Five Point Holdings (FPH) Telefonkonferenz zum 3. Quartal 2026: Grundstücksverkäufe verschoben, Ausblick angepasst

Wichtigste Erkenntnisse

• Five Point Holdings berichtete für das dritte Quartal 2026 einen konsolidierten Umsatz von rund 14,7 Millionen US-Dollar und einen konsolidierten Nettoverlust von 4,4 Millionen US-Dollar, wobei im Laufe des Quartals keine Grundstücksverkäufe abgeschlossen wurden.
• Ausschüttungen und Anreizzahlungen aus dem Projekt Great Park brachten 40,4 Millionen US-Dollar an Liquditätszuflüssen. Five Point beendete den September mit 358,7 Millionen US-Dollar an Zahlungsmitteln und Zahlungsmitteläquivalenten sowie einer Gesamtliquidität von 576,2 Millionen US-Dollar.
• Das Management rechnet damit, mehrere Grundstücksverkäufe auf das Jahr 2027 zu verschieben. Grund dafür sind die verlangsamte Absorption bei Hausverkäufen und bestehende Bestände der Bauträger – nicht Unstimmigkeiten über die Grundstückspreise.
• Das Unternehmen rechnet für das Gesamtjahr 2026 nun mit einem konsolidierten Nettoergebnis von rund 20 Millionen US-Dollar und einem Bestand an Zahlungsmitteln und Zahlungsmitteläquivalenten von über 300 Millionen US-Dollar zum Jahresende.
• Valencia sicherte sich die Genehmigung für Homestead South, ein rund 752 Acres großes Projekt, auf dem mehr als 3.600 Wohnbaugrundstücke geplant sind. Candlestick trat in die nächste Entwicklungsphase ein, wobei die ersten Grundstücksübergaben in San Francisco für 2028 angestrebt werden.
• Hearthstone erwirtschaftete im dritten Quartal einen Umsatz aus Managementdienstleistungen von rund 6,5 Millionen US-Dollar und schloss das Quartal mit einem verwalteten Vermögen (AUM) von 3,4 Milliarden US-Dollar ab.

Wichtigste Finanzdaten

Geschäfts- und operative Entwicklung

Great Park

Bauträger verkauften im dritten Quartal 54 Häuser, verglichen mit 56 im zweiten Quartal. Laut Management blieb die Absorption unter dem angestrebten Niveau, was Five Point dazu veranlasste, die Verschiebung mehrerer zuvor für das vierte Quartal geplanter Grundstückstransaktionen zu erwägen.

Der Entwicklungs-Managementvertrag für Great Park wurde bis zum 31. Dezember 2028 verlängert. Five Point hat weiterhin Anspruch auf eine Anreizvergütung in Höhe von 9 % der Ausschüttungen an die Venture-Partner. Dienstleistungen des Managements für Great Park erwirtschafteten im dritten Quartal einen Umsatz von 7,4 Millionen US-Dollar und seit Jahresbeginn 23,4 Millionen US-Dollar.

Das Great Park Venture hielt zum Quartalsende 128,5 Millionen US-Dollar an Liquiditätsreserven. Dieses Geld gehört dem Venture, an dem Five Point einen Anteil von 37,5 % hält.

Valencia

Bauträger in Valencia verkauften im Laufe des Quartals 92 Häuser, nach 78 im zweiten Quartal. Der Landkreis Los Angeles (Los Angeles County) bestätigte die Genehmigung für Homestead South, das sich über rund 752 Acres erstreckt und für mehr als 3.600 Wohnbaugrundstücke geplant ist.

Five Point verfügt nun über genehmigte Parzellierungspläne (Subdivision Maps) für mehr als 6.600 Baugrundstücke im Los Angeles County. Das Management arbeitet vorbehaltlich ausstehender Genehmigungen auf rund 10.000 Baugrundstücke in den kommenden Quartalen hin.

