STRATUS PROPERTIES INC 10-Q

Item 1. Financial Statements . STRATUS PROPERTIES INC. CONSOLIDATED BALANCE SHEETS (Unaudited) (In Thousands) March 31, 2024 December 31, 2023 ASSETS Cash and cash equivalents $ 20,741 $ 31,397 Restricted cash 787 1,035 Real estate held for sale 7,342 7,382 Real estate under development 273,417 260,642 Land available for development 39,735 47,451 Real estate held for investment, net 143,079 144,112 Lease right-of-use assets 10,932 11,174 Deferred tax assets 173 173 Other assets 13,311 14,400 Total assets $ 509,517 $ 517,766 LIABILITIES AND EQUITY Liabilities: Accounts payable $ 14,869 $ 15,629 Accrued liabilities, including taxes 3,669 6,660 Debt 168,174 175,168 Lease liabilities 15,792 15,866 Deferred gain 2,488 2,721 Other liabilities 4,681 7,117 Total liabilities 209,673 223,161 Commitments and contingencies Equity: Stockholders’ equity: Common stock 97 96 Capital in excess of par value of common stock 199,674 197,735 Retained earnings 31,197 26,645 Common stock held in treasury ( 33,395 ) ( 32,997 ) Total stockholders’ equity 197,573 191,479 Noncontrolling interests in subsidiaries 102,271 103,126 Total equity 299,844 294,605 Total liabilities and equity $ 509,517 $ 517,766 The accompanying Notes to Consolidated Financial Statements (Unaudited) are an integral part of these consolidated financial statements. 2 Table of Contents STRATUS PROPERTIES INC. CONSOLIDATED STATEMENTS OF COMPREHENSIVE INCOME (LOSS) (Unaudited) (In Thousands, Except Per Share Amounts) Three Months Ended March 31, 2024 2023 Revenues: Real estate operations $ 22,123 $ 2,493 Leasing operations 4,384 3,309 Total revenues 26,507 5,802 Cost of sales: Real estate operations 15,278 4,487 Leasing operations 1,678 1,261 Depreciation and amortization 1,401 928 Total cost of sales 18,357 6,676 General and administrative expenses 4,465 4,719 Total 22,822 11,395 Operating income (loss) 3,685 ( 5,593 ) Loss on extinguishment of debt ( 59 ) — Other income, net 173 485 Income (loss) before income taxes and equity in unconsolidated affiliates' loss 3,799 ( 5,108 ) Provision for income taxes ( 102 ) ( 1,162 ) Equity in unconsolidated affiliates' loss — ( 3 ) Net income (loss) and total comprehensive income (loss) 3,697 ( 6,273 ) Total comprehensive loss attributable to noncontrolling interests 855 472 Net income (loss) and total comprehensive income (loss) attributable to common stockholders $ 4,552 $ ( 5,801 ) Basic net income (loss) per share attributable to common stockholders $ 0.57 $ ( 0.73 ) Diluted net income (loss) per share attributable to common stockholders $ 0.56 $ ( 0.73 ) Weighted-average shares of common stock outstanding: Basic 8,026 7,986 Diluted 8,151 7,986 The accompanying Notes to Consolidated Financial Statements (Unaudited) are an integral part of these consolidated financial statements. 3 Table of Contents STRATUS PROPERTIES INC. CONSOLIDATED STATEMENTS OF CASH FLOWS (Unaudited) (In Thousands) Three Months Ended March 31, 2024 2023 Cash flow from operating activities: Net income (loss) $ 3,697 $ ( 6,273 ) Adjustments to reconcile net income (loss) to net cash provided by (used in) operating activities: Depreciation and amortization 1,401 928 Cost of real estate sold 13,191 2,010 Loss on extinguishment of debt 59 — Stock-based compensation 442 529 Debt issuance cost amortization 238 184 Equity in unconsolidated affiliate’s loss — 3 Purchases and development of real estate properties ( 8,957 ) ( 9,027 ) Decrease (increase) in other assets 948 ( 2,945 ) Decrease in accounts payable, accrued liabilities and other ( 4,472 ) ( 3,813 ) Net cash provided by (used in) operating activities 6,547 ( 18,404 ) Cash flow from investing activities: Capital expenditures ( 8,141 ) ( 10,006 ) Payments on master lease obligations ( 251 ) ( 248 ) Other — 22 Net cash used in investing activities ( 8,392 ) ( 10,232 ) Cash flow from financing activities: Borrowings from project loans 9,330 11,618 Payments on project and term loans ( 17,586 ) ( 6,551 ) Payment of dividends ( 356 ) ( 184 ) Finance lease principal payments ( 4 ) ( 4 ) Stock-based awards net payments ( 376 ) ( 216 ) Noncontrolling interest contributions — 40,000 Purchases of treasury stock — ( 894 ) Financing costs ( 67 ) ( 1,058 ) Net cash (used in) provided by financing activities ( 9,059 ) 42,711 Net (decrease) increase in cash, cash equivalents and restricted cash ( 10,904 ) 14,075 Cash, cash equivalents and restricted cash at beginning of year 32,432 45,709 Cash, cash equivalents and restricted cash at end of period $ 21,528 $ 59,784 The accompanying Notes to Consolidated Financial Statements (Unaudited), which include information regarding noncash transactions, are an integral part of these consolidated financial statements. 