UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, D.C. 20549

Form 10-Q

☒	QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

For the quarterly period ended November 30, 2021

☐	TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

For the transition period from __________ to __________

Commission file number 000-08814

PURE CYCLE CORPORATION

(Exact name of registrant as specified in its charter)


Colorado		84-0705083
(State or other jurisdiction of incorporation or organization)		(I.R.S. Employer Identification Number)

34501 E. Quincy Avenue, Bldg. 34, Watkins, CO		80137
(Address of principal executive offices)		(Zip Code)

(303) 292 – 3456

(Registrant’s telephone number, including area code)

Securities registered pursuant to Section 12(b) of the Act:


Common Stock 1/3 of $.01 par value	PCYO	The NASDAQ Stock Market
(Title of each class)	(Trading Symbol(s))	(Name of each exchange on which registered)

Indicate by check mark whether the registrant (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days. Yes ☒ No ☐

Indicate by check mark whether the registrant has submitted electronically every Interactive Data File required to be submitted pursuant to Rule 405 of Regulation S-T (§232.405 of this chapter) during the preceding 12 months (or for such shorter period that the registrant was required to submit such files). Yes ☒No ☐

Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, a smaller reporting company, or an emerging growth company. See the definitions of “large accelerated filer,” “accelerated filer,” “smaller reporting company,” and “emerging growth company” in Rule 12b-2 of the Exchange Act.


Large accelerated filer ☐	Accelerated filer ☐
Non-accelerated filer ☒	Smaller reporting company ☒
	Emerging growth company ☐

If an emerging growth company, indicate by check mark if the registrant has elected to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act ☐

Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act). Yes ☐ No ☒

Indicate the number of shares outstanding of each of the issuer’s classes of common stock, as of January 7, 2022:


Common stock, 1/3 of $.01 par value		23,941,968
(Class)		(Number of Shares)

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FORWARD-LOOKING STATEMENTS

Statements that are not historical facts contained in this Quarterly Report on Form 10-Q, or incorporated by reference into the most recent Annual Report on Form 10-K, are “forward-looking statements” within the meaning of the Private Securities Litigation Reform Act of 1995, Section 27A of the Securities Act of 1933, as amended (the “Securities Act”), and Section 21E of the Securities Exchange Act of 1934, as amended (the “Exchange Act”). The words “anticipate,” “seek,” “project,” “future,” “likely,” “believe,” “may,” “should,” “could,” “will,” “estimate,” “expect,” “plan,” “intend” and similar expressions, as they relate to us, are intended to identify forward-looking statements. Forward-looking statements include statements relating to, among other things:

●

future water supply needs in Colorado and how such needs will be met;

●

anticipated increases in residential and commercial demand for water services and competition for these services;

●

estimated population increases in the Denver metropolitan area and the South Platte River basin;

●

plans for, and the efficiency of, development of our Sky Ranch property;

●

our competitive advantage;

●

the impact of individual housing and economic cycles on the number of connections we can serve with our water;

●

the number of new water connections needed to recover the costs of our water supplies;

●

the number of units planned for development at Sky Ranch;

●

the timing of the completion of construction of finished lots at Sky Ranch;

●

the number of lots expected to be delivered in a fiscal period;

●

anticipated financial results from development of our Sky Ranch property;

●

anticipated rental dates for our single-family rental units;

●

anticipated revenues and cash flows from our single-family rental units;

●

our ability to perform on various construction contracts and not require the use of the performance letters of credit;

●

timing of and interpretation of royalties to the State Board of Land Commissioners;

●

participation in regional water projects, including “WISE” and the timing and availability of water from, and projected costs related to, WISE;

●

increases in future water or wastewater tap fees;

●

our ability to collect fees and charges from customers and other users;

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the estimated amount of reimbursable costs for Sky Ranch and the collectability of reimbursables;

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anticipated timing and amount of, and sources of funding for, (i) capital expenditures to construct infrastructure and increase production capacities, (ii) compliance with water, environmental and other regulations, and (iii) operations, including delivery and treatment of water and wastewater;

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capital required and costs to develop Sky Ranch;

●

anticipated development of other filings concurrently with the second filing of Sky Ranch;

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plans to provide water for drilling and hydraulic fracturing of oil and gas wells;

●

changes in oil and gas drilling activity on our property, on the Lowry Range, or in the surrounding areas;

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estimated costs of earthwork, erosion control, streets, drainage and landscaping at Sky Ranch;

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the anticipated revenues from customers in the Rangeview District, Sky Ranch Districts, and Elbert & Highway 86 District;

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plans with respect to mineral interests;

●

plans for the use and development of our water assets and potential delays;

●

estimated number of connections we can serve with our existing water rights;

●

factors affecting demand for water;

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our ability to meet customer demands in a sustainable and environmentally friendly way;

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our ability to reduce the amount of up-front construction costs for water and wastewater systems;

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costs and plans for treatment of water and wastewater;

●

anticipated number of deep-water wells required to continue expanding and developing our Rangeview Water Supply;

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expenditures for expenses and capital needs of the Rangeview District;

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regional cooperation among area water providers in the development of new water supplies and water storage, transmission and distribution systems as the most cost-effective way to expand and enhance service capacities;

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plans to drill water walls into aquifers located beneath the Lowry Range and the timing and estimated costs of such a build out;

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sufficiency of tap fees to fund infrastructure costs of the Rangeview District;