Candlestick

Five Point vollzog den Spatenstich für die nächste Phase seiner Entwicklung Candlestick in San Francisco. Der Projektplan umfasst 7.200 Wohnbaugrundstücke, 2,8 Millionen Quadratfuß Gewerbefläche sowie 550.000 Quadratfuß für Einzelhandel, Hotels, Unterhaltung und sonstige Gemeinschaftsnutzungen.

Das Management rechnet mit ersten Grundstücksübergaben im Jahr 2028, voraussichtlich in der zweiten Jahreshälfte. Es wird erwartet, dass die Entwicklungsausgaben allmählich steigen, wobei größere Beträge möglicherweise gegen Ende 2027 anfallen.

Hearthstone

Hearthstone erwirtschaftete im dritten Quartal rund 6,5 Millionen US-Dollar Umsatz aus Managementdienstleistungen. Seine Plattform verwaltet ein Vermögen von 3,4 Milliarden US-Dollar und bietet Dienstleistungen in den Bereichen Land-Banking und Investment-Management für Wohnimmobilien für institutionelle Kapitalgeber und Bauträger an.

Seit Jahresbeginn steuerte Hearthstone 10,6 Millionen US-Dollar zum Cashflow und 7,8 Millionen US-Dollar zum Betriebsergebnis bei, was laut Management den Erwartungen entsprach.

Management-Prognose

Five Point erwartet für das vierte Quartal 2026 nun einen geringfügigen konsolidierten Nettogewinn und rund 20 Millionen US-Dollar für das Gesamtjahr. Das Unternehmen geht zudem davon aus, das Jahr 2026 mit mehr als 300 Millionen US-Dollar an Zahlungsmitteln und Zahlungsmitteläquivalenten abzuschließen.

Der aktualisierte Ausblick geht davon aus, dass im Jahr 2026 keine weiteren Grundstücksverkäufe bei Great Park stattfinden und bei Valencia rund fünf Acres verkauft werden. Zuvor hatte Five Point den Verkauf von 20 Acres bei Valencia und 50 Acres bei Great Park erwartet; im laufenden Jahr wurden bei Great Park bereits 17,7 Acres verkauft.

Das Management betonte, dass der überarbeitete Ausblick den zeitlichen Ablauf der Transaktionen widerspiegelt und nicht etwa niedrigere Grundstückspreise. Das Unternehmen rechnet damit, dass sich verzögerte Transaktionen ins Jahr 2027 verschieben, da Bauträger zunächst bestehende Bestände abbauen.

Bei den Entwicklungsinvestitionen ist das Management bestrebt, die Ausgaben für 2027 nahe den für 2026 geplanten rund 125 Millionen US-Dollar zu halten. Dabei sollen die Ausgaben zwischen Valencia und San Francisco ausgewogen verteilt und an absehbare Umsatzchancen angepasst werden.

Risiken und Beobachtungspunkte

• Höhere Hypothekenzinsen, Inflationssorgen, geopolitische Unsicherheit und ein schwächeres Verbrauchervertrauen belasten die Erschwinglichkeit von Wohnraum und die Nachfrage der Käufer.
• Eine verlangsamte Absorption bei Hausverkäufen könnte Grundstückstransaktionen weiter verzögern und zu einer Volatilität der Quartalsergebnisse führen.
• Die Entwicklung und Monetarisierung in San Francisco wird sich über einen längeren Zeitraum erstrecken, wobei erste Grundstücksübergaben nicht vor 2028 erwartet werden.
• Bauträger könnten Änderungen an Land-Banking-Verträgen anstreben, einschließlich verzögerter Abnahmen oder Zinszahlungen. Hearthstone erklärte, solche Entscheidungen würden zusammen mit den Kapitalpartnern bewertet, während das Management keine wesentliche Änderung der Aussichten der Plattform festgestellt hat.
• Die Kapitalallokation bleibt abhängig von den Bedingungen am Wohnungsmarkt und dem Entwicklungsbedarf, wobei das Management der finanziellen Flexibilität Priorität einräumt und Aktienrückkäufe als verfügbares Instrument beibehält.