4 Table of Contents STRATUS PROPERTIES INC. CONSOLIDATED STATEMENTS OF EQUITY (Unaudited) (In Thousands) Stockholders’ Equity Common Stock Held in Treasury Total Common Stock Capital in Excess of Par Value Retained Earnings Noncontrolling Interests in Subsidiaries Number of Shares At Par Value Number of Shares At Cost Total Equity Balance at December 31, 2023 9,586 $ 96 $ 197,735 $ 26,645 1,583 $ ( 32,997 ) $ 191,479 $ 103,126 $ 294,605 Vested stock-based awards 78 1 ( 1 ) — — — — — — Director fees paid in shares of common stock — — 6 — — — 6 — 6 Stock-based compensation — — 442 — — — 442 — 442 Grant of restricted stock units (RSUs) under the Profit Participation Incentive Plan (PPIP) — — 1,492 — — — 1,492 — 1,492 Tender of shares for stock-based awards — — — — 16 ( 376 ) ( 376 ) — ( 376 ) Excise tax on 2023 common stock repurchases — — — — — ( 22 ) ( 22 ) — ( 22 ) Total comprehensive income (loss) — — — 4,552 — — 4,552 ( 855 ) 3,697 Balance at March 31, 2024 9,664 $ 97 $ 199,674 $ 31,197 1,599 $ ( 33,395 ) $ 197,573 $ 102,271 $ 299,844 Stockholders’ Equity Common Stock Held in Treasury Total Common Stock Capital in Excess of Par Value Retained Earnings Noncontrolling Interests in Subsidiaries Number of Shares At Par Value Number of Shares At Cost Total Equity Balance at December 31, 2022 9,439 $ 94 $ 195,773 $ 41,452 1,448 $ ( 30,071 ) $ 207,248 $ 64,825 $ 272,073 Vested stock-based awards 40 — — — — — — — — Director fees paid in shares of common stock — — 6 — — — 6 — 6 Stock-based compensation — — 529 — — — 529 — 529 Tender of shares for stock-based awards — — — — 11 ( 216 ) ( 216 ) — ( 216 ) Common stock repurchases — — — — 44 ( 894 ) ( 894 ) — ( 894 ) Contributions from noncontrolling interests — — — — — — — 40,000 40,000 Total comprehensive loss — — — ( 5,801 ) — — ( 5,801 ) ( 472 ) ( 6,273 ) Balance at March 31, 2023 9,479 $ 94 $ 196,308 $ 35,651 1,503 $ ( 31,181 ) $ 200,872 $ 104,353 $ 305,225 The accompanying Notes to Consolidated Financial Statements (Unaudited) are an integral part of these consolidated financial statements. 5 Table of Contents STRATUS PROPERTIES INC. NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (UNAUDITED) 1. GENERAL The unaudited condensed consolidated financial statements and the accompanying notes are prepared in accordance with generally accepted accounting principles (GAAP) in the United States (U.S.) and should be read in conjunction with the consolidated financial statements and notes thereto for the year ended December 31, 2023, included in Stratus Properties Inc.’s (Stratus) Annual Report on Form 10-K for the year ended December 31, 2023 (Stratus 2023 Form 10-K) filed with the U.S. Securities and Exchange Commission on March 28, 2024. The information furnished herein reflects all adjustments that are, in the opinion of management, necessary for a fair statement of the results for the interim periods reported and consist of normal recurring adjustments. The results of operations for any interim period are not necessarily indicative of the results of operations for any other future interim period or for a full fiscal year. Related Party Transactions. In April 2022, Stratus hired the son of Stratus' President and Chief Executive Officer as an employee at an annual salary of $ 100 thousand. He is eligible for the same health and retirement benefits provided to all Stratus employees and is also eligible for annual incentive awards and for awards under the Profit Participation Incentive Plan (PPIP) and the Long-Term Incentive Plan (LTIP). In first-quarter 2023, he received $ 22 thousand as an annual incentive award for 2022, and his annual salary was increased to $ 120 thousand. In first-quarter 2024, he received $ 22 thousand as an annual incentive award for 2023, and his annual salary was increased to $ 124 thousand. As of March 31, 2024, the employee had two outstanding awards under the PPIP. The liability associated with these awards at March 31, 2024 was nominal in amount relative to the consolidated