●

our ability to assist Colorado “Front Range” water providers in meeting current and future water needs;

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●

plans to use raw water, effluent water or reclaimed water for agricultural and irrigation uses;

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factors that may impact labor and material costs;

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use of third parties to construct water and wastewater facilities and Sky Ranch lot improvements;

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plans to utilize fixed-price contracts;

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estimated supply capacity of our water assets;

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our belief that we will continue to exceed, market expectations with the delivery of our lots at Sky Ranch;

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our ability to comply with permit requirements and environmental regulations and the cost of such compliance;

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the impact of water quality, solid waste disposal and environmental regulations on our financial condition and results of operations;

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negotiation of payment terms for fees;

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the future impacts of COVID-19 on our business;

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the impact of any downturn in the homebuilding and credit markets on our business and financial condition;

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future fluctuations in the price and trading volume of our common stock;

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loss of key employees and hiring additional personnel for our operations;

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the recoverability of water and wastewater service costs from rates;

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our belief that we are not a public utility under Colorado law;

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the adequacy of the provisions in the “Lease” for the Lowry Range to cover present and future circumstances;

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our ability to successfully maintain our “conditional decrees” and continue to develop our Lowry Range surface rights;

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environmental clean-up at the Lowry Range by the U.S. Army Corps of Engineers;

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plans to retain earnings and not pay dividends;

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forfeitures of option grants, vesting of non-vested options and the fair value of option awards;

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the sufficiency of our working capital and financing sources to fund our operations;

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estimated costs of public improvements to be funded by Pure Cycle and constructed on behalf of the Sky Ranch Community Authority Board;

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changes in unrecognized tax positions;

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service life of constructed facilities.

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accounting estimates and the impact of new accounting pronouncements;

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the effectiveness of our disclosure controls and procedures and our internal controls over financial reporting; and

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our belief that we will remediate our material weakness.

Forward-looking statements reflect our current views with respect to future events and are subject to certain risks, uncertainties, and assumptions. There are no assurances that any of our expectations will be realized and actual results could differ materially from those in such statements. Factors that could cause actual results to differ from those contemplated by such forward-looking statements include, without limitation:

●

outbreaks of disease, including the COVID-19 pandemic, and related stay-at-home orders, quarantine policies and restrictions on travel, trade and business operations;

●

political and economic instability, whether resulting from natural disasters, wars, terrorism, pandemics or other sources;

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our ability to successfully enter the single-family home rental market and rent our single-family homes at rates sufficient to cover our costs;

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the timing of new home construction and other development in the areas where we may sell our water, which in turn may be impacted by credit availability;

●

population growth;

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changes in employment levels, job and personal income growth and household debt-to-income levels;

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changes in consumer confidence generally and confidence of potential home buyers in particular;

●

the ability of existing homeowners to sell their existing homes at prices that are acceptable to them;

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declines in property values which impacts tax revenue to the Sky Ranch Community Authority Board which would impact their ability to repay us;

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changes in the supply of available new or existing homes and other housing alternatives, such as apartments and other residential rental property;

●

timing of oil and gas development in the areas where we sell our water;

●

general economic conditions, including the continued impact of COVID-19;

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PART I – FINANCIAL INFORMATION

Item 1. Financial Statements

PURE CYCLE CORPORATION

CONSOLIDATED BALANCE SHEETS


(In thousands, except share and per share amounts)	November 30, 2021		August 31, 2021
ASSETS:	(unaudited)
Current assets:
Cash and cash equivalents	$	12,914	$	20,117
Trade accounts receivable, net		1,217		1,532
Prepaid expenses and other assets		289		458
Land under development		1,030		608
Notes receivable - reimbursable public improvements - related party		16,000		16,000
Total current assets		31,450		38,715
Restricted cash		2,328		2,327
Investments in water and water systems, net		53,506		53,786
Construction in progress		3,016		3,304
Single-family rental units		1,008		—
Land and mineral rights:
Held for development		7,343		5,924
Held for investment purposes		451		451
Other assets		2,569		2,591
Notes receivable – related parties, including accrued interest:
Reimbursable public improvements		13,517		8,794
Other		1,061		1,163
Operating leases - right of use assets, less current portion		102		122
Total assets	$	116,351	$	117,177

LIABILITIES:
Current liabilities:
Accounts payable	$	2,019	$	1,787
Accrued liabilities		669		1,224
Accrued liabilities – related parties		2,049		2,881
Income taxes payable		1,185		4,163
Deferred lot sale revenues		2,831		1,995
Deferred oil and gas lease payment and water sales payment		271		410
Debt		7		—
Total current liabilities		9,031		12,460
Participating interests in export water supply		325		325
Debt, less current portion		993		—
Deferred tax liability, net		1,621		1,615
Lease obligations - operating leases, less current portion		15		37
Total liabilities		11,985		14,437
Commitments and contingencies
SHAREHOLDERS’ EQUITY:
Series B preferred shares par value $0.001 per share, 25 million authorized; 432,513 issued and outstanding (liquidation preference of $432,513)		—		—
Common shares par value 1/3 of $.01 per share, 40 million authorized; 23,923,100 and 23,916,633 outstanding, respectively		80		80
Additional paid-in capital		173,625		173,513
Accumulated deficit		(69,339)		(70,853)
Total shareholders’ equity		104,366		102,740
Total liabilities and shareholders’ equity	$	116,351	$	117,177