Highlights der Analysten-Fragerunde (Q&A)

Das Management stellte klar, dass verzögerte Grundstücksverkäufe in erster Linie die schwache Absorption und die bestehenden Bestände der Bauträger widerspiegeln. Preiskonditionen für die Transaktionen wurden ausgehandelt, aber die Bauträger benötigen derzeit kein zusätzliches Land.

In Bezug auf Hearthstone erklärte das Management, dass etwaige Vertragsanpassungen gemeinsam mit den relevanten Kapitalgebern auf der Grundlage dessen geprüft würden, was für den jeweiligen Fonds am besten sei. Es seien weder eine wesentliche Konzentration noch Änderungen der Aussichten festgestellt worden.

Bezüglich Candlestick bekräftigte das Management, dass Five Point als erschließender Entwickler (Horizontal Developer) agiert und seine ersten Grundstücksübergaben in San Francisco für 2028 erwartet. Das Unternehmen bereitet sich darauf vor, Möglichkeiten für die Hochbauentwicklung (Vertical Development) zu prüfen, ist aber noch nicht in diesen Markt eingetreten.

Zur Kapitalallokation erklärte Five Point, dass die eigenen Aktien weiterhin attraktiv seien, betonte jedoch, dass Aktienrückkäufe gegen den Entwicklungsbedarf und die Notwendigkeit zur Sicherung der Liquidität im aktuellen Marktumfeld für Wohnimmobilien abgewogen werden müssen.

Vollständiges Transkript des Earnings Calls

Vollständiges Transkript der Telefonkonferenz

Ausführungen des Managements

Operator

Greetings and welcome to the Five Point Holdings third quarter 2026 conference call. As a reminder, this call is being recorded. This call may include forward-looking statements regarding Five Point Holdings' business, financial condition, operations, cash flow, strategy, and acquisitions and prospects. Forward-looking statements represent Five Point Holdings' estimates on the date of this conference call and are not intended to give any assurance as to actual future results. Because forward-looking statements relate to matters that have not yet occurred, these statements are inherently subject to risks and uncertainties. Many factors could affect future results and may cause Five Point Holdings' actual activities or materially from the activities and results anticipated in forward-looking statements. These factors include those described in today's press release and Five Point Holdings' SEC filings, including those in the risk factor section of Five Point Holdings' most recent annual report on Form 10-K filed with the SEC.

Please note that Five Point Holdings assumes no obligation to update any forward-looking statements. Now, I would like to turn the call over to Daniel C. Hedigan, President and Chief Executive Officer.

Daniel Hedigan

Thank you. Good afternoon everyone and thank you for joining us today for a review of Five Point's third quarter results and a discussion of our outlook. I have with me today Mike Alvarado, our Chief Operating Officer, Chief Legal Officer, and Vice President, Kim Tobler, our Chief Financial Officer, Treasurer and Vice President, and Leo Kij, our Senior Vice President of Finance and Reporting. Stuart Miller, our Executive Chairman, is joining us remotely. Today I'll review our third quarter results and outlook for the remainder of the year. Mike will then discuss our operational highlights in more detail. After which Kim will review our financial results. We will then open the line for questions.

During the third quarter, we continued making progress on several important fronts, even as market conditions have remained uncertain with higher interest rates driven by inflation concerns and weaker consumer confidence. Against this backdrop, we were focused on maximizing the long-term value of our California master-planned communities, while we are also expanding our relationships with leading home builders for our Hearthstone residential land banking platform. Our long-term strategy remains unchanged. We are focused on building a more diversified company that combines a significant embedded value in our strategic cash generating assets along with a growing stream of recurring asset-light, fee-based income. We believe these complementary businesses provide Five Point with multiple avenues for long-term value creation. Perhaps most importantly, we continue to maintain a strong balance sheet, which gives us the financial flexibility to execute our strategy while navigating the current challenges in the housing market. Turning to our financial results, Five Point generated consolidated revenue of $14.6 million for the third quarter and a small consolidated net loss of $4.4 million. As we detailed in our second quarter call, we did not close any significant land sale transactions at our active communities in the third quarter.

