MADISON, N.J., Aug. 1, 2024 /PRNewswire/ -- Anywhere Real Estate Inc. (NYSE:HOUS) ("Anywhere" or the "Company"), a global leader in residential real estate services, today reported financial results for the second quarter ended June 30, 2024. "Anywhere leveraged our distinct advantages to deliver strong results in the quarter, accelerating our transformation and building our future financial octane," said Ryan Schneider, Anywhere president and CEO. "Our strategic strengths and profitability set Anywhere apart, along with our great affiliated agents, franchisees, and employees who continue to deliver great value to consumers."   "The Anywhere second quarter financials demonstrate our continued resiliency with volume growth, strong profitability and solid free cash flow generation," said Charlotte Simonelli, Anywhere executive vice president, chief financial officer, and treasurer. "We believe our unique strengths and continued holistic financial discipline drive differentiated performance versus our competition and will enable Anywhere to emerge even stronger when the housing market improves." Second Quarter 2024 Highlights Generated Revenue of $1.7 billion, essentially flat year-over-year, with increases in combined homesale transaction volume offset by softness in relocation revenue. Combined closed transaction volume increased 3% year-over-year in the second quarter with units down about 5% and price up 8%. This is the second consecutive quarter of transaction volume increases. Our strength in luxury continued as our Corcoran and Sotheby's International Realty brands meaningfully outperforming the market, including having positive year-over-year unit growth. Reported Net Income of $30 million increased $11 million and Adjusted Net Income of $37 million increased $10 million versus 2023 (See Table 1a). Operating EBITDA of $139 million, a $13 million improvement year-over-year (See Table 5a). Realized cost savings of approximately $30 million. Full year cost savings now expected to be $120 million an increase of $20 million. Commission splits in the second quarter were up 40 basis points year-over-year to 80.5%, continuing the seven-quarter trend of more stable splits. Free Cash Flow of $63 million versus $105 million for the corresponding quarter last year (See Table 7). Free Cash Flow was $83 million in the second quarter excluding the $20 million paid for a portion of the sell-side antitrust litigation settlement. Anywhere received final court approval for our nationwide settlement in the sell side antitrust class action cases in the quarter and is well-positioned for success with resources and support for affiliated agents and franchisees as we approach upcoming industry practice changes. Second Quarter 2024 Financial Highlights The following table sets forth the Company's financial highlights for the periods presented (in millions, except per share data) (unaudited): Three Months Ended June 30, 2024 2023  Change % Change Revenue $         1,669 $         1,671 $               (2) — % Operating EBITDA 1 139 126 13 10 Net income attributable to Anywhere 30 19 11 58 Adjusted net income 2 37 27 10 37 Earnings per share 0.27 0.17 0.10 59 Free Cash Flow 3 63 105 (42) (40) Net cash provided by operating activities $               39 $               93 $             (54) (58) % Select Key Drivers Anywhere Brands - Franchise Group 4 5 Closed homesale sides 194,372 203,928 (5) % Average homesale price $     506,676 $     473,312 7 % Anywhere Advisors - Owned Brokerage Group 5 Closed homesale sides 71,895 75,506 (5) % Average homesale price $     775,453 $     709,764 9 % Anywhere Integrated Services - Title Group Purchase title and closing units 29,816 30,136 (1) % Refinance title and closing units 2,394 2,308 4 % _______________ Footnotes: 1  See Table 5a for a reconciliation of Net income attributable to Anywhere to Operating EBITDA. Operating EBITDA is defined as net income (loss) adjusted for depreciation and amortization, interest expense, net (excluding relocation services interest for securitization assets and securitization obligations), income taxes, and certain non-core items. Non-core items include restructuring charges, former parent legacy items, gains or losses on the early extinguishment of debt, impairments, and gains or losses on discontinued operations or the sale of businesses, investments or other assets. 2  See Table 1a for a reconciliation of Net income attributable to Anywhere to Adjusted net income. Adjusted net income (loss) is defined as net income (loss) before mark-to-market interest rate swap adjustments, former parent legacy items, restructuring charges, (gain) loss on the early extinguishment of debt, impairments, (gain) loss on the sale of businesses, investments or other assets and the tax effect of the foregoing adjustments. 3  See Table 7 for a reconciliation of Net income attributable to Anywhere to Free Cash Flow. Free Cash Flow is defined as net income (loss) attributable to Anywhere before income tax expense (benefit), income tax payments, net interest expense, cash interest payments, depreciation and amortization, capital expenditures, restructuring costs and former parent legacy costs (benefits), net of payments, impairments, (gain) loss on the sale of businesses, investments or other assets, (gain) loss on the early extinguishment of debt, working capital adjustments and relocation receivables (assets), net of change in securitization obligations. 4  Includes all franchisees except for Owned Brokerage Group. 5  In the quarter ended June 30, 2024, the Company's combined homesale transaction volume (transaction sides multiplied by average sale price) increased 3% compared with the second quarter of 2023. 