We have audited the accompanying consolidated balance sheets of Solaris
Development Corporation as of December 31, 1995 and 1994, and the related
consolidated statements of income, shareholders' equity, and cash flows for
each of the three years in the period ended December 31, 1995. These financial
statements are the responsibility of the Company's management. Our
responsibility is to express an opinion on these financial statements based on
our audits.
We conducted our audits in accordance with generally accepted auditing
standards. 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 consolidated financial statements referred to above
present fairly, in all material respects, the consolidated financial position
of Solaris Development Corporation as of December 31, 1995 and 1994 and the
consolidated results of its operations and its cash flows for each of the
three years in the period ended December 31, 1995 in conformity with generally
accepted accounting principles.
Ernst & Young LLP
Raleigh, North Carolina
February 10, 1996
F-59
<PAGE>
SOLARIS DEVELOPMENT CORPORATION
CONSOLIDATED BALANCE SHEETS
<TABLE>
<CAPTION>
DECEMBER 31,
------------------------ MARCH 31,
1994 1995 1996
----------- ----------- -----------
(UNAUDITED)
<S> <C> <C> <C>
ASSETS
Housing inventories:
Homes under construction (Note 2)..... $10,411,366 $ 7,427,620 $ 9,675,788
Land under development and improved
lots................................. 4,372,496 6,415,701 5,089,497
Land options for future development
and related costs.................... -- 456,084 458,529
----------- ----------- -----------
14,783,862 14,299,405 15,223,814
Cash.................................... 1,380,851 873,686 992,064
Restricted cash......................... 141,860 440,366 205,105
Related party accounts receivable (Note
5)..................................... 122,417 163,490 314,693
Other assets, net of accumulated
amortization of $12,633, $13,652 and
$14,022, respectively.................. 46,347 171,528 194,172
Property and equipment:
Automobiles........................... 50,204 56,590 56,590
Computer equipment.................... 4,711 12,388 12,388
Office equipment and furniture........ 63,690 93,265 104,147
Model home furniture and sales
displays............................. 483,422 691,878 671,452
----------- ----------- -----------
602,027 854,121 844,577
Less accumulated depreciation......... (234,698) (368,801) (410,258)
----------- ----------- -----------
367,329 485,320 434,319
----------- ----------- -----------
Total assets........................ $16,842,666 $16,433,795 $17,364,167
=========== =========== ===========
LIABILITIES AND SHAREHOLDERS' EQUITY
Accounts payable and other liabilities.. $ 3,055,595 $ 1,591,351 $ 895,728
Line of credit (Note 4)................. 1,626,199 2,863,759 1,798,789
Notes payable (Note 3).................. 9,242,932 8,145,313 10,704,907
Customer deposits....................... 391,671 460,224 594,918
----------- ----------- -----------
Total liabilities................... 14,316,397 13,060,647 13,994,342
Minority interest....................... 1,346,273 1,294,632 1,348,443
Shareholders' equity:
Common stock, no par value, 100,000
shares authorized, 3,000 shares
issued and outstanding December 31,
1994 and 1995 and March 31, 1996..... 1,000 1,000 1,000
Retained earnings..................... 1,178,996 2,077,516 2,020,382
----------- ----------- -----------
Total shareholders' equity.......... 1,179,996 2,078,516 2,021,382
Commitments (Note 8)
----------- ----------- -----------
Total liabilities and shareholders'
equity............................. $16,842,666 $16,433,795 $17,364,167
=========== =========== ===========
</TABLE>
See accompanying notes.
F-60
<PAGE>
SOLARIS DEVELOPMENT CORPORATION
CONSOLIDATED STATEMENTS OF INCOME
<TABLE>
<CAPTION>
YEAR ENDED DECEMBER 31, PERIOD ENDED MARCH 31,
------------------------------------ -----------------------
1993 1994 1995 1995 1996
----------- ----------- ----------- ----------- -----------
(UNAUDITED) (UNAUDITED)
<S> <C> <C> <C> <C> <C>
Revenue:
Residential home-
building revenue..... $20,875,102 $33,197,542 $42,563,554 $8,255,190 $7,287,195
Interest income....... 16,530 16,133 36,891 8,855 5,012
----------- ----------- ----------- ---------- ----------
20,891,632 33,213,675 42,600,445 8,264,045 7,292,207
Costs and expenses:
Cost of sales......... 16,942,636 26,258,391 33,792,304 6,573,977 5,751,431
General and
administrative....... 1,552,330 1,763,897 2,684,718 599,833 695,388
Selling and
marketing............ 1,729,838 2,744,734 3,353,012 735,133 607,431
Interest.............. 46,450 41,923 39,623 9,906 6,475
----------- ----------- ----------- ---------- ----------
20,271,254 30,808,945 39,869,657 7,918,849 7,060,725
----------- ----------- ----------- ---------- ----------
Income before minority
interest............... 620,378 2,404,730 2,730,788 345,196 231,482
Minority interest in
(loss) income of
subsidiaries........... (65,415) 906,672 745,457 151,961 53,811
----------- ----------- ----------- ---------- ----------
Net income.............. $ 685,793 $ 1,498,058 $ 1,985,331 $ 193,235 $ 177,671
=========== =========== =========== ========== ==========
Unaudited pro forma net
income (Note 9)........ $ 1,191,199 $ 106,603
=========== ==========
</TABLE>
See accompanying notes.