See accompanying Notes to the Consolidated Financial Statements

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PURE CYCLE CORPORATION

CONSOLIDATED STATEMENTS OF OPERATIONS
(unaudited)


	Three Months Ended
	November 30,		November 30,
(In thousands, except per share amounts)	2021		2020
Revenues:
Metered water usage from:
Municipal customers	$	321	$	167
Oil and gas operations		386		1,199
Wastewater treatment fees		55		42
Water and wastewater tap fees		261		1,083
Lot sales		2,945		2,356
Project management fees		248		—
Single-family rentals		8		—
Special facility projects and other		49		21
Total revenues		4,273		4,868

Expenses:
Water service operations		(289)		(545)
Wastewater service operations		(129)		(92)
Land development construction costs		(531)		(1,719)
Single-Family rental costs		(3)		—
Depletion and depreciation		(354)		(365)
Other		(77)		(24)
Total cost of revenues		(1,383)		(2,745)

General and administrative expenses		(1,325)		(1,086)
Depreciation		(85)		(84)
Operating income		1,480		953

Other income:
Interest income - related party		362		15
Oil and gas royalty income, net		97		75
Oil and gas lease income, net		48		52
Other		11		10
Interest expense, net		(7)		—
Income from operations before income taxes		1,991		1,105
Income tax expense		(477)		(260)
Net income	$	1,514	$	845

Earnings per common share - basic and diluted	$	0.06	$	0.04
Weighted average common shares outstanding:
Basic		23,918		23,867
Diluted		24,219		24,036

See accompanying Notes to the Consolidated Financial Statements

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PURE CYCLE CORPORATION

CONSOLIDATED STATEMENT OF SHAREHOLDERS’ EQUITY
(unaudited)


	Three Months Ended November 30, 2021

							Additional
	Preferred Stock			Common Stock			Paid-in		Accumulated
	Shares	Amount		Shares	Amount		Capital		Deficit		Total

	(In thousands)
Balance at August 31, 2021	432,513	$	—	23,916,633	$	80	$	173,513	$	(70,853)	$	102,740
Stock option exercises	—		—	6,467		—		—		—		—
Share-based compensation	—		—	—		—		112		—		112
Net income	—		—	—		—		—		1,514		1,514
Balance at November 30, 2021	432,513	$	—	23,923,100	$	80	$	173,625	$	(69,339)	$	104,366


	Three Months Ended November 30, 2020

							Additional
	Preferred Stock			Common Stock			Paid-in		Accumulated
	Shares	Amount		Shares	Amount		Capital		Deficit		Total

	(In thousands)
Balance at August 31, 2020	432,513	$	—	23,856,098	$	80	$	172,927	$	(90,963)	$	82,044
Stock option exercises	—		—	12,118		—		—		—		—
Share-based compensation	—		—	—		—		86		—		86
Net income	—		—	—		—		—		845		845
Balance at November 30, 2020	432,513	$	—	23,868,216	$	80	$	173,013	$	(90,118)	$	82,975

See accompanying Notes to the Consolidated Financial Statements

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PURE CYCLE CORPORATION

CONSOLIDATED STATEMENTS OF CASH FLOWS

(unaudited)


	Three Months Ended
	November 30,		November 30,
(In thousands)	2021		2020
Cash flows from operating activities:
Net income	$	1,514	$	845
Adjustments to reconcile net income to net cash provided by operating activities:
Deferred lot sale revenues		836		(1,425)
Depreciation and depletion		439		449
Trade accounts receivable		315		411
Prepaid expenses		141		(370)
Share-based compensation expense		112		86
Change in note receivable from Rangeview Metropolitan, net		102		(11)
Deferred income taxes		6		126
Other assets and liabilities		(1)		134
Deferred income – oil and gas lease and water sales payment		(139)
Land under development		(422)		(413)
Accounts payable and accrued liabilities		(1,156)		174
Taxes payable net of taxes receivable		(2,978)		—
Change in note receivable from Sky Ranch CAB		(4,723)		—
Net cash (used) provided by operating activities		(5,954)		6

Cash flows from investing activities:
Investments in water and water systems		(652)		(468)
Investments in land under development		(1,419)
Construction costs of single-family rentals		(142)		—
Purchase of property and equipment		(35)		(31)
Net cash used by investing activities		(2,248)		(499)

Cash flows from financing activities:
Proceeds from notes payable		1,000		—
Payments to contingent liability holders		—		(1)
Net cash provided (used) by financing activities		1,000		(1)
Net change in cash, cash equivalents and restricted cash		(7,202)		(494)
Cash, cash equivalents and restricted cash – beginning of period		22,444		21,797
Cash, cash equivalents and restricted cash – end of period	$	15,242	$	21,303
Cash and cash equivalents	$	12,914	$	21,303
Restricted cash		2,328		—
Total cash, cash equivalents and restricted cash	$	15,242	$	21,303

SUPPLEMENTAL DISCLOSURE OF CASH FLOW INFORMATION AND NON-CASH ACTIVITIES
Income taxes paid	$	3,450	$	—
Change in reimbursable public improvements included in accounts payable and accrued liabilities	$	2,049	$	—
Change in land under development costs included in accounts payable and accrued liabilities	$	—	$	894
Change in investments in water and water systems included in accounts payable and accrued liabilities	$	—	$	297

See accompanying Notes to the Consolidated Financial Statements

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PURE CYCLE CORPORATION

NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS

NOVEMBER 30, 2021

NOTE 1 – PRESENTATION OF INTERIM INFORMATION

The accompanying unaudited consolidated financial statements have been prepared by Pure Cycle Corporation (Company) and include all adjustments that are, in the opinion of management, necessary to present fairly the financial position, results of operations and cash flows of the Company as of and for the three months ended November 30, 2021 and 2020. The August 31, 2021 balance sheet was derived from the Company’s audited consolidated financial statements.