financial statements. Refer to Note 7 for discussion of the PPIP and LTIP. For additional information regarding Stratus' related parties, including LCHM Holdings, LLC and JBM Trust, refer to Notes 1 and 2 in the Stratus 2023 Form 10-K. 2. EARNINGS PER SHARE Stratus’ basic net income (loss) per share of common stock was calculated by dividing the net income (loss) attributable to common stockholders by the weighted-average shares of common stock outstanding during the period. A reconciliation of net income (loss) and weighted-average shares of common stock outstanding for purposes of calculating diluted net income (loss) per share follows (in thousands, except per share amounts): Three Months Ended March 31, 2024 2023 Net income (loss) and total comprehensive income (loss) 3,697 ( 6,273 ) Total comprehensive loss attributable to noncontrolling interests 855 472 Net income (loss) and total comprehensive income (loss) attributable to common stockholders $ 4,552 $ ( 5,801 ) Basic weighted-average shares of common stock outstanding 8,026 7,986 Add shares issuable upon vesting of dilutive restricted stock units (RSUs) a 125 — Diluted weighted-average shares of common stock outstanding 8,151 7,986 Basic net income (loss) per share attributable to common stockholders $ 0.57 $ ( 0.73 ) Diluted net income (loss) per share attributable to common stockholders $ 0.56 $ ( 0.73 ) a. For the first three months of March 31, 2024, excludes 21 thousand shares of common stock associated with RSUs that were anti-dilutive. For the first three months of March 31, 2023, excludes 295 thousand shares of common stock associated with RSUs that were anti-dilutive as a result of the net loss. 3. LIMITED PARTNERSHIPS Stratus has entered into strategic partnerships for certain development projects. Stratus, through its subsidiaries, is a partner in the following limited partnerships: The Saint George Apartments, L.P. ( 10.0 percent indirect equity interest), Stratus Block 150, L.P. ( 31.0 percent indirect equity interest), The Saint June, L.P. ( 34.13 percent indirect equity interest), Holden Hills, L.P. ( 50.0 percent indirect equity interest) and Stratus Kingwood Place, L.P. ( 60.0 6 Table of Contents percent indirect equity interest). For additional information regarding Stratus' partnerships, refer to Note 2 in the Stratus 2023 Form 10-K. Operating Loans to Partnerships. In April 2023, Stratus made an operating loan of $ 1.5 million to Stratus Block 150, L.P. to facilitate the partnership’s ability to pay ongoing costs of The Annie B project during the pre-construction period. In August 2023 and February 2024, Stratus made additional operating loans of $ 800 thousand and $ 2.4 million, respectively, to Stratus Block 150, L.P. The loans are subordinate to The Annie B land loan and must be repaid before distributions may be made to the partners. Until February 2024, the interest rate on the loans was the one-month Bloomberg Short Term Bank Yield Index (BSBY) Rate plus 5.00 percent. In February 2024, the interest rate on the loans was changed to the one-month Term Secured Overnight Financing Rate (SOFR) plus 5.00 percent. In June 2023, Stratus made an operating loan of $ 750 thousand to The Saint June, L.P. to support the partnership’s ability to pay its construction loan interest, which has risen above the amount originally budgeted due to rising interest rates. In October 2023 and January 2024, Stratus made additional operating loans of $ 250 thousand and $ 339 thousand, respectively, to The Saint June, L.P., and the Class B Limited Partner made operating loans of $ 250 thousand and $ 339 thousand, respectively, to The Saint June, L.P. In April 2024, Stratus made an additional operating loan of $ 85 thousand to The Saint June, L.P., and the Class B Limited Partner made an additional operating loan of $ 165 thousand to The Saint June, L.P. The loans bear interest at the one-month Term SOFR plus 5.00 percent, are subordinate to The Saint June construction loan and must be repaid before distributions may be made to the partners. Potential Returns. The following table presents the distribution percentages for the limited partnerships in which Stratus’ potential returns may increase above its relative equity interest if certain hurdles are achieved. Distribution Percentages The Saint George Apartments, L.P. The Saint June, L.P. Holden