F-61
<PAGE>
SOLARIS DEVELOPMENT CORPORATION
CONSOLIDATED STATEMENTS OF SHAREHOLDERS' EQUITY
<TABLE>
<CAPTION>
TOTAL
COMMON RETAINED SHAREHOLDERS'
STOCK EARNINGS EQUITY
------ ----------- -------------
<S> <C> <C> <C>
Balance at January 1, 1993.................... $1,000 $ 624,390 $ 625,390
Net income.................................. -- 685,793 685,793
Distributions to shareholders............... -- (477,427) (477,427)
------ ----------- -----------
Balance at December 31, 1993.................. 1,000 832,756 833,756
Net income.................................. -- 1,498,058 1,498,058
Distributions to shareholders............... -- (765,590) (765,590)
Redemption of common stock (Note 8)......... -- (386,228) (386,228)
------ ----------- -----------
Balance at December 31, 1994.................. 1,000 1,178,996 1,179,996
Net income.................................. -- 1,985,331 1,985,331
Distributions to shareholders............... -- (1,086,811) (1,086,811)
------ ----------- -----------
Balance at December 31, 1995.................. 1,000 2,077,516 2,078,516
Net income (unaudited)...................... -- 177,671 177,671
Distributions to shareholders (unaudited)... -- (234,805) (234,805)
------ ----------- -----------
Balance at March 31, 1996 (unaudited)......... $1,000 $ 2,020,382 $ 2,021,382
====== =========== ===========
</TABLE>
See accompanying notes.
F-62
<PAGE>
SOLARIS DEVELOPMENT CORPORATION
CONSOLIDATED STATEMENTS OF CASH FLOWS
<TABLE>
<CAPTION>
YEAR ENDED DECEMBER 31, PERIOD ENDED MARCH 31,
---------------------------------------- -------------------------
1993 1994 1995 1995 1996
------------ ------------ ------------ ----------- ------------
(UNAUDITED) (UNAUDITED)
<S> <C> <C> <C> <C> <C>
OPERATING ACTIVITIES
Net income.............. $ 685,793 $ 1,498,058 $ 1,985,331 $ 193,235 $ 177,671
Adjustments to reconcile
net income to net cash
(used in) provided by
operating activities:
Depreciation and
amortization.......... 71,877 82,298 155,819 29,554 41,807
Minority interest...... (65,415) 906,672 745,457 151,961 53,811
Gain from dissolution
of joint venture...... (33,094) -- -- -- --
Gain on sale of asset.. -- -- (2,483) (2,483) --
Changes in operating
assets and
liabilities:
Accounts receivable
from related parties
...................... 407,177 (94,879) (41,073) 87,408 (151,203)
Other assets........... (32,533) 15,811 (126,200) (61,912) (22,994)
Land under development
and improved lots..... (22,517) (2,685,168) (2,499,289) 43,290 1,323,759
Homes under
construction.......... (1,246,516) (4,495,241) 2,983,746 (813,358) (2,248,168)
Accounts payable and
other liabilities and
customer deposits..... (160,711) 2,942,414 (1,395,691) (2,013,980) (560,929)
Related party
payables.............. -- (73,105) -- -- --
------------ ------------ ------------ ----------- ------------
Net cash (used in)
provided by operating
activities............. (395,939) (1,903,140) 1,805,617 (2,386,285) (1,386,246)
INVESTING ACTIVITIES
Change in restricted
cash................... 91,503 165,140 (298,506) (108,140) 235,261
Purchases of property
and equipment.......... (120,230) (207,964) (302,297) (83,055) --
Proceeds from sale of
property and
equipment.............. 45,246 -- 25,631 25,631 9,544
------------ ------------ ------------ ----------- ------------
Net cash provided by
(used in) investing
activities ............ 16,519 (42,824) (575,172) (165,564) 244,805
FINANCING ACTIVITIES
Payments on bank line of
credit................. -- (1,777,400) (2,175,619) (381,438) (1,095,643)
Proceeds from bank line
of credit.............. -- 3,403,599 3,413,179 157,500 30,673
Payments on notes
payable................ (17,716,204) (24,587,820) (31,525,538) (4,858,795) (11,545,382)
Proceeds from notes
payable................ 18,708,406 26,704,477 30,427,919 7,252,099 14,104,976
Distributions to
shareholders........... (459,570) (765,590) (1,086,811) (142,364) (234,805)
Distributions to
minority interest...... (84,484) (339,810) (437,140) (81,500) --
Return of capital to
minority interest...... -- -- (353,600) -- --
------------ ------------ ------------ ----------- ------------
Net cash provided by
(used in) financing
activities............. 448,148 2,637,456 (1,737,610) 1,945,502 1,259,819
------------ ------------ ------------ ----------- ------------
Increase (decrease) in
cash................... 68,728 691,492 (507,165) (606,347) 118,378
Cash at beginning of the
period................. 620,631 689,359 1,380,851 1,380,851 873,686
------------ ------------ ------------ ----------- ------------
Cash at end of the
period................. $ 689,359 $ 1,380,851 $ 873,686 $ 774,504 $ 992,064
============ ============ ============ =========== ============
Supplemental disclosure
of cash flow
information
Cash paid during the
period for interest.... $ 543,300 $ 647,900 $ 1,058,581 $ 243,826 $ 236,337
============ ============ ============ =========== ============
</TABLE>
SUPPLEMENTAL DISCLOSURE OF NONCASH FINANCING ACTIVITIES
Excluded from the consolidated 1994 statement of cash flows was the effect
of a non-cash transaction in which the Company incurred $386,228 of notes
payable to a former shareholder in conjunction with the redemption of this
individual's 1,000 shares of common stock. (Note 8)
Excluded from the consolidated 1993 statement of cash flows was the effect
of a non-cash transaction in which the Company accrued $17,857 of dividends
owed to a shareholder as of December 31, 1993.