As we have discussed previously, the timing and size of individual land sale transactions can create considerable variability in our reported quarterly earnings. Importantly, Great Park continued to generate meaningful cash for Five Point, with distributions and incentive compensation payments totaling $40.4 million during the quarter. We ended September with $358.7 million in cash and cash equivalents, total liquidity of $576.2 million, and a debt-to-total capitalization ratio of 16.2%, which gives us a net debt to total capitalization ratio of just 3.8%. These metrics underscore the financial strength of our company and our ability to take a disciplined, long-term approach to managing our assets. As has been widely reported, the new home market has faced considerable challenges in recent months. Higher mortgage rates, driven by inflation and geopolitical uncertainty, along with weaker consumer confidence, have combined to pressure housing affordability and caused many prospective homebuyers to delay purchasing decisions. Selling home buyer demand influences our decisions regarding additional land sales, as we carefully balance absorption and demand within our communities to preserve and maximize the value of our remaining land.

As a result, we will likely elect to defer certain land sales that we previously anticipated closing in 2026 rather than transact in a less favorable market. Fortunately, as I've said before, if they're not making more land, entitlements in California are going to be difficult to achieve, and land does not spoil. The strength of our balance sheet gives us the flexibility to be patient and pursue land sales when market conditions support the values we believe our assets deserve. As a result, we now expect to generate a small amount of consolidated net income in the fourth quarter and end the year with approximately $20 million in net income. I want to emphasize an important point. Our revised outlook reflects the anticipated timing of land transactions rather than the decision on our part to reduce land pricing to accelerate sales. While we cannot control market conditions, we can control how we manage our land portfolio and protect the value of our assets.

We remain focused on maximizing the long-term value of our land. We have consistently taken a disciplined and prudent approach to developing and monetizing our communities. And maintaining that discipline remains particularly important in the current environment. Despite the more challenging housing backdrop, we achieved several important milestones during the quarter. Furthermore, the venture renewed our development management agreement through December 31, 2028. We believe this renewal reflects the value of our development expertise and our continued commitment to the successful execution of one of the country's premier master-planned communities. At Valencia, we made significant progress on entitlements, including improvements related to our Homestead South Village, which is planned for over 3,600 homesites.

This represents an important step in expanding our inventory of entitled home sites and positions Valencia for future development and monetization. In San Francisco, we recently celebrated groundbreaking for development activities at Candlestick, a significant milestone in advancing this unique waterfront property towards its next phase of development. I've been involved in several master-planned communities within California throughout my career, and I can say with conviction that opportunities to create an entire neighborhood of this scale from the ground up in a community as large and iconic as San Francisco simply do not come along very often. With 7,200 home sites, 2.8 million square feet of planned commercial space, and 550,000 square feet of space for retail, hotel, entertainment, and other community uses, we envision creating a vibrant and multifaceted community that will contribute to San Francisco's future as a global hub of technology and innovation. Meanwhile, Hearthstone continues to broaden our participation in the home building industry nationally through strengthened relationships with institutional capital providers and home builders. This asset management business adds an increasingly important source of recurring fee-based revenue and provides opportunities for growth, which requires substantially less direct balance sheet investment than traditional land development. Our balance sheet remains a cornerstone of our strategy.

With more than $350 million in cash at quarter end, substantial additional borrowing capacity, and no scheduled debt maturities until 2030, we believe we are well positioned to manage through the current housing cycle while continuing to invest in opportunities that create long-term value. Our capital allocation philosophy remains focused on disciplined investment in our communities, expanding Hearthstone's capital-like business model, maintaining financial flexibility, and evaluating opportunities to enhance shareholder value. We believe strongly in the underlying value of our California land holdings and the long-term potential of Hearthstone, committed to demonstrating that value through continued progress, thoughtful modernization of our assets, and growth from recurring fee-based income.