Hills, L.P. Stratus Kingwood Place, L.P. Stratus Third-party Class B Limited Partner Stratus Third-party Class B Limited Partner Stratus Third-party Class B Limited Partner Stratus Third-party Class B Limited Partners Until all partners have received a return of their capital contributions and a 9.00 percent cumulative return; 10.00 % 90.00 % 34.13 % 65.87 % 50.00 % 50.00 % 60.00 % 40.00 % Until all partners have received an 11.00 percent cumulative return; — — — — — — 68.00 32.00 Until the Class B limited partner has received a 12.00 percent cumulative return; 20.00 80.00 44.13 55.87 55.00 45.00 — — Until the Class B limited partner has received an 18.00 percent cumulative return; 30.00 70.00 — — — — — — Thereafter 50.00 50.00 54.13 45.87 65.00 35.00 76.00 24.00 Accounting for Limited Partnerships. Stratus has performed evaluations and concluded that The Saint George Apartments, L.P., Stratus Block 150, L.P., The Saint June, L.P., Stratus Kingwood Place, L.P. and Holden Hills, L.P. are variable interest entities (VIEs) and that Stratus is the primary beneficiary of each VIE. Accordingly, the partnerships’ results are consolidated in Stratus’ financial statements. Stratus will continue to re-evaluate which entity is the primary beneficiary of these partnerships in accordance with applicable accounting guidance. The cash and cash equivalents held at these limited partnerships are subject to restrictions on distribution to the parent company pursuant to the individual partnership loan agreements. 7 Table of Contents Stratus’ consolidated balance sheets include the following assets and liabilities of the partnerships, net of intercompany balances (including the operating loans made by Stratus), which are eliminated (in thousands): March 31, 2024 December 31, 2023 Assets: a Cash and cash equivalents $ 2,835 $ 5,531 Restricted cash 427 193 Real estate under development 151,824 140,347 Land available for development 1,912 1,911 Real estate held for investment 83,316 87,005 Lease right-of-use assets 353 420 Other assets 3,050 3,122 Total assets 243,717 238,529 Liabilities: b Accounts payable 11,251 12,751 Accrued liabilities, including taxes 1,485 1,793 Debt 107,812 100,205 Lease liabilities 355 421 Other liabilities 409 391 Total liabilities 121,312 115,561 Net assets $ 122,405 $ 122,968 a. Substantially all of the assets are available to settle only obligations of the partnerships. b. The Kingwood Place construction loan has a 25.0 percent repayment guaranty and The Saint George construction loan has a completion guaranty and a 25.0 percent repayment guaranty. The guaranty of The Saint June construction loan converted to a 50.0 percent repayment guaranty upon completion of the project in fourth-quarter 2023. All of the rest of the debt is subject to a full repayment guaranty. Certain of the guaranties terminate if the project meets specified financial and other conditions. The creditors for the remaining liabilities do not have recourse to the general credit of Stratus. See Note 6 of the Stratus 2023 Form 10-K for additional information. 4. ASSET SALES The Oaks at Lakeway. Stratus has remaining lease obligations pursuant to Pad Site Master Leases entered into in connection with the sale of The Oaks at Lakeway, as described in Note 9 of the Stratus 2023 Form 10-K under the heading “Deferred Gain on Sale of The Oaks at Lakeway.” A related contract liability is presented as a deferred gain in the consolidated balance sheets in the amount of $ 2.5 million at March 31, 2024 and $ 2.7 million at December 31, 2023. The reduction in the deferred gain balance primarily reflects Pad Site Master Lease payments. The remaining deferred gain balance is expected to be reduced primarily by future Pad Site Master Lease payments. Amarra Villas. In first-quarter 2024, Stratus sold two of the Amarra Villas homes for a total of $ 7.6 million. In first-quarter 2023, Stratus sold one of the Amarra Villas homes for $ 2.5 million. Magnolia Place. In first-quarter 2024, Stratus completed the sale of approximately 47 acres of undeveloped land planned for a second phase of retail development, all remaining pad sites and up to 600 multi-family units, for $ 14.5 million. In connection with the sale, the Magnolia Place construction loan, which had a balance of $ 8.8 million, was repaid. 