F-63
<PAGE>
SOLARIS DEVELOPMENT CORPORATION
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
DECEMBER 31, 1995
1. BUSINESS DESCRIPTION AND SIGNIFICANT ACCOUNTING POLICIES
Business of the Company
Solaris Development Corporation (the "Company") was formed in 1985 for the
purpose of developing land and building subdivisions featuring affordable
custom built homes in the Raleigh, Durham, Chapel Hill region of North
Carolina.
The Company and its shareholders have entered into a definitive agreement
with the Fortress Group pursuant to which the Company will merge with the
Fortress Group (the "Merger"). All outstanding shares of the Company will be
exchanged for cash and shares of The Fortress Group's common stock concurrent
with the consummation of the initial public offering of the common stock of
the Fortress Group and subordinated debt.
Basis of Presentation
The consolidated financial statements include the accounts of the Company
and joint ventures in which it was involved during the years ended December
31, 1993, 1994 and 1995. The Company owns a 50% interest in the Village Lakes
joint venture and a 66% interest in the Park Village joint venture. All
significant intercompany balances and transactions have been eliminated in
consolidation. The Company consolidates its 50% interest in the Village Lakes
joint venture since it is the managing partner of the venture. Solaris has
full responsibility and complete discretion in the management and control of
the business of the venture, and makes all decisions regarding the management
and affairs of the venture.
Minority interest as of December 31, 1994 and 1995 includes the 50% interest
in the Village Lakes joint venture and the 34% interest in the Park Village
joint venture owned by various other parties.
For 1993, the Village Lakes joint venture generated net income of $165,602,
while prior to 1993 the venture incurred cumulative net losses of $182,186. No
recognition of minority interest in the cumulative loss is recorded in the
financial statements as of December 31, 1993, as there is no requirement for
the minority shareholder to reimburse the Company for operating losses.
Minority interest as of December 31, 1993 includes the 34% interest in the
Park Village joint venture by various other parties.
Residential Home-building Revenue
The Company is primarily engaged in the construction and sale of residential
housing. Revenue is recognized at the time of the closing of a sale, when
title to and possession of the property transfer to the buyer.
Other Assets
Other assets consist of earnest money deposits, land options, organizational
costs, deferred offering costs and other deposits. The organizational costs
are amortized using the straight-line method over a five year period.
Property and Equipment
Property and equipment are stated at cost. Depreciation is computed
primarily using accelerated methods with useful lives ranging from five to
seven years.
Restricted Cash
When a sales contract is signed, the Company receives a deposit from the
buyer which is restricted until the transaction is closed. As of December 31,
1994 and 1995, the restricted cash held in an escrow account was $141,860 and
$440,366, respectively.
F-64
<PAGE>
SOLARIS DEVELOPMENT CORPORATION
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS--(CONTINUED)
Income Taxes
The Company has elected S Corporation status. All federal and state income
tax liabilities are accordingly the responsibility of the shareholders rather
than the Company and are therefore not recorded at the Company level. The
Company's S Corporation status will terminate on consummation of the Merger
disclosed above. See Note 9 for information regarding the pro forma income tax
disclosures.
Use of Estimates
The preparation of the financial statements in conformity with generally
accepted accounting principles requires management to make estimates and use
assumptions that affect the amounts reported in the financial statements and
accompanying notes. Actual results could differ from those estimates.
Risks and Uncertainties
As of December 31, 1995, the Company had incurred and capitalized
approximately $456,000 in costs related to a planned urban development, the
future development of which is contingent upon the Company securing financing
to exercise its land purchase option and obtaining appropriate infrastructure
and regulatory approvals. These costs are recorded as "land options for future
development and related costs" in the accompanying balance sheet. Management
expects this development project to proceed as planned. However, should
financing and other contingencies not be successfully resolved, the Company
would need to write-off these capitalized costs.
Advertising Expense
The cost of advertising is expensed as incurred. The Company incurred
approximately $146,000, $242,000 and $261,000 in advertising costs during
1993, 1994 and 1995, respectively.
Reclassifications
Certain 1993 and 1994 amounts in the financial statements have been
reclassified to conform with 1995 classifications. These reclassifications did
not result in any changes in net income or shareholders' equity as previously
reported.