Certain information and footnote disclosures normally included in financial statements prepared in accordance with accounting principles generally accepted in the United States of America (GAAP) have been condensed or omitted. It is suggested the accompanying consolidated financial statements and notes be read in conjunction with the consolidated financial statements and notes thereto included in the Company’s Annual Report on Form 10-K for the year ended August 31, 2021 (2021 Annual Report) filed with the Securities and Exchange Commission (SEC) on November 10, 2021. The results of operations for interim periods presented are not necessarily indicative of the operating results expected for the full fiscal year.

Coronavirus Aid, Relief, and Economic Security Act (CARES Act)

Since January 2020, the COVID-19 pandemic has caused substantial disruption in international and U.S. economies and markets. The impacts of the pandemic are continuing in 2021 but began to lessen as vaccines became widely available in the U.S, although there have been periodic increases in the number of cases in the U.S. due to vaccine hesitancy and the spread of COVID-19 variants. The pandemic has resulted in government restrictions of various degrees and effective at various times, including stay-at-home orders, bans on travel, limitations on the size of gatherings, limitations on the operations of businesses deemed non-essential, closures of work facilities, schools, public buildings and businesses, cancellation of events (including entertainment events, conferences, and meetings), quarantines, mask mandates and social distancing measures. Due to the outbreak of COVID-19 and related restrictions, the second development phase of Sky Ranch was delayed due to the extended time taken to approve the platted lots through the county government.

Use of Estimates

The preparation of financial statements in conformity with GAAP 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. Estimates are used to account for certain items such as revenue recognition, reimbursable costs, costs of revenue for lot sales, share-based compensation, deferred tax asset valuation, and the useful lives and recoverability of long-lived assets. Actual results could differ from those estimates and assumptions due to risks and uncertainties, including uncertainty in the current economic environment due to COVID-19.

During fiscal 2021, the Company determined the reimbursable public improvements, project management fees and interest income related to the Sky Ranch community being developed by the Company are probable of payment. Historically, due to a lack of tax base and no operating history for the Sky Ranch Community Authority Board (Sky Ranch CAB), the Company was unable to estimate when or if it would receive payment for these items and deferred recognition of them until cash was received. As a result of an established and growing tax base resulting from the success of the initial development, added mill levies, and additional unencumbered fees received by the Sky Ranch CAB, the Company believes repayment of the public improvements, payment of the project management fees, and interest income are deemed probable. Based on this the Company has recognized these items in the consolidated financial statements. The timing and amount of potential payments have been estimated based on growth trends utilizing current assessed values and historic growth rates which have been projected to current and contracted lot sales through the contractual obligation period.

Reclassifications

The Company has reclassified certain prior year information to conform to the current year presentation.

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NOTE 2 – REIMBURSABLE PUBLIC IMPROVEMENTS AND NOTE RECEIVABLE FROM THE SKY RANCH CAB

The Note receivable from the Sky Ranch CAB reports the balances owed by the Sky Ranch CAB to the Company for reimbursable public improvements, project management fees, and interest accrued on the unpaid balances related to the ongoing development of the Sky Ranch master planned community, which is described in greater detail in Note 1 and Note 14 to the Company’s 2021 Annual Report. The Company has paid for the cost of public improvements at Sky Ranch which are the ultimate responsibility of the Sky Ranch CAB. During the second quarter of fiscal 2021, the Company determined that the Sky Ranch CAB would be able to repay the company for those improvements, along with the project management fees and interest on these expenses. Upon that determination, the Company began recording the reimbursable public improvements as a receivable from the Sky Ranch CAB (as opposed to the costs being initially capitalized as land under development and subsequently expensed as land development construction costs) and began recognizing project management fee revenue and interest income on the entire note receivable from the Sky Ranch CAB. Prior to that date, payment was not deemed to be probable; therefore, the Company capitalized those costs as land under development and subsequently expensed the reimbursable public improvements and did not recognize any project management fees or interest income due to the uncertainty of collectability. During the three months ended November 30, 2021, the note receivable – related party related to reimbursable public improvement costs the Company incurred on behalf of the Sky Ranch CAB of $4.1 million, project management fees owed to the Company of $0.2 million, and interest income on the outstanding amounts of $0.4 million which increased the note receivable balance by $4.7 million.

Public improvements which are not probable of reimbursement at the time of being incurred are considered contract fulfillment costs and will be recognized in separate land under development accounts as funds are expended. Once collectability is deemed to be probable, the reimbursable public improvement costs will be reclassified from the land under development account and into notes receivable - related party. The Company assesses the collectability of the note receivable from the Sky Ranch CAB, which includes reimbursable public improvements, project management fees and the related interest income, when events or circumstances indicate the amounts may not be recoverable. The Sky Ranch CAB has an obligation to repay the Company, but the ability of the Sky Ranch CAB to do so before the contractual termination dates is dependent upon the establishment of a tax base or other fee generating activities sufficient to recover reimbursable costs incurred.