By the timing of interest or transactions may affect quarterly earnings, we believe the fundamental strengths of our business remain intact. A substantial portfolio of entitled California land, established relationships with leading home builders, growing national investment management platform, and strong financial position provide a solid foundation for future growth and shareholder value creation. We believe we have the right strategy, the right assets, and the financial flexibility to successfully navigate the current market environment. I recognize the challenges facing the housing industry today, remain optimistic about the opportunities ahead, and confident in our ability to continue creating meaningful value for our shareholders. With that, I turn the call over to Mike for an update on our operating activities.

Michael Alvarado

Thank you, Dan. I'll begin with an update on our California master-planned communities, followed by a discussion of Hearthstone and the trends we're seeing across our home-builder relationships. Starting with the Great Park, the venture continued advancing development activities during the third quarter. Builders sold 54 homes during the quarter compared with 56 in the second quarter. While absorptions remain below the levels we would like to see, Great Park continues to benefit from its premier Orange County location, for established infrastructure and highly desirable residential communities. As Dan mentioned, we will likely elect to defer several land sale transactions that we previously anticipated closing in the fourth quarter. We continue to work closely with our builder partners to evaluate the timing and structure of land sales while remaining focused on protecting the long-term value of the land.

We also reached an important milestone with the renewal of our Development Management Agreement through December of this year, of 2028. This agreement extends our role in managing the continued development of Great Park and provides an ongoing source of fee-based revenue. As a reminder, we are also entitled to incentive compensation payments equal to 9% of all distributions to the Great Park Venture Partners. During the quarter, our Great Park Management Services business generated $7.4 million in revenue, bringing the year-to-date total to $23.4 million. We believe Great Park remains exceptionally well positioned, supported by the scarcity of developable land in Orange County, the quality of the community, and significant development opportunities that remain. Turning to Valencia, we made significant progress during the quarter on an important entitlement initiative that substantially expands our future development opportunities in Los Angeles. In September, the Los Angeles County Board of Supervisors confirmed the approval of the Homestead South project that had first been approved by the Planning Commission earlier in the quarter.

Homestead South encompasses approximately 752 acres and is planned for over 3,600 home sites. With this milestone, we have now more than 6,600 home sites in Los Angeles County that we have approved subdivision maps and we are working toward increasing that figure to approximately 10,000 over the coming quarters, subject to the remaining approval processes. This represents an important addition to our portfolio of entitled land and supports our long-term strategy of creating value through the entitlement and development process. Importantly, securing entitlements across multiple villages provides us with optionality with respect to development sequencing and product segmentation that will allow us to thoughtfully allocate capital and optimize revenues at Valencia. On the sales front, builders of Valencia sold 92 homes during the third quarter, compared with 78 homes in the second quarter. We continue working with our builder partners to manage inventory and position the community for future success. Valencia remains a significant revenue generating opportunity for Five Point.

Our continued investment in entitlements and infrastructure is designed to enhance the value and marketability of our land over time while providing home builders with access to well-located home sites and a supply-constrained market. Moving up the coast, September marked an important milestone for our Candlestick Development as celebrated the groundbreaking for the next phase of development activities. The event was attended by San Francisco's Mayor Daniel Lurie and other prominent national and local officials, underscoring the importance of the project to the city and the surrounding community. The groundbreaking marks an important transition from the planning and entitlement process toward physical development of the property. Like our work and our other active communities, we'll be creating and installing the fundamental infrastructure to support the future construction of homes, commercial space, parks, and community amenities that will create a vibrant and multifaceted destination that includes a mix of housing, employment, and recreation. We believe this project location, scale, and mix of residential and commercial uses provide an opportunity to create substantial value over the long term, while contributing to the revitalization of San Francisco's southeastern waterfronts. Although development and monetization will occur over an extended period, we view the progress made during the quarter as a meaningful step toward realizing the potential of this asset.