Unaudited Interim Financial Statements
In the opinion of management, the Company has made all adjustments,
consisting primarily of normal recurring accruals, necessary for a fair
presentation of the financial condition of the Company as of March 31, 1996
and the results of operations and cash flows for the three month period ended
March 31, 1996 and 1995, as presented in the accompanying unaudited interim
financial statements.
2. HOUSING INVENTORIES
Housing inventories consist principally of homes under construction, land
under development, improved lots, and land options and other costs related to
future development. Inventories are stated at the lower of cost or net
realizable value. In addition to direct land acquisition, land development and
housing construction costs, inventory costs include interest, real estate
taxes, the cost of real estate options, related legal fees, and certain
administrative costs which are capitalized in inventory during the development
and construction periods. All other costs are charged to expense as incurred.
Net realizable value estimates are based on management's present plans and
intentions of undiscounted sale prices less development and disposition costs,
assuming that disposition occurs in the normal course of business.
F-65
<PAGE>
SOLARIS DEVELOPMENT CORPORATION
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS--(CONTINUED)
Homes under construction are summarized as follows:
<TABLE>
<CAPTION>
DECEMBER 31,
---------------------- MARCH 31,
1994 1995 1996
----------- ---------- -----------
(UNAUDITED)
<S> <C> <C> <C>
Work in progress.......................... $ 6,243,536 $4,356,776 $5,195,899
Models.................................... 1,725,115 1,893,560 1,896,830
Speculative construction.................. 2,442,715 1,177,284 2,583,059
----------- ---------- ----------
$10,411,366 $7,427,620 $9,675,788
=========== ========== ==========
</TABLE>
Models are constructed to assist in the marketing effort of a development
and speculative construction represents non-model homes either under
construction or completed which are not subject to a sales contract.
3. NOTES PAYABLE AND CONSTRUCTION LOANS
Notes payable and construction and development loans consist of the
following:
<TABLE>
<CAPTION>
DECEMBER 31,
--------------------- MARCH 31,
1994 1995 1996
---------- ---------- -----------
(UNAUDITED)
<S> <C> <C> <C>
Construction and development loans pay-
able:
Notes payable to financial institution
collateralized by a deed of trust on
real property with interest at prime
plus 1% (Prime was 8.65% at December
31, 1995). Interest and principal are
due on demand.......................... $5,160,054 $1,513,737 $ 1,502,349
Notes payable to bank, collateralized by
a deed of trust on real property and
personal guarantees by the shareholders
of the Company with interest at prime
plus 3/4% (Prime was 8.65% at December
31, 1995). Interest and principal are
due on demand.......................... 1,743,560 2,068,096 2,166,322
Notes payable to bank, collateralized by
a deed of trust on real property and
personal guarantees by the shareholders
of the Company with interest at prime
plus 1% (Prime was 8.65% at December
31, 1995). Interest and principal are
due on demand.......................... 1,695,350 3,910,096 6,122,295
Notes payable to bank, collateralized by
a deed of trust on real property and
personal guarantees by the shareholders
of the Company with interest at prime
plus 1/2% (Prime was 8.65% at December
31, 1995). Interest and principal are
due on demand.......................... -- 224,390 586,820
Other notes payable:
Note payable to former shareholder,
collateralized by a 25% equity interest
in the Company with interest at 6%, due
in quarterly installments of $22,496
through January 1999................... 317,898 245,376 226,561
Other notes payable..................... 326,070 183,618 150,560
---------- ---------- -----------
$9,242,932 $8,145,313 $10,704,907
========== ========== ===========
</TABLE>
F-66
<PAGE>
SOLARIS DEVELOPMENT CORPORATION
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS--(CONTINUED)
Principal maturities of the above indebtedness during the years immediately
following December 31, 1995 are as follows:
<TABLE>
<S> <C>
1996................................................................. $7,876,500
1997................................................................. 113,428
1998................................................................. 118,463
1999................................................................. 35,767
2000................................................................. 1,155
----------
$8,145,313
==========
</TABLE>
The Company incurred interest costs of approximately $543,300 in 1993,
$647,900 in 1994 and $1,058,581 in 1995. Of these amounts approximately
$73,700, $77,000 and $171,503 were capitalized to land under development and
improved lots and approximately $423,200, $529,200 and $847,455 were
capitalized to homes under construction for the years ended December 31, 1993,
1994 and 1995, respectively.
4. LINE OF CREDIT
During 1994, the Company obtained a $4 million revolving line of credit from
a bank for land development in the Park Village Subdivision. This line of
credit extends through the completion of the development of the entire tract,
and bears interest at a rate of the bank's prime rate plus 3/4%. Interest is
payable monthly. Under this line of credit, the Company had outstanding at
December 31, 1994 and 1995, borrowings of $1,626,199 and $1,537,964,
respectively. The line of credit is collateralized by first and second deeds
of trust on the land, guarantees of the Company, and limited personal
guarantees of the individual owners in the joint venture.
During 1995, the Company obtained two additional lines of credit for $2
million and $2.1 million from banks for land development in the Preston Oaks
and Lake Ridge Subdivisions. The lines of credit extend through the completion
of the development of these subdivisions. The Preston Oaks line bears interest
at prime plus 1/2% and the Lake Ridge line bears interest at prime plus 3/4%.