5. FAIR VALUE MEASUREMENTS Fair value accounting guidance includes a hierarchy that prioritizes the inputs to valuation techniques used to measure fair value. The hierarchy gives the highest priority to unadjusted quoted prices in active markets for identical assets or liabilities (Level 1 inputs) and the lowest priority to unobservable inputs (Level 3 inputs). The carrying value for certain Stratus financial instruments (i.e., cash and cash equivalents, restricted cash, accounts payable and accrued liabilities) approximates fair value because of their short-term nature and generally negligible credit losses. 8 Table of Contents The fair value of Stratus’ debt also approximates fair value, as the interest rates are variable and approximate prevailing market interest rates available for similar mortgage debt. Stratus’ debt is recorded at cost and is not actively traded. Fair value is estimated based on discounted future expected cash flows at estimated current market interest rates available for similar mortgage debt. Accordingly, Stratus’ debt is classified within Level 2 of the fair value hierarchy. The fair value of debt does not represent the amounts that will ultimately be paid upon the maturities of the loans. 6. DEBT AND EQUITY Debt The components of Stratus’ debt follow (in thousands): March 31, 2024 December 31, 2023 Comerica Bank revolving credit facility $ — $ — Jones Crossing loan 22,351 22,340 The Annie B land loan 12,532 13,983 Construction loans: The Saint George 31,553 24,657 The Saint June 28,594 27,668 Kingwood Place 28,150 28,160 Lantana Place 22,887 22,961 Amarra Villas revolving credit facility 9,888 15,682 Holden Hills 6,983 5,736 West Killeen Market 5,236 5,250 Magnolia Place — 8,731 Total debt a $ 168,174 $ 175,168 a. Includes net reductions for unamortized debt issuance costs of $ 1.9 million at March 31, 2024, and $ 2.2 million at December 31, 2023. Comerica Bank revolving credit facility. As of March 31, 2024, the maximum amount that could be borrowed under the Comerica Bank revolving credit facility was $ 52.9 million, resulting in availability of $ 39.6 million, net of letters of credit. Letters of credit, totaling $ 13.3 million, have been issued under the revolving credit facility, $ 11.0 million of which secure Stratus’ obligation to build certain roads and utilities facilities benefiting Holden Hills and Section N and $ 2.3 million of which secure Stratus’ obligation to construct and pay for certain utility infrastructure in Lakeway, Texas. Jones Crossing loan. The Jones Crossing loan requires the Jones Crossing project to meet a debt service coverage ratio (DSCR) test of 1.15 to 1.00 measured quarterly, and starting June 30, 2023, on a rolling 12 month basis. If the DSCR falls below 1.15 to 1.00, a “Cash Sweep Period” (as defined in the Jones Crossing loan) results, which limits Stratus’ ability to receive cash from its Jones Crossing subsidiary. The DSCR fell below 1.15 to 1.00 in each of fourth-quarter 2022 and first-quarter 2023, and the Jones Crossing subsidiary made principal payments of $ 231 thousand and $ 1.7 million in February 2023 and May 2023, respectively, to bring the DSCR back above the threshold and a Cash Sweep Period did not occur. As permitted under the Jones Crossing loan agreement, in August 2023 the Jones Crossing subsidiary separated the ground lease for the multi-family parcel (the Multi-Family Phase) from the primary ground lease, and the Multi-Family Phase was released from the loan collateral. In October 2023, the Jones Crossing loan was modified effective August 1, 2023 to remove the Multi-Family Phase from certain defined terms and to revise the DSCR calculation to exclude the Multi-Family Phase from expenses on a retroactive basis beginning in second-quarter 2023. Accordingly, the DSCR met the threshold in second-quarter and third-quarter 2023. In fourth-quarter 2023, the DSCR was slightly below the threshold, and a $ 13 thousand principal payment was made in first-quarter 2024 to bring the DSCR back above the threshold and a Cash Sweep Period did not occur. The Annie B land loan. In February 2024, The Annie B land loan was modified to extend the maturity to September 1, 2025, and change the interest rate to the Term SOFR Rate plus 3.00 percent. Under the Annie B land loan, the Term SOFR Rate is defined as one-month Term SOFR plus 0.10 percent and is subject to a floor of 0.50 percent. In connection with the modification, Stratus made a $ 1.4 million principal payment on the loan and is required to make another principal payment of $ 630 thousand in February 2025. 