The following table summarizes the activity and balances associated with the reimbursable public improvements, project management fees, and accrued interest, all of which are included in the note receivable from the Sky Ranch CAB:



(In thousands)	Balances at August 31, 2021		Activity during the three months ended November 30, 2021		Amounts payable by the Sky Ranch CAB at November 30, 2021
Phase 1
Reimbursable public improvements and other	$	17,645	$	248	$	17,893
Accrued interest		2,526		305		2,831
Project management services		1,570		10		1,580
Phase 1 reimbursable costs	$	21,741	$	563	$	22,304

Phase 2
Public improvements	$	2,935	$	3,877	$	6,812
Accrued interest		33		45		78
Project management services		85		238		323
Phase 2 reimbursable costs	$	3,053	$	4,160	$	7,213

Total reimbursable costs	$	24,794	$	4,723	$	29,517

The note receivable from the Sky Ranch CAB accrues interest at 6% per annum.

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NOTE 3 – REVENUE

The Company’s revenue is primarily generated from the sale of lots to homebuilders, sales of water and wastewater taps, metered water and wastewater usage, and beginning in November 2021, from renting single-family homes. Detailed descriptions of the policies related to revenue recognition are included in Note 2 to the 2021 Annual Report. The following describes significant components of revenue for the three months ended November 30, 2021 and 2020.

Sale of finished lots – For the three months ended November 30, 2021 and 2020, the Company recognized $2.9 million and $0.8 million of lot sale revenue, which was recognized using the percent-of-completion method for development costs incurred on contracts that are satisfied over time and are ongoing at Sky Ranch. As of November 30, 2021, the first phase is 99.5% complete and the first subphase of the second development phase is 43.4% complete.

The Company also recognizes revenue from the sale of finished lots, whereby the home builder pays for a ready-to-build finished lot and the sales price is paid in a lump-sum upon completion of the finished lot that is permit ready. The Company recognizes revenues at the point in time of the closing of the sale of a finished lot in which control transfers to the builder as the transaction cycle is complete and the Company has no further obligations for the lot. The Company recognized $0 and $1.6 million from ready-to-build finished lots for the three months ended November 30, 2021 and 2020.

Water and wastewater tap fees – During the three months ended November 30, 2021 and 2020, the Company sold a total of 9 and 36 water and wastewater taps generating $0.3 million and $1.1 million in tap fee revenues. These taps were all sold in the first development phase at Sky Ranch and Wild Pointe.

Project management services – During the three months ended November 30, 2021 and 2020, the Company recognized $0.2 million and $0 of project management revenue for managing the Sky Ranch development process. During the second quarter of fiscal 2021, the Company determined the Sky Ranch CAB would be able to pay the Company for project management services and began recognizing this revenue. Prior to that date, payment was not deemed to be probable; therefore, the Company had deferred recognition of the project management fees income it had earned.

Single-family rental fees – Effective November 1, 2021, the Company began leasing three single-family homes it had constructed at Sky Ranch. Each home is rented pursuant to a separate twelve-month lease agreement that requires monthly payments during the term of the lease. The Company has begun construction on a fourth house and reserved 46 lots in the second development phase of Sky Ranch for rental units; therefore, the Company believes this could become a reportable operating segment in the future once its operations become material.

Deferred Revenue

Deferred revenue by segment is as follows:


(In thousands)	November 30, 2021		August 31, 2021
Land development segment	$	2,831	$	1,995
Water and wastewater resource development segment		271		410
Balance, end of period	$	3,102	$	2,405

Changes in deferred revenue were as follows:


(In thousands)	November 30, 2021		August 31, 2021
Balance at August 31, 2021	$	2,405	$	3,600
Deferral of revenue		3,783		6,884
Recognition of unearned revenue		(3,086)		(8,079)
Balance at November 30, 2021	$	3,102	$	2,405

The Company recognizes certain lot sales over time as construction activities progress for lots sold pursuant to lot development agreements and not when payment is received. For example, the Company will frequently receive milestone payments before revenue

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can be recognized (i.e. prior to the Company completing cumulative progress which faithfully represents the transfer of goods and services to the customer) which results in the Company recording deferred revenue. The Company recognizes this revenue into income as construction activities progress, measured based on costs incurred to total expected costs of the project, which management believes is a faithful representation of the transfer of goods and services to the customer.

Revenue allocated to remaining performance obligations such as described above represents contracted revenue that has not yet been recognized, which includes unearned revenue and amounts that will be invoiced and recognized as revenue in future periods. During November 2021, the Company received a milestone payment of $3.8 million for outstanding open contracts related to lot sales in the first subphase of the second development phase at Sky Ranch. This revenue is being recognized over time.

NOTE 4 – 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 Company maintains policies and procedures to value instruments using what management believes to be the best and most relevant data available.

The carrying value for certain of the Company’s financial instruments (i.e., cash and cash equivalents, restricted cash, accounts receivable, accounts payable and accrued liabilities) approximates fair value because of their short-term nature and generally negligible credit losses.

As of November 30, 2021, the Company has one Level 2 liability, the SFR Note (defined in Note 6) entered into in November 2021, for which the Company has determined the valuation of the liability can be obtained from readily available pricing sources via independent providers for market transactions involving similar liabilities.

There were no transfers between Level 1, 2 or 3 categories during the three months ended November 30, 2021 or 2020.