Finally, I'd like to discuss Hearthstone, which continues to represent an important component of our strategy to diversify Five Point's operations and expand our partnership in the national residential real estate market. During the third quarter, Hearthstone generated approximately $6.5 million in management services revenue. Hearthstone currently oversees approximately $3.4 billion in assets under management and provides land banking and residential investment management services to relationships with institutional capital providers and home builders across the country. The business is designed to address an increasingly important need within the home building industry. Builders continue to seek ways to improve capital efficiency, reduce the amount of land carried on their balance sheets, and maintain flexibility in managing their future home site pipelines. By point, the model creates opportunities to generate recurring management fees and potential performance-based income while limiting the amount of our own capital required to support the growth. Our objective is to continue expanding Hearthstone's institutional relationships and home builder partnerships, building on its established platform and positioning the business for growth as demand for capital efficient land solutions evolves.

Overall, we're pleased with the progress we've made across our communities and at Hearthstone. Despite the challenges in today's housing market, our teams continue to move important initiatives forward, secure valuable entitlements, and advance development activities that will position us for future growth. We remain focused on executing our development plans, strengthening our builder relationships, and preparing our communities to take advantage of improving market conditions. We're optimistic about what lies ahead and confident in our ability to continue unlocking the significant value of our assets.

With that, I'll turn the call over to Kim.

Kim Tobler

Thank you, Mike. As Dan mentioned, strong balance sheet and liquidity give us flexibility to take a disciplined, long-term approach to managing our assets. So as expected, we did not close any land sales during the quarter, and we reported a consolidated net loss of $4.4 million. Against that backdrop, I want to emphasize our strong cash and liquidity position. At September 30th, we had $358.7 million in cash and cash equivalents, as well as $217.5 million of availability on a revolving credit facility, resulting in total liquidity of $576.2 million. This doesn't include $128.5 million of cash held by the Great Park Venture as of September 30th. Our debt to total capitalization ratio was 16.2% and our net debt was $91.3 million representing a net debt to total capitalization ratio of 3.8%. We have no borrowings outstanding under our revolving credit facility. In addition, as Dan said, we do not have any material debt maturities until 2030.

As we navigate the current market environment, we will continue to match our major development expenditures with near-term revenue opportunities. Now a little more detail about our cash flow for the quarter. In addition to the operating cash flow from our Great Park and Hearthstone management activities, the other significant sources of cash this quarter included the following. A $31.8 million distribution from the Great Park Venture, an $8.6 million incentive compensation payment from the Great Park Venture, $8.9 million of CFD reimbursements at the Valencia project, $2.8 million of interest income. The significant non-operating uses of cash during the quarter included $38.1 million of development costs at Valencia and San Francisco, and $1.6 million of EB-5 principal and interest payments with $15.1 million remaining outstanding on this obligation at quarter end. As I've already mentioned, we reported a consolidated net loss of $4.4 million for the quarter. Our third quarter results were driven primarily by our reoccurring management activities at the Great Park and Hearthstone.

Management services revenue made up $13.9 million of the $14.7 million of consolidated revenues, including $7.4 million for management of the Great Park Venture, of which $4 million represented incentive compensation, and $3.5 million for the $6.5 million from our Hearthstone Asset Management Platform. We had $5.7 million of costs and expenses associated with our management services activities, $1.6 million of which was associated with the Great Park Venture, and $4 million of which was associated with Hearthstone. We recognized $2.2 million of equity and loss from our unconsolidated entities, $2.7 million of which came from the Great Park Venture. Our third quarter SG&A was $12.5 million, compared with $14.3 million for the prior year third quarter. Hearthstone's assets under management and fee paying assets under management remained unchanged at $3.4 billion and $2.8 billion respectively at quarter end. Year to date, Hearthstone has provided $10.6 million of cash flow and $7.8 million of income from operations, which is tracking our expectations.