Under these lines of credit, the Company had outstanding at December 31, 1995,
borrowings of $693,700 and $632,095 for the Preston Oaks and Lake Ridge
Subdivisions, respectively. The lines of credit are collateralized by deeds of
trust on the land and personal guarantees by the shareholders of the Company.
5. RELATED PARTY TRANSACTIONS
The Company conducts transactions with companies affiliated through
investments in joint ventures. The Company records these related party
transactions through its due to/due from accounts, which have been eliminated
in consolidation.
As of December 31, 1994 and 1995, accounts receivable from related parties
were $122,417 and $163,490, respectively. Of this amount, $107,512 and $93,312
at December 31, 1994 and 1995, respectively, was due from a partner in one of
the Company's joint ventures. The remainder of the 1995 balance of
approximately $70,000 is due from an affiliated company for reimbursement of
expenses incurred by the Company on their behalf. These receivables represent
verbal agreements between the entities and are payable on demand.
The Company entered into an office lease agreement with an affiliated
company on November 1, 1995. Rent expense related to this agreement was
approximately $13,000 for the year ended December 31, 1995.
6. 401(K) PLAN
The Company participates in a 401(k) plan under which employees can, after
one half year of service, contribute a percentage of their gross salary up to
a maximum of $8,994 for 1993, $9,240 for 1994 and $9,500 for 1995. The Company
made matching contributions totaling $9,767, $30,827 and $29,786 to the Plan
during the years ended December 31, 1993, 1994 and 1995, respectively. The
Company did not incur any plan administrative expenses during 1993, 1994 or
1995, as these expenses were offset against forfeitures.
F-67
<PAGE>
SOLARIS DEVELOPMENT CORPORATION
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS--(CONTINUED)
7. LEASES
The Company rents its facilities and certain office equipment under
operating leases. Future minimum lease payments under the leases, which have
remaining terms in excess of one year, are as follows:
<TABLE>
<S> <C>
1996................................................................ $161,776
1997................................................................ 133,532
1998................................................................ 108,515
1999................................................................ 102,507
2000................................................................ 80,008
--------
$586,338
========
</TABLE>
Total rent expense for the years ended December 31, 1993, 1994 and 1995 was
$36,593, $96,901 and $148,444, respectively.
8. REDEMPTION OF COMMON STOCK
Effective January 1, 1994, the Company redeemed all 1,000 shares of common
stock, held by a shareholder resulting in a decrease in retained earnings of
$386,228. In conjunction with this transaction, the Company incurred a note
payable to the former shareholder collateralized by the redeemed stock in the
amount of $386,228, of which $317,898, and $245,376 is outstanding as of
December 31, 1994 and 1995, respectively. This transaction did not result in
any gain or loss for the Company.
On January 1, 1994, the Company entered into a contract with this same
former shareholder whereby the Company agreed to pay the individual a
consulting fee in the amount of $300,000 payable in sixty monthly installments
of $5,000.
9. UNAUDITED PRO FORMA NET INCOME
The following unaudited pro forma income tax information is presented in
accordance with Statement of Financial Accounting Standard No. 109 (SFAS 109)
as if the Company had been a C Corporation subject to federal and state income
taxes for the year ended December 31, 1995 and the three month period ended
March 31, 1996.
<TABLE>
<CAPTION>
PERIOD
YEAR ENDED ENDED
DECEMBER 31, MARCH 31,
1995 1996
------------ ---------
<S> <C> <C>
Earnings before pro forma adjustments, per statement
of income........................................... $1,985,331 $177,671
Pro forma adjustment:
Provision for income taxes at estimated effective
rate of 40%....................................... 794,132 71,068
---------- --------
Pro forma net income................................. $1,191,199 $106,603
========== ========
</TABLE>
F-68
<PAGE>
REPORT OF INDEPENDENT AUDITORS
The Members
Sunstar Mortgage Limited Liability Company
We have audited the accompanying balance sheet of Sunstar Mortgage Limited
Liability Company (a North Carolina limited liability company) as of December
31, 1995 and the related statements of operations, members' equity, and cash
flows for the period from March 1, 1995 (inception) to December 31, 1995.
These financial statements are the responsibility of the Company's management.
Our responsibility is to express an opinion on these financial statements
based on our audit.
We conducted our audit in accordance with generally accepted auditing
standards. 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 audit provides a reasonable basis
for our opinion.
In our opinion, the financial statements referred to above present fairly,
in all material respects, the financial position of Sunstar Mortgage Limited
Liability Company at December 31, 1995, and the results of its operations and
cash flows for the period from March 1, 1995 (inception) to December 31, 1995,
in conformity with generally accepted accounting principles.
Ernst & Young LLP
Raleigh, North Carolina
February 9, 1996
F-69
<PAGE>
SUNSTAR MORTGAGE LIMITED LIABILITY COMPANY
BALANCE SHEETS
<TABLE>
<CAPTION>
DECEMBER 31, MARCH 31,
1995 1996
------------ -----------
(UNAUDITED)
<S> <C> <C>
ASSETS
Cash................................................. $2,570 $3,450
------ ------
Total assets....................................... $2,570 $3,450
====== ======
Members' equity........................................ $2,570 $3,450
====== ======
</TABLE>
See accompanying notes.