NOTE 5 – WATER, LAND AND OTHER FIXED ASSETS

The Company’s water rights and current water and wastewater service agreements, including capitalized terms not defined herein, are more fully described in Note 4 to the 2021 Annual Report.

Investment in Water and Water Systems

The Company’s Investments in water and water systems consist of the following costs and accumulated depreciation and depletion:


	November 30, 2021				August 31, 2021
			Accumulated				Accumulated
			Depreciation				Depreciation
(In thousands)	Costs		and Depletion		Costs		and Depletion
Rangeview water system	$	17,572	$	(1,624)	$	17,526	$	(1,470)
Rangeview water supply		14,645		(17)		14,622		(17)
Water supply – Other		7,504		(1,513)		7,569		(1,433)
Sky Ranch water rights and other costs		7,377		(1,133)		7,338		(1,087)
Sky Ranch pipeline		5,740		(841)		5,727		(793)
Lost Creek water supply		3,388		—		3,374		—
Fairgrounds water and water system		2,900		(1,349)		2,900		(1,327)
Wild Pointe service rights		1,632		(775)		1,632		(775)
Totals		60,758		(7,252)		60,688		(6,902)
Net investments in water and water systems	$	53,506			$	53,786

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Construction in Progress

Construction in progress represents costs incurred on various construction projects currently underway, that as of the balance sheet date have not been completed and placed into service. The construction in progress account consists primarily of water facilities being constructed that the Company anticipates will be placed in service during calendar year 2022. During the three months ended November 30, 2021, the Company incurred (1) $0.5 million of costs related to its construction projects and (2) completed the single-family rental units resulting in the transfer of $1.0 million of costs to a separate account for tracking the capitalized costs of the rental units.

Single-Family Rental Homes

During the three months ended November 30, 2021, the Company completed construction of the first three houses in its single-family rental business. The costs of constructing the homes and landscaping are capitalized and being depreciated over five to thirty-years depending on the asset type. All three houses were placed in service and leased effective November 1, 2021. During the three months ended November 30, 2021, the Company contracted for construction of the fourth house, which is also located in the first development phase of Sky Ranch, with construction expected to begin during the second quarter of fiscal 2022 and an estimated completion near the end of fiscal 2022.

The Company has reserved 46 lots in the second development phase of Sky Ranch to build additional rental units, but as of November 30, 2021, the Company has not started construction on any of these units.

NOTE 6 – DEBT ASSOCIATED WITH THE SINGLE-FAMILY RENTAL HOME NOTE PAYABLE AND OTHER LONG-TERM OBLIGATIONS

Single-Family Rental Home Note Payable

On November 29, 2021, PCY Holdings, LLC a wholly owned subsidiary of the Company entered a Promissory Note (SFR Note) to reimburse amounts expended for the construction of the first three single-family rental units. The SFR note has the following terms:

●

Initial principal amount of $1.0 million

●

Floating per annum interest rate equal to the Western Edition of the “Wall Street Journal” Prime Rate plus 0.5% (3.75% as of November 30, 2021), which has a floor of 3.75% and a ceiling of 4.25%. In the event of default, the interest rate on the SFR Note would be increased by adding an additional 2.0%

●

Maturity date of December 1, 2026

●

Six interest only payments beginning January 1, 2022

●

Fifty-three principal and interest payments each month beginning July 1, 2022 in the amount of $4,633.05 each

●

Estimated final principal and interest balloon payment of $916,239.49 payable on December 1, 2026

●

Secured by the three single-family rental homes

●

Required minimum debt service coverage ratio of 1.10, measured annually based on audited financial statements, calculated as net operating income less distributions divided by required principal and interest payments, with net operating income defined as net income plus interest, depreciation, and amortization.

The scheduled maturities of the SFR Note for each of the twelve-month periods ending November 30 are as follows (in thousands):


		Scheduled principal payments
2022	$	7
2023		19
2024		19
2025		20
2026		19
Thereafter		916
	$	1,000

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Lot Construction Obligations

In October 2020, November 2020, and February 2021, the Company entered separate contracts with KB Home, Melody (a DR Horton Company), Challenger Homes, and Lennar Colorado, LLC to sell 804 single-family attached and detached residential lots at Sky Ranch. This is the second development phase of Sky Ranch which incorporates approximately 250 acres, will be completed in four sub-phases, and is platted to include a total of 850 residential lots. The 46 lots not currently under contract to home builders are being retained for use in the Company’s single-family rental business. Pursuant to the contracts with the homebuilders, the Company and the Sky Ranch CAB are obligated to complete all construction activities required to deliver finished lots (i.e. lots ready for home construction) to the builders, including but not limited to grading, construction of wet and dry utilities, streets, curbs, and landscaping.

In February 2021, the Company began construction on the first subphase of the second development phase, which includes a total of 229 lots, 10 of which are being retained for use in the single-family rental business, and 219 of which are sold under contracts to the four homebuilders listed above. As of November 30, 2021, the Company received plats for all 229 lots and has substantially completed grading and all wet utilities, with construction of streets, sidewalks, and dry utilities underway. We expect to deliver the first 219 completed lots to the homebuilders during the summer of 2022. From the start of the second development phase through November 30, 2021, the Company has spent $8.8 million on construction activities in the second development phase, of which $6.8 million was for public improvements which the Company expects to be reimbursed by the Sky Ranch CAB. In the next eighteen months the Company anticipates spending an additional $11.7 million to complete 229 finished lots, including the 10 lots for the single-family rental business, in the first subphase of the second development phase, of which $10.4 million is estimated to be for public improvements which the Company believes will be reimbursed by the Sky Ranch CAB.