As Dan mentioned, we will likely elect to defer certain land sales that we had previously anticipated closing in the fourth quarter of 2026. You may recall that in our initial guidance for 2026, we indicated that we expected to sell 20 acres of land in Valencia and 50 acres of land in the Great Park. We have already sold 17.7 acres this year at the Great Park. For purposes of updating our guidance, we have assumed no more sales at the Great Park and a sale of approximately five acres at Valencia. Therefore, we now expect to generate a small amount of consolidated net income in the fourth quarter and end the year with approximately $20 million of consolidated net income. We also expect to finish the year with over $300 million of cash and cash equivalents.

With that, let me turn it back to the operator who will open the line for questions.

Operator

Excellent. We will now be conducting a question and answer section.

[Operator Instructions]

Our first question is from Alan Ratner of Zelman & Associates. Thank you, Alan. You may proceed with your question.

Fragen und Antworten

Alan Ratner

Hey guys, good afternoon. Um, appreciate all the details so far, recognizing it's a tricky environment. Yes, I get into delay lot sales. You know, I think it makes sense in the current backdrop. I'm curious as you think through that, is that more a function of, as you've been having conversations with builders, their bid pricing was coming in lower than your expectations or what you're willing to sell at, or is it more you kind of canvassing the home sale environment in these communities and deciding that, you know, you want to, you don't want to flood the projects with more lots as home sales are soft? I'm just curious if it's more based on a bid-ask spread that's widening or if this is more your view based on home sale transactions.

Daniel Hedigan

Hi, Alan. Thank you for the question. It is actually more about absorptions. It's not about land pricing. We've got fully negotiated transactions, but the builders are basically saying there's not a current need for the land. So it isn't that we can't come to a price. It's more about how much inventory they have right now and just really the slowing absorption. So that's really why we're looking at it and saying, all right, we'll work with you. We'll push these land sales in the 2027.

Alan Ratner

Got it. Okay. That's helpful. And what I kind of figured. Second question on Hearthstone and land banking. So, you know, land banking has been a pretty, uh, pretty discussed issue on a lot of the home builder conference calls lately. And what we're hearing from some builders is that they are in the process of renegotiating some of their land banking contracts. Mostly, it sounds like it's either pushing out takedowns or deferring interest payments, but in some cases, you know, anecdotally, we're hearing some renegotiation on actual lot takedown prices as well. And I was hoping you could just clarify or maybe explain your role in this situation, assuming that a builder that Hearthstone banks land with comes to you to renegotiate an option contract. How does that flow through to you as an asset manager there? Meaning like if you decide to defer interest payment or even reduce a takedown price.

Daniel Hedigan

Alan, I think what I'm going to do is have Kim answer that question for you.

Kim Tobler

Hi, Alan. Yes, that's, I mean, this is something that Hearthstone has had to deal with over the 30 years that they've been in operation. And they're managing capital. So they would be discussing all of those types of situations with their capital partners that they're managing, and they'll come to a conclusion of what they think is best overall for that fund.

Alan Ratner

Got it. Okay. So it's done in concert with the capital providers. Are you able to kind of, you know, from a high level perspective, just give some color on how those conversations have been trending more recently as builders presumably are seeking some renegotiation?

Kim Tobler

You know what, Hearthstone, you know, has a has a national platform and, uh, you know, over that platform there'll be lots of things going on. I haven't seen any concentrations or anything like that that's occurred over the period. I'm sure there are conversations going on, but, uh, we haven't seen a material change in the outlook.

Alan Ratner

Got it. Okay. Appreciate that. And then one final one, you know, congrats on the groundbreaking at, in San Francisco. You know, appreciate the guidance at Valencia in terms of the lot sales. Is there any updated timeline you can give us as far as how we should think through both cash, flow or cash expenses from development as well as when the first sales might start to take place in San Francisco?