F-70
<PAGE>
SUNSTAR MORTGAGE LIMITED LIABILITY COMPANY
STATEMENTS OF OPERATIONS
<TABLE>
<CAPTION>
PERIOD FROM
-----------------------------------------------
MARCH 1, 1995 MARCH 1 JANUARY 1
(INCEPTION) TO (INCEPTION) TO TO
DECEMBER 31, 1995 MARCH 31, 1995 MARCH 31, 1996
----------------- -------------- --------------
(UNAUDITED) (UNAUDITED)
<S> <C> <C> <C>
Commission income............. $12,171 $ -- $14,830
General and administrative
expenses..................... 5,551 2,932 --
------- ------- -------
Net income (loss) ............ $ 6,620 $(2,932) $14,830
======= ======= =======
Unaudited pro forma net income
(Note 3)..................... $ 4,300 $11,567
======= =======
</TABLE>
See accompanying notes.
F-71
<PAGE>
SUNSTAR MORTGAGE LIMITED LIABILITY COMPANY
STATEMENTS OF MEMBERS' EQUITY
<TABLE>
<CAPTION>
MEMBERS'
EQUITY
--------
<S> <C>
Balance at March 1, 1995 (inception).................................. $25,200
Net income.......................................................... 6,620
Distributions....................................................... (29,250)
-------
Balance at December 31, 1995.......................................... 2,570
Net income (unaudited).............................................. 14,830
Distributions (unaudited)........................................... (13,950)
-------
Balance at March 31, 1996 (Unaudited)................................. $ 3,450
=======
</TABLE>
See accompanying notes.
F-72
<PAGE>
SUNSTAR MORTGAGE LIMITED LIABILITY COMPANY
STATEMENTS OF CASH FLOWS
<TABLE>
<CAPTION>
PERIOD FROM
-----------------------------------------
MARCH 1, 1995 JANUARY 1,
(INCEPTION) TO MARCH 1, 1995 TO
DECEMBER 31, (INCEPTION) TO MARCH 31,
1995 MARCH 31, 1995 1996
-------------- -------------- -----------
(UNAUDITED) (UNAUDITED)
<S> <C> <C> <C>
Operating activities
Net income......................... $ 6,620 $(2,932) $14,830
-------- ------- -------
Net cash provided by (used in)
operating activities............ 6,620 (2,932) 14,830
-------- ------- -------
Financing activities
Distributions...................... (29,250) -- (13,950)
-------- ------- -------
Net cash used in financing
activities...................... (29,250) -- (13,950)
-------- ------- -------
Net (decrease) increase in cash...... (22,630) (2,932) 880
Cash at beginning of period.......... 25,200 25,200 2,570
-------- ------- -------
Cash at end of period................ $ 2,570 $22,268 $ 3,450
======== ======= =======
</TABLE>
See accompanying notes.
F-73
<PAGE>
SUNSTAR MORTGAGE LIMITED LIABILITY COMPANY
NOTES TO FINANCIAL STATEMENTS
DECEMBER 31, 1995
1. ACCOUNTING POLICIES
Organization
Sunstar Mortgage Limited Liability Company (the "Company") was organized on
January 3, 1995 as a limited liability company under the provisions of the
North Carolina Limited Liability Company Act. The Company shall be dissolved
and its affairs wound up in accordance with the North Carolina Act and the
Company's Operating Agreement on January 3, 2045, unless the term shall be
extended by amendment to the Operating Agreement and the Articles of
Organization.
The Company was formed for the purpose of engaging in the business of
mortgage referral services. Commissions are earned for successful referrals at
the time of the closing of the home. The Company does not negotiate or process
the mortgage loans.
As of December 31, 1995, each member of the Company is a managing member and
shall not have any personal liability for any debts or losses of the Company
beyond his respective capital contribution. The business and affairs of the
Company shall be managed by and under the direction of its managing members.
The Company and its members have entered into a definitive agreement with
the Fortress Group pursuant to which the Company will merge with the Fortress
Group (the "Merger"). All outstanding equity of the Company will be exchanged
for cash and shares of the Fortress Group's Common Stock concurrent with the
consummation of the initial public offering of the common stock of the
Fortress Group and subordinated debt.
Use of Estimates
The preparation of the financial statements in conformity with generally
accepted accounting principles requires management to make estimates and use
assumptions that affect the amounts reported in the financial statements and
accompanying notes. Actual results could differ from those estimates.
Unaudited Interim Financial Statements
In the opinion of management, the Company has made all adjustments,
consisting primarily of normal recurring accruals, necessary for a fair
presentation of the financial condition of the Company as of March 31, 1996
and the results of operations and cash flows for the period from March 1, 1995
(inception) to March 31, 1995 and the three month period ended March 31, 1996,
as presented in the accompanying unaudited interim financial statements.
2. INCOME TAXES
For federal and state income tax purposes, the Company is treated as a
partnership. Accordingly, income, losses and credits are passed through
directly to the members, rather than being taxed at the corporate level. The
Company's limited liability company status will terminate upon consummation of
the Merger disclosed above. See Note 3 for information regarding the pro forma
income tax disclosures.