2024 Financial Estimates The Company is increasing the amount it expects to realize in cost savings by $20 million to $120 million in 2024. The Company expects its Free Cash Flow excluding one-time items to be approximately $100 million in 2024. The one-time items are now estimated to be approximately $60 million, and consist of a $20 million payment towards our antitrust litigation settlement and approximately $40 million for a 1999 Cendant legacy tax matter. We previously estimated one time items at over $100 million for 2024. The antitrust litigation settlement totaled $83.5 million, $10 million of which was paid in the fourth quarter of 2023 and $20 million of which was paid in the second quarter of 2024. The remaining $53.5 million will be due when appeals are resolved, the timing of which is uncertain and which we have assumed will not occur in 2024. The approximately $40 million 1999 Cendant legacy tax matter will be due once statutory notice is received, which we have assumed will occur in 2024. For further discussion of these matters, see our SEC periodic reports, including the Form 10-Q we filed this morning. These estimates are subject to, among other things, macroeconomic and housing market uncertainties, including those related to rising inflation, declining affordability and constrained inventory as well as competitive, litigation and regulatory uncertainties. In addition, our free cash flow estimates do not include any potential financial impact relating to the implementation of industry settlement practice changes, which remain uncertain. Balance Sheet Total corporate debt, including the short-term portion, net of cash and cash equivalents (net corporate debt), totaled $2.6 billion at June 30, 2024. The Company ended the quarter with cash and cash equivalents of $128 million. The Company's Senior Secured Leverage Ratio was 1.57x at June 30, 2024 (see Table 8a). The Company's Net Debt Leverage Ratio was 7.8x at June 30, 2024 (see Table 8b). As of July 30, 2024 the Company had $400 million of outstanding borrowings under its Revolving Credit Facility. A consolidated balance sheet is included as Table 2 of this press release. Investor Conference Call Today, August 1, at 8:30 a.m. (ET), Anywhere will hold a conference call via webcast to review its Q2 2024 results and provide a business update. The webcast will be hosted by Ryan Schneider, chief executive officer and president, and Charlotte Simonelli, chief financial officer, and will conclude with an investor Q&A period with management. Investors may access the conference call live via webcast at ir.anywhere.re or by dialing (800) 715-9871 (toll free); international participants should dial (646) 307-1963. Please dial in at least 5 to 10 minutes prior to start time. A webcast replay also will be available on the website. About Anywhere Real Estate Inc. Anywhere Real Estate Inc. (NYSE: HOUS) is moving the real estate industry to what's next. A leader of integrated residential real estate services, Anywhere includes franchise, brokerage, relocation, and title and settlement businesses, as well as mortgage and title insurance underwriter minority owned joint ventures. The diverse Anywhere brand portfolio includes some of the most recognized names in real estate: Better Homes and Gardens® Real Estate, CENTURY 21®, Coldwell Banker®, Coldwell Banker Commercial®, Corcoran®, ERA®, and Sotheby's International Realty®. Using innovative technology, data and marketing products, high-quality lead generation programs, and best-in-class learning and support services, Anywhere fuels the productivity of its approximately 182,900 independent sales agents in the U.S. and approximately 133,100 independent sales agents in 117 other countries and territories, helping them build stronger businesses and best serve today's consumers. Recognized for 13 consecutive years as one of the World's Most Ethical Companies, Anywhere has also been designated a Great Place to Work six years in a row, honored on the Forbes list of World's Best Employers for three years, named one of America's Most Innovative Companies by Fortune for two years, and featured on the inaugural TIME World's Best Companies list. Forward-Looking Statements This press release contains "forward-looking statements," within the meaning of the safe harbor provisions of the U.S. Private Securities Litigation Reform Act of 1995. Forward-looking statements can be identified by words such as: "believes", "expects", "anticipates", "intends", "projects", "estimates", "potential" and "plans" and similar expressions or future or conditional verbs such as "will", "should", "would", "may" and "could", and include statements that refer to expectations or other characterizations of future events, circumstances or results. Examples of forward-looking statements include the information appearing under 2024 Financial Estimates. Forward-looking statements are neither historical facts nor assurances of future performance. Instead, they are based only on our current beliefs, expectations and assumptions regarding the future of our business, future plans and strategies, projections, anticipated events and trends, the economy and other future conditions. Such forward-looking statements involve known and unknown risks, uncertainties and other factors which may cause the actual results, performance or achievements of Anywhere Real Estate Inc. to be materially different from any future results, performance or achievements expressed or implied by such forward-looking statements. The following include some, but not all, of the factors that could affect our future results and cause actual results to differ materially from those expressed in the forward-looking statements: adverse developments or the absence of sustained improvement in the U.S. residential real estate markets, either regionally or nationally, which could include, but are not limited to, factors that impact homesale transaction volume, such as: prolonged periods of a high mortgage rate environment, high rates of inflation, reduced housing affordability and increasing costs of home ownership, a lack of housing inventory and a continued low number of home sales; adverse developments or the absence of sustained improvement in macroeconomic conditions (such as business, economic or political conditions) on a global, domestic or local