Daniel Hedigan

Let me actually see if Kim can actually talk to you a little bit about the cash flow. But our expectation would be to have our first sales in San Francisco in 2028.

Kim Tobler

Yes, so Alan, as Dan said, we're planning towards the first sales in 2028, probably towards the latter part of that year. The spend is going to be a slow buildup with probably towards the end of 2027, getting into some larger amounts and going into 2028 to have things ready for sale in 2029. I mean, in 2028.

Alan Ratner

Got it. That's really helpful. So if this quarter's land spend was, I think you said, roughly $40 million between Valencia and San Francisco, should we think about that, you know, kind of moderately increasing through 2027 on a quarterly basis as San Francisco gets a little bit more um, more in the weeds?

Kim Tobler

It can. We're going to be trying to balance that out. I'm trying not to spend more than we've spent this year in total. So I think I said last time we spoke, it was about $125 million for the total for the year this year. And I'm trying to keep it around that next year as well. So it kind of balances back and forth between between Valencia and San Francisco. And at the same time, we're going to moderate any development spend to be in line with the revenue opportunities we see in the future.

Alan Ratner

That's great. Really appreciate all the detail. Thanks a lot.

Operator

Thank you. As a reminder, if you'd like to join the question queue, please press star 1 on your telephone keypad and the confirmation tone will indicate that you're going to enter the queue. Our next question is from Michael Odell of MidOcean Partners. Michael, you may begin with your question.

Unknown Speaker

Thanks guys, all my questions were actually answered.

Operator

Excellent. Thank you very much, Michael. Our next question is from Peter O'Keefe of O'Keefe Stevens Advisory. Peter, you may proceed with your question.

Unknown Speaker

Hi, I have a couple questions for Kim. He mentioned that the Great Park's neighborhood has $128 million. Is that all belong to Five Point or is that 37.5% of that belong to you?

Kim Tobler

It belongs to the venture and we own 37.5% of the venture. So yes, that's the way I would think about it.

Unknown Speaker

Okay, and then regarding capital allocation, I think you've done some minor share repurchases. And debt reduction, could you discuss the, you know, the plans for capital allocation, say, for the next year or two?

Kim Tobler

I can't speak towards next year. I mean, right now we're monitoring things, and we think that our shares are still attractive at the level they're at, but we're balancing that buyback against the other capital needs given Given the current nature of the housing market, we believe that maintaining our financial flexibility is really important and is the right approach. However, we believe the authorization is an important tool in our efforts to maximize long-term shareholder value.

Operator

Okay, thank you. Our next question is from Eddie Liu of Kaiser Permanente. Eddie, you may proceed with your question.

Unknown Speaker

Thank you, guys. I have a question for Dan. So this is in regards to San Francisco Candlestick Point development. So has there been any tech company or AI company approach you guys? And also you said 2028, that's for the land sale, right? There's no residential, it's just the utilities don't be at 2028, correct?

Daniel Hedigan

Correct. So, yes, Eddie, the, you know, we're, as a horizontal developer, what we're focused on is our, is land deliveries, and our initial land delivery should be in 2028 up in San Francisco. As far as the question about the development, we have elected not to go into the market. That's one of the things that we've felt was important in that market is to get the project started. Hence, the the groundbreaking we had in September, and we're now working on a you know really a a comprehensive plan for exploring a lot of market opportunities out there. San Francisco is an incredibly strong market right now with a lot of opportunities, and so we're actually just now getting ready to start exploring um the next steps as far as the vertical development.

Operator

Okay, thank you. This concludes our question and answer section. I would like to turn the floor back over to Dan for closing comments.

Daniel Hedigan

Thank you. On behalf of our management team, we thank you for joining us on today's call. We look forward to speaking with you next year.

Operator

Ladies and gentlemen, thank you for your participation. This concludes today's teleconference. Please disconnect your lines and have a wonderful day.