3. UNAUDITED PRO FORMA NET INCOME
The following unaudited pro forma income tax information is presented with
Statement of Financial Accounting Standard No. 109 (SFAS 109) as if the
Company had been a C Corporation subject to federal and state income taxes
throughout the period from March 1, 1995 (inception) to December 31, 1995 and
the three month period ended March 31, 1996.
<TABLE>
<CAPTION>
1995 1996
------ -------
<S> <C> <C>
Earnings before pro forma adjustments, per statement of
income....................................................... $6,620 $14,830
Pro Forma adjustment:
Provision for income taxes.................................. 2,320 (3,263)
------ -------
Pro Forma net income.......................................... $4,300 $11,567
====== =======
</TABLE>
F-74
<PAGE>
REPORT OF INDEPENDENT ACCOUNTANTS
To the Shareholders of
The Fortress Group, Inc.
In our opinion, the accompanying balance sheet presents fairly, in all
material respects, the financial position of The Fortress Group, Inc. (the
"Company") at December 31, 1995, in conformity with generally accepted
accounting principles. The financial statement is the responsibility of the
Company's management; our responsibility is to express an opinion on the
financial statement based on our audit. We conducted our audit of the
statement in accordance with generally accepted auditing standards which
require that we plan and perform the audit to obtain reasonable assurance
about whether the financial statement is free of material misstatement. An
audit includes examining, on a test basis, evidence supporting the amounts and
disclosures in the financial statement, assessing the accounting principles
used and significant estimates made by management, and evaluating the overall
financial statement presentation. We believe that our audit provides a
reasonable basis for the opinion expressed above.
The accompanying financial statement has been prepared assuming that the
Company will continue as a going concern. As discussed in Note 1 to the
financial statement, the Company has no source of revenues which raises
substantial doubt about its ability to continue as a going concern.
Management's plans in regard to these matters are also described in Note 1.
The financial statement does not include any adjustments that might result
from the outcome of this uncertainty.
PRICE WATERHOUSE LLP
March 11, 1996
Minneapolis, Minnesota
F-75
<PAGE>
THE FORTRESS GROUP
BALANCE SHEET
(IN THOUSANDS)
<TABLE>
<CAPTION>
DECEMBER 31, MARCH 31,
1995 1996
------------ -----------
(UNAUDITED)
<S> <C> <C>
ASSETS
Cash.................................................. $ 25 $ 2
Deferred transaction costs............................ 2,121 3,077
------ ------
Total assets.................................... $2,146 $3,079
====== ======
LIABILITIES AND SHAREHOLDERS' EQUITY
Accounts payable...................................... $1,007 $1,635
Due to related parties................................ 1,139 1,444
------ ------
Total liabilities............................... $2,146 $3,079
Shareholders' equity:
Common stock, $.01 par value, 25 million shares
authorized, 2,230,500 shares issued and
outstanding........................................ $ 22 $ 22
Additional paid-in capital.......................... (22) (22)
------ ------
Total shareholders' equity........................ -- --
------ ------
Total liabilities and shareholders' equity...... $2,146 $3,079
====== ======
</TABLE>
The accompanying notes are an integrated part of these financial statements
F-76
<PAGE>
THE FORTRESS GROUP, INC.
NOTES TO BALANCE SHEET
NOTE 1--BUSINESS ORGANIZATION
The Fortress Group, Inc. ("Fortress" or the "Company") was formed in June,
1995 to create a national homebuilding company. Fortress has entered into
definitive merger agreements (the "Mergers") with Buffington Homes, Inc.,
Christopher Homes, Inc., The Genesee Company, Solaris Development Corporation
and Sunstar Mortgage Limited Liability Company (the "Founding Builders"),
pursuant to which Fortress has, in separate transactions, merged with each of
the Founding Builders. Under the Mergers, all outstanding shares of the
Founding Builders' common stock will be converted into shares of Fortress's
Common Stock and cash concurrently with the consummation of an initial public
offering. The Company has not had any operating business activities since
formation. All of the Company's activities have been related to the completion
of the Mergers and the Offerings. Accordingly, the Company has not presented a
statement of operations or a statement of cash flows.
The accompanying financial statements have been prepared assuming the
Company will continue as a going concern. The Company has had no revenues to
date and was formed solely to create a national homebuilding company through
the combination of existing operating businesses and to consummate a public
stock offering. In this regard, the Company has incurred costs and expenses
which have resulted liabilities in excess of tangible assets which raises
considerable doubt about the Company's ability to continue as a going concern.
Management is of the opinion that sufficient additional funds could be raised
from current or new investors or the companies to be acquired, in the event
the public offering is not successful in order to continue its business
activities.
Preferred and Common Stock
The Company has authorized 2 million shares (par value of $.01) of Preferred
Stock of which 20,000 shares have been authorized as Series A 11% Cumulative
Convertible Non-Voting, for which no shares were issued and outstanding as of
December 31, 1995. The Series A preferred stock is restricted from converting
into common stock of Fortress for the first two years that such shares are
issued and outstanding. The Series A preferred stock has a liquidation
preference of $100 per share ($2 million in the aggregate) and other terms, as
defined in the Certificate of Designation. The conversion ratio of such shares
is the lesser of the price of the common stock Offering or 75% of the lowest
closing price during the thirty days immediately preceding the date of
conversion.