The Company believes it will take three years to complete construction for all 850 lots included in the four subphases of the second development phase and sell the 804 finished lots depending on the market conditions and permitting process.

NOTE 7 – SHAREHOLDERS’ EQUITY

The Company reserved 1.6 million shares of common stock for issuance to employees and directors pursuant to the Company’s 2014 Equity Incentive Plan (2014 Equity Plan). As of November 30, 2021 and August 31, 2021, there were 876,665 and 974,965 shares available for grant under the 2014 Equity Plan. Prior to the effective date of the 2014 Equity Plan, the Company granted options and stock awards to eligible participants under its 2004 Incentive Plan (2004 Incentive Plan), which expired on April 11, 2014. No additional awards may be granted pursuant to the 2004 Incentive Plan.

The following table summarizes the combined stock option activity for the 2004 Incentive Plan and 2014 Equity Plan for the three months ended November 30, 2021:


					Approximate
				Weighted Average	Aggregate
	Number	Weighted Average		Remaining	Intrinsic Value
	of Options	Exercise Price		Contractual Term	(in thousands)
Outstanding at August 31, 2021	714,500	$	7.80	6.06	$	5,107
Granted	105,000	$	13.37
Net settlement exercised	(13,167)	$	7.81
Outstanding at November 30, 2021	806,333	$	8.53	6.32	$	4,864

Options exercisable at November 30, 2021	570,002	$	7.42	5.18	$	4,070

During the three months ended November 30, 2021, the Company had net settlement exercises of stock options, whereby the optionee did not pay cash for the options but instead received the number of shares equal to the difference between the exercise price and the market price on the date of exercise. Net settlement exercises during the three months ended November 30, 2021 resulted in 6,467 shares issued and 6,700 options cancelled in settlement of shares issued.

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The following table summarizes the combined activity and value of non-vested options under the 2004 Equity Plan and 2014 Incentive Plan as for the three months ended November 30, 2021:


		Weighted Average
	Number	Grant Date
	of Options	Fair Value
Non-vested options outstanding at August 31, 2021	218,333	$	4.04
Granted	105,000	$	5.16
Vested	(87,002)	$	4.21
Non-vested options outstanding at November 30, 2021 (a)	236,331	$	4.48

(a)	All non-vested options are expected to vest.

For each of the three months ended November 30, 2021 and 2020, the Company recorded $0.1 million of stock-based compensation expense.

At November 30, 2021, the Company had unrecognized compensation expenses totaling $1.0 million relating to non-vested options that are expected to vest. The weighted-average period over which these options are expected to vest is approximately two and a half years.

NOTE 8 – RELATED PARTY TRANSACTIONS

The Rangeview District

The Rangeview District and the Company’s agreements with the Rangeview District are described in greater detail in Note 14 to the 2021 Annual Report. Pursuant to these agreements, the Company provides funding to the Rangeview District for operations, construction and the Rangeview District’s participation in the “Wise Partnership.”

During the three months ended November 30, 2021 and 2020, the Company, through the Rangeview District, received metered water deliveries of 11 and 166 acre-feet of WISE water, paying less than $0.1 million and $0.3 million for this water. The cost of the water to the members is based on the water rates charged by Aurora Water and can be adjusted each January 1. As of January 1, 2021, WISE water was $5.98 per thousand gallons and such rate will remain in effect through calendar 2021. Effective, January 1, 2022, WISE water is expected to increase to $6.13 per thousand gallons.

To date, the Company has capitalized the construction funding pursuant to the WISE Financing Agreement because the funding has been provided to build assets which provide capacity in the WISE infrastructure. The Company’s total investment in the WISE infrastructure as of November 30, 2021, is $6.3 million.

As detailed in Note 14 to the 2021 Annual Report, the Rangeview District and the Company have entered into two loan agreements. The first loan provided for borrowings of up to $250,000, is unsecured, and bears interest based on the prevailing prime rate plus 2% (5.25% at November 30, 2021). The maturity date of the loan is December 31, 2021, at which time it will automatically renew for another 12-month term. The second loan allows the Company to continue to provide funding to the Rangeview District for day-to-day operations and accrue the funding into a note that bears interest at a rate of 8% per annum and remains in full force and effect for so long as the 2014 Amended and Restated Lease Agreement remains in effect. As of November 30, 2021, the principal and interest on both loan agreements totaled $1.1 million ($0.7 million of principal and $0.4 million of accrued interest). As of August 31, 2021, the principal and interest on both loan agreements totaled $1.2 million ($0.7 million of principal and $0.5 million of accrued interest). During the three months ended November 30, 2021, the Company received an interest payment of $0.1 million from the Rangeview District.