9 Table of Contents Amarra Villas revolving credit facility. In first-quarter 2024, Stratus made principal payments totaling $ 7.2 million on the credit facility upon the closing of the sales of two of the Amarra Villas homes. In first-quarter 2023, Stratus made a $ 2.2 million principal payment on the credit facility upon the closing of a sale of one of the Amarra Villas homes. Magnolia Place construction loan. In February 2024, this loan was repaid in full in connection with the sale of approximately 47 acres of undeveloped land. For additional information regarding Stratus’ debt, refer to Note 6 in the Stratus 2023 Form 10-K. Interest Expense and Capitalization. Interest costs (before capitalized interest) totaled $ 4.0 million in first-quarter 2024 and $ 2.4 million in first-quarter 2023. All of Stratus’ interest costs during first-quarter 2024 and first-quarter 2023 were capitalized. Capitalized interest is primarily related to development activities at Barton Creek (primarily Holden Hills, Section N and The Saint June), The Saint George and The Annie B for both periods presented. Equity The Comerica Bank revolving credit facility, Amarra Villas revolving credit facility, The Annie B land loan, The Saint George construction loan, Kingwood Place construction loan and Holden Hills construction loan require Comerica Bank’s prior written consent for any common stock repurchases in excess of $ 1.0 million or any dividend payments. Dividends. On September 1, 2022, with written consent from Comerica Bank, Stratus’ Board of Directors (Board) declared a special cash dividend of $ 4.67 per share (totaling $ 40.0 million) on Stratus’ common stock, which was paid on September 29, 2022 to stockholders of record as of September 19, 2022. Accrued liabilities included $ 0.3 million as of March 31, 2024, and $ 0.6 million as of December 31, 2023, representing dividends accrued for unvested RSUs in accordance with the terms of the awards. The accrued dividends are paid to the holders of the RSUs as the RSUs vest. Share Repurchase Programs. In 2022, with written consent from Comerica Bank, Stratus’ Board approved a share repurchase program, which authorized repurchases of up to $ 10.0 million of Stratus’ common stock. The repurchase program authorized Stratus, in management’s discretion, to repurchase shares from time to time, subject to market conditions and other factors. In October 2023, Stratus completed the share repurchase program. In total, Stratus acquired 389,378 shares of its common stock under the share repurchase program for a total cost of $ 10.0 million at an average price of $ 25.68 per share. As required by the Inflation Reduction Act of 2022 (IR Act), Stratus recorded $ 22 thousand in excise tax in first-quarter 2024 for the 2023 share repurchases. The excise tax liability is included in accrued liabilities in the consolidated balance sheet. In November 2023, with written consent from Comerica Bank, Stratus’ Board approved a new share repurchase program, which authorizes repurchases of up to $ 5.0 million of Stratus’ common stock. The repurchase program authorizes Stratus, in management’s and the Capital Committee of the Board’s discretion, to repurchase shares from time to time, subject to market conditions and other factors. As of March 31, 2024, Stratus had not purchased any shares under the new program. 7. PROFIT PARTICIPATION INCENTIVE PLAN AND LONG-TERM INCENTIVE PLAN In July 2018, the Compensation Committee (the Committee) adopted the PPIP. In February 2023, the Committee approved the LTIP, which amends and restates the PPIP, and is effective for participation interests awarded under development projects on or after its effective date. Outstanding participation interests granted under the PPIP will continue to be governed by the terms of the prior PPIP. The PPIP and LTIP provide participants with economic incentives tied to the success of the development projects designated by the Committee as approved projects under the PPIP and LTIP. Estimates related to the awards may change over time as a result of differences between projected and actual development progress and costs, market conditions and the timing of capital transactions or valuation events. Refer to Notes 1 and 8 of the Stratus 2023 Form 10-K for further discussion. In July 2023, Kingwood Place reached a valuation event under the PPIP and Stratus obtained an appraisal of the property to determine the payout under the PPIP. The accrued liability under the PPIP related to Kingwood Place was reduced to $ 1.6 million at December 31, 2023, and was settled in RSUs with a three-year vesting period awarded to eligible participants in first-quarter 2024. 