When the Company was founded in June, 1995, the Company issued shares (par
value of $.01 per share) of its founding common stock to its shareholders in
exchange for the value of the intangible assets and activities of the
stockholders. For financial reporting purposes, these founder shares have been
recorded at par with an offsetting reduction to additional paid in capital.
Reverse Split
In January, 1996 the Company effected a reverse stock split related to their
common stock. All share amounts have been adjusted to reflect the split.
NOTE 2--SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES
Deferred Transaction Costs
Deferred transaction costs consist of costs related to the Merger and
Offering and will be recorded as a reduction of equity when the Offering is
completed.
F-77
<PAGE>
THE FORTRESS GROUP, INC.
NOTES TO BALANCE SHEET--(CONTINUED)
Amounts Due to Related Parties
The Company has funded a significant amount of the costs associated with
completing the Mergers and the Offerings through the issuance of interest and
non-interest bearing Promissory Notes (the "Notes"). The holders of these
notes are primarily individuals who are stockholders of the Company. As of
December 31, 1995, $740,000 of such notes bear interest at prime (8.5% as of
December 31, 1995) and $399,200 are non-interest bearing. The maturity of all
Notes coincides with the consummation of the Offerings.
UNAUDITED INTERIM FINANCIAL STATEMENTS
In the opinion of management, the Company has made all adjustments,
consisting primarily of normal recurring accruals, necessary for a fair
presentation of the financial condition of the Company as of March 31, 1996
and the results of operations and cash flows for the three month period ended
March 31, 1996 and 1995, as presented in the accompanying unaudited interim
financial statements.
F-78
<PAGE>
[LOGO]
THE FORTRESS GROUP, INC.
Existing Markets
[MAP OF EXISTING MARKETS]
<PAGE>
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
NO PERSON HAS BEEN AUTHORIZED TO GIVE ANY INFORMATION OR TO MAKE ANY REPRE-
SENTATIONS OTHER THAN THOSE CONTAINED IN THIS PROSPECTUS, AND, IF GIVEN OR
MADE, SUCH INFORMATION OR REPRESENTATIONS MUST NOT BE RELIED UPON AS HAVING
BEEN AUTHORIZED. THIS PROSPECTUS DOES NOT CONSTITUTE AN OFFER TO SELL OR THE
SOLICITATION OF AN OFFER TO BUY ANY SECURITIES OTHER THAN THE SECURITIES TO
WHICH IT RELATES OR ANY OFFER TO SELL OR THE SOLICITATION OF AN OFFER TO BUY
SUCH SECURITIES IN ANY CIRCUMSTANCES IN WHICH SUCH OFFER OR SOLICITATION IS
UNLAWFUL. NEITHER THE DELIVERY OF THIS PROSPECTUS NOR ANY SALE MADE HEREUNDER
SHALL, UNDER ANY CIRCUMSTANCES, CREATE ANY IMPLICATION THAT THERE HAS BEEN NO
CHANGE IN THE AFFAIRS OF THE COMPANY SINCE THE DATE HEREOF OR THAT INFORMATION
CONTAINED HEREIN IS CORRECT AS OF ANY TIME SUBSEQUENT TO ITS DATE.
----------------
TABLE OF CONTENTS
<TABLE>
<CAPTION>
PAGE
----
<S> <C>
Prospectus Summary....................................................... 3
Risk Factors............................................................. 10
Senior Notes Offering.................................................... 16
Use of Proceeds.......................................................... 17
Dividend Policy.......................................................... 17
Company Formation and Organization....................................... 18
Dilution................................................................. 21
Capitalization........................................................... 22
Selected Combined Financial and Operating Data........................... 23
Founding Builders--Selected Financial and Operating Data................. 27
Management's Discussion and Analysis of Financial Condition and Results
of Operations........................................................... 28
Business................................................................. 36
Management............................................................... 58
Certain Transactions..................................................... 66
Security Ownership of Existing Stockholders and Management............... 69
Description of Capital Stock............................................. 70
Description of Senior Notes.............................................. 73
Description of Proposed Credit Agreement................................. 74
Underwriting............................................................. 76
Certain Legal Matters.................................................... 77
Experts.................................................................. 78
Additional Information................................................... 78
Index to Financial Statements............................................ F-1
</TABLE>
----------------
UNTIL JUNE 10, 1996 (25 DAYS AFTER THE DATE OF THIS PROSPECTUS), ALL DEALERS
EFFECTING TRANSACTIONS IN THE REGISTERED SECURITIES, WHETHER OR NOT PARTICI-
PATING IN THIS DISTRIBUTION, MAY BE REQUIRED TO DELIVER A PROSPECTUS. THIS IS
IN ADDITION TO THE OBLIGATION OF DEALERS TO DELIVER A PROSPECTUS WHEN ACTING
AS UNDERWRITERS AND WITH RESPECT TO THEIR UNSOLD ALLOTMENTS OR SUBSCRIPTIONS.
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
3,000,000 SHARES
[LOGO]
COMMON STOCK
(PAR VALUE $.01 PER SHARE)
----------------
P R O S P E C T U S
----------------
FURMAN SELZ
BT SECURITIES CORPORATION
SOUTHEAST RESEARCH PARTNERS, INC.
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