Sky Ranch Community Authority Board

The Sky Ranch Districts and the Sky Ranch CAB are quasi-municipal corporations and political subdivisions of Colorado formed for the purpose of providing service to the Company’s Sky Ranch property. The Sky Ranch CAB was formed to, among other things, design, construct, finance, operate and maintain certain public improvements for the benefit of the property within the boundaries and/or service area of the Sky Ranch Districts. For the public improvements to be constructed and/or acquired, it is necessary for each Sky Ranch District, directly or through the Sky Ranch CAB, to be able to fund the improvements and pay its ongoing operations and

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maintenance expenses related to the provision of services that benefit the property. To fund these improvements, the Company and the Sky Ranch CAB entered various funding agreements obligating the Company to advance funding to the Sky Ranch CAB for specified public improvements constructed from 2018 to 2023. All amounts owed under the agreements bear interest at a rate of 6% per annum. Any advances not paid or reimbursed by the Sky Ranch CAB by December 31, 2058 for first phase and December 31, 2060 for the second phase, shall be deemed forever discharged and satisfied in full.

As of November 30, 2021, the balance of the Company’s advances to the Sky Ranch CAB for improvements, including interest, net of reimbursements from the Sky Ranch CAB totaled $29.5 million. The advances have been used by the Sky Ranch CAB to pay for construction of public improvements. The Company submits specific costs for reimbursement to the Sky Ranch CAB that have been certified by an independent third-party. The Company anticipates providing funding of $10.4 million for construction of public improvements to the Sky Ranch CAB in fiscal 2022 related to the first subphase of the second development phase at Sky Ranch.

In addition to the note receivable, the Sky Ranch CAB is obligated to refund the Company $0.5 million for the reimbursement of construction costs from the Southeast Metropolitan Stormwater Supply Authority (SEMSWA). These costs will be distributed to the Sky Ranch CAB upon the acceptance of the stormwater infrastructure by SEMSWA in calendar year 2022. The Company records this reimbursable cost in Trade accounts receivable, net.

Nelson Pipeline Constructors LLC

Through a competitive bidding process the Sky Ranch CAB awarded Nelson Pipeline Constructors, LLC (Nelson) a contract to construct the wet utility pipelines in the second development phase of Sky Ranch. Nelson is a wholly-owned subsidiary of Nelson Infrastructure Services LLC, which is majority owned by the chairman of the Company’s board of directors.

NOTE 9 – SIGNIFICANT CUSTOMERS

The Company has significant customers in its operations. For the water and wastewater resource development segment, the Company primarily provides water and wastewater services on behalf of Rangeview District. The significant end users include all Sky Ranch homes in aggregate (21%) and one oil & gas operator (50%). For the land development segment and water and wastewater tap fees, which are reported within the water and wastewater resource development segment, significant customers include Lennar (30%), Challenger (28%) and KB Home (20%).

NOTE 10 – ACCRUED LIABILITIES


(In thousands)	November 30, 2021		August 31, 2021
Land development costs due to the Sky Ranch CAB - related party	$	2,049	$	2,243
Accrued compensation		329		729
Other operating payables		154		248
WISE water		15		62
Operating lease obligations		85		84
Property taxes		57		50
Professional fees		20		51
Rental deposits		9		—
Due to Rangeview - related party		—		638
Total	$	2,718	$	4,105

NOTE 11 – SEGMENT INFORMATION

The Company is required to report two operating segments which meet GAAP segment disclosure requirements, namely the water and wastewater resource development segment and the land development segment. A potential third segment, the single-family rentals, although not currently material to operations is presented within the operating segment for informational purposes.

The water and wastewater resource development business includes selling water services to customers, which water is provided by the Company using water rights owned or controlled by the Company, and developing infrastructure to divert, treat and distribute that water

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and collect, treat and reuse reclaimed wastewater. The land development segment includes all the activities necessary to develop and sell finished lots, which as of and for the three months ended November 30, 2021 and 2020, was done exclusively at the Company’s Sky Ranch Master Planned Community.

The tables below present the measure of profit and assets used to assess the performance of the segment for the periods presented:


	Three Months Ended November 30, 2021
	Water and
	wastewater
	resource
(In thousands)	development		Land development		Single-family rental		Total
Total revenue	$	1,072	$	3,193	$	8	$	4,273
Cost of revenue		(495)		(531)		(3)		(1,029)
Depreciation and depletion		(354)		—		—		(354)
Total cost of revenue		(849)		(531)		(3)		(1,383)
Gross profit	$	223	$	2,662	$	5	$	2,890


	Three Months Ended November 30, 2020
	Water and
	wastewater
	resource
(In thousands)	development		Land development		Single-family rentals		Total
Total revenue	$	2,512	$	2,356	$	—	$	4,868
Cost of revenue		(661)		(1,719)		—		(2,380)
Depreciation and depletion		(365)		—		—		(365)
Total cost of revenue		(1,026)


		Page

PART I. FINANCIAL INFORMATION		4

	Item 1. Consolidated Financial Statements	4

	Consolidated Balance Sheets: November 30, 2021 (unaudited) and August 31, 2021	4

	Consolidated Statements of Operations (unaudited): For the three months ended November 30, 2021 and 2020	5

	Consolidated Statements of Shareholders’ Equity (unaudited): For the three months ended November 30, 2021 and 2020	6

	Consolidated Statements of Cash Flows (unaudited): For the three months ended November 30, 2021 and 2020	7

	Notes to Condensed Consolidated Financial Statements	8

	Item 2. Management’s Discussion and Analysis of Financial Condition and Results of Operations	18

	Item 3. Quantitative and Qualitative Disclosures About Market Risk	25

	Item 4. Controls and Procedures	25

PART II. OTHER INFORMATION		27

	Item 6. Exhibits	27

SIGNATURES		28