10 Table of Contents Under the terms of the PPIP and LTIP, the number of RSUs granted in connection with settlement of approved projects is determined by reference to the 12-month trailing average stock price for the year the project reaches a payment event, whereas the grant date fair value of the RSUs for accounting purposes is based on the grant date closing price. A summary of PPIP and LTIP costs follows (in thousands): Three Months Ended March 31, 2024 2023 Charged to general and administrative expense $ 83 $ 148 Capitalized to project development costs 111 110 Total PPIP and LTIP costs $ 194 $ 258 At March 31, 2024, the PPIP included Amarra Villas, Jones Crossing, Magnolia Place Phase I and The Saint June, and the LTIP included The Saint George. The accrued liability for the PPIP and LTIP totaled $ 1.8 million at March 31, 2024, and $ 3.1 million at December 31, 2023 (included in other liabilities). 8. INCOME TAXES Stratus’ accounting policy for and other information regarding its income taxes are further described in Notes 1 and 7 in the Stratus 2023 Form 10-K. Stratus has a full valuation allowance against its U.S. Federal net deferred tax assets as of both March 31, 2024 and December 31, 2023. Stratus has recorded a deferred tax asset totaling $ 173 thousand at both March 31, 2024 and December 31, 2023 related to state income taxes. In evaluating the recoverability of the remaining deferred tax assets, management considered available positive and negative evidence, giving greater weight to the uncertainty regarding projected future financial results. Upon a change in facts and circumstances, management may conclude that sufficient positive evidence exists to support a reversal of, or decrease in, the valuation allowance in the future, which would favorably impact Stratus’ results of operations. Stratus’ future results of operations may be negatively impacted by an inability to realize a tax benefit for future tax losses or for items that will generate additional deferred tax assets that are not more likely than not to be realized. The difference between Stratus’ consolidated effective income tax rate of 3 percent for the first three months of 2024 and the U.S. Federal statutory income tax rate of 21 percent was primarily attributable to state income taxes, noncontrolling interests in subsidiaries, the presence of a valuation allowance against its U.S. Federal net deferred tax assets as of March 31, 2024, and the executive compensation limitation. The difference between Stratus’ consolidated effective income tax rate of ( 23 ) percent for the first three months of 2023 and the U.S. Federal statutory income tax rate of 21 percent was primarily attributable to state income taxes, noncontrolling interests in subsidiaries, the presence of a valuation allowance against certain U.S. Federal deferred tax assets as of March 31, 2023, and the executive compensation limitation. On August 16, 2022, the IR Act was enacted in the United States. Among other provisions, the IR Act imposes a new one percent excise tax on the fair market value of net corporate stock repurchases made by covered corporations, effective for tax years beginning after December 31, 2022. Stratus recorded $ 22 thousand in such excise taxes in first-quarter 2024 for share repurchases in 2023. Refer to Note 6 for discussion of Stratus’ share repurchase programs. 9. BUSINESS SEGMENTS Stratus has two operating segments: Real Estate Operations and Leasing Operations. The Real Estate Operations segment is comprised of Stratus’ real estate assets (developed for sale, under development and available for development), which consists of its properties in Austin, Texas (including the Barton Creek Community, which includes Section N, Holden Hills, Amarra multi-family and commercial land, Amarra Villas, Amarra Drive lots and other vacant land; the Circle C community; the Lantana community, which includes a portion of Lantana Place planned for a multi-family phase known as The Saint Julia; The Saint George; and the land for The Annie B); in Lakeway, Texas, located in the greater Austin area (Lakeway); in College Station, Texas (land for future 11 Table of Contents phases of retail and multi-family development and retail pad sites at Jones Crossing); and in Magnolia, Texas (potential development of approximately 11 acres planned for future multi-family use), Kingwood, Texas (a retail pad site) and New Caney, Texas (New Caney), each located in the greater Houston area. The Leasing Operations segment is comprised of Stratus’ real estate assets held for investment that are leased or available for lease and includes The Saint June, West Killeen Market, Kingwood Place, the retail portions of Lantana Place and Magnolia Place, the completed retail portion of Jones Crossing and retail pad sites subject to ground leases at Lantana Place, Kingwood Place and Jones Crossing. Stratus uses operating income or loss to measure the performance of each segment. General and administrative expenses, which primarily consist of employee salaries, wages and other costs, are managed on a consolidated basis and are not allocated to Stratus’ operating segments. The following segment information reflects management determinations that may not be indicative of what the actual financial performance of each segment would be if it were an independent entity. Revenues from Contracts with Customers. Stratus’ revenues from contracts with customers follow (in thousands): Three Months Ended March 31, 2024 2023 Real Estate Operations: Developed property sales $ 7,623 $ 2,493 Undeveloped property sales 14,500 — 22,123 2,493 Leasing Operations: Rental revenue 4,384 3,309 4,384 3,309 Total revenues from contracts with customers $ 26,507 $ 5,802 Financial Information by Business Segment. Summarized financial information by segment for the three months ended March 31, 2024, based on Stratus’ internal financial reporting system utilized by its chief operating decision maker, follows (in thousands): Real Estate Operations a Leasing Operations Corporate, Eliminations and Other b Total Revenues: Unaffiliated customers $ 22,123 $ 4,384 $ — $ 26,507 Cost of sales, excluding depreciation ( 15,278 ) ( 1,678 ) — ( 16,956 ) Depreciation and amortization ( 44 ) ( 1,373 ) 16 ( 1,401 ) General and administrative expenses — — ( 4,465 ) ( 4,465 ) Operating income (loss) $ 6,801 $ 1,333 $ ( 4,449 ) $ 3,685 Capital expenditures and purchases and development of real estate properties $ 8,957 $ 8,141 $ — $ 17,098 Total assets at March 31, 2024 c 329,062 160,759 19,696 509,517 a. Includes sales commissions and other revenues together with related expenses. b. Includes consolidated general and administrative expenses and eliminations of intersegment amounts. c. Corporate, eliminations and other includes cash, cash equivalents and restricted cash of $ 19.4 million. 12 Table of Contents Summarized financial information by segment for the three months ended March 31, 2023, based on Stratus’ internal financial reporting system utilized by its chief operating decision maker, follows (in thousands): Real Estate Operations a Leasing Operations Corporate, Eliminations and Other b Total Revenues: Unaffiliated customers $ 2,493 $ 3,309 $ — $ 5,802 Cost of sales, excluding depreciation and amortization ( 4,487 ) ( 1,261 ) — ( 5,748 ) Depreciation and amortization ( 27 ) ( 906 ) 5 ( 928 ) General and administrative expenses — — ( 4,719 ) ( 4,719 ) Operating (loss) income $ ( 2,021 ) $ 1,142 $ ( 4,714 ) $ ( 5,593 ) Capital expenditures and purchases and development of real estate properties $ 9,027 $ 10,006 $ — $ 19,033 Total assets at March 31, 2023 c 307,571 109,748 62,400 479,719 a. Includes sales commissions and other revenues together with related expenses. b. Includes consolidated general and administrative expenses and eliminations of intersegment amounts. c. Corporate, eliminations and other includes cash, cash equivalents and restricted cash of $ 57.0 million. 10. SUBSEQUENT EVENTS Stratus evaluated events after March 31, 2024, and through the date the financial statements were issued, and determined any events or transactions occurring during this period that would require recognition or disclosure are appropriately addressed in these financial statements. 13 Table of Contents