basis, which could include, but are not limited to, contraction or stagnation in the U.S. economy, geopolitical and economic instability, including as related to foreign conflicts and supply chain disruptions, continued or accelerated increases in inflation and fiscal and monetary policies of the federal government; continued or expanded scrutiny from the Department of Justice (DOJ) on broker commissions, offers of compensation and various other industry rules and practices; industry structure changes (including as a result of litigation, legislative or regulatory developments and/or consumer behavior changes) that disrupt the functioning of the residential real estate market, including the manner in which any broker commissions are communicated, negotiated or paid; the impact of evolving competitive and consumer dynamics, including meaningful decreases in the average broker commission rate, continued erosion of the Company's share of the commission income generated by homesale transactions, our ability to compete against traditional and non-traditional competitors and our ability to adapt our business to changing consumer preferences; our ability to execute our business strategy and achieve growth, including with respect to the recruitment and retention of productive independent sales agents, attraction and retention of franchisees, development or procurement of products, services and technology, including the integration of Artificial Intelligence (AI) and other machine learning, achievement or maintenance of a beneficial cost structure and our ability to realize the expected benefits from our existing or future joint ventures or strategic partnerships; adverse developments or outcomes in current or future litigation, in particular pending antitrust litigation and litigation related to the Telephone Consumer Protection Act (TCPA); risks related to our substantial indebtedness, particularly heightened during industry downturns or broader recessions, which could adversely limit our operations, including our ability to grow our business, adversely impact our liquidity and/or and our ability, and any actions we may take, to refinance, restructure or repay our indebtedness; risks related to our business structure, including our geographic and high-end market concentration, the operating results of our affiliated franchisees, their ability to pay franchise and related fees and potential claims we could face due to their actions, the continued consolidation among our top 250 franchisees, and risks related to our reliance on information technology to operate our business and maintain our competitiveness; disruption in the residential real estate brokerage industry related to listing aggregator market power and concentration; our failure or alleged failure to comply with laws, regulations and regulatory interpretations and any changes or stricter interpretations of any of the foregoing, including but not limited to (1) antitrust laws and regulations, (2) the Real Estate Settlement Procedures Act or other federal or state consumer protection or similar laws, (3) state or federal employment laws or regulations that would require reclassification of independent contractor sales agents to employee status, (4) the TCPA, and (5) privacy or data security laws and regulations; cybersecurity incidents; impairment of our goodwill and other long-lived assets; the accuracy of market forecasts and estimates; and significant fluctuation in the price of our common stock. Consideration should be given to the areas of risk described above, as well as those risks set forth under the headings "Forward-Looking Statements," "Summary of Risk Factors," "Risk Factors" and "Legal Proceedings" in our filings with the Securities and Exchange Commission, including our Quarterly Reports on Form 10-Q for the quarters ended March 31, 2024 and June 30, 2024 and our Annual Report on Form 10-K for the year ended December 31, 2023, and our other filings made from time to time, in connection with considering any forward-looking statements that may be made by us and our businesses generally. We undertake no obligation to release publicly any revisions to any forward-looking statements, to report events or to report the occurrence of unanticipated events except as required by law. Non-GAAP Financial Measures This release includes certain non-GAAP financial measures as defined under SEC rules. As required by SEC rules, important information regarding such measures is contained in the Tables attached to this release. See Tables 8a, 8b and 9 for definitions of these non-GAAP financial measures and Tables 1a, 5a, 5b, 6a, 6b, 7, 8a and 8b for reconciliations of the historical non-GAAP financial measures to their most comparable GAAP terms. A reconciliation of the Company's estimate of full-year Free Cash Flow excluding one-time items, which is a non-GAAP financial measure, to Net income attributable to Anywhere is not provided because of the difficulty in forecasting and quantifying the items that would be necessary for such reconciliation. The Company also believes that providing estimates of the amounts that would be required to provide a reconciliation would imply a degree of precision that would be confusing or misleading to investors. These items are uncertain, depend on various factors and may have a material impact on GAAP results. Investor Contacts: Media Contact: Alicia Swift Trey Sarten (973) 407-4669 (973) 407-2162 Tim Swanson Kyle Kirkpatrick (973) 407-2612 973-407-2935   Table 1 ANYWHERE REAL ESTATE INC. CONDENSED CONSOLIDATED STATEMENTS OF OPERATIONS (In millions, except per share data) (Unaudited) Three Months Ended June 30, Six Months Ended June 30, 2024 2023 2024 2023 Revenues Gross commission income $         1,376 $         1,363 $         2,283 $         2,266 Service revenue 159 163 278 290 Franchise fees 101 102 171 171 Other 33 43 63 75 Net revenues 1,669 1,671 2,795 2,802 Expenses Commission and other agent-related costs 1,108 1,092 1,834 1,815 Operating 285 299 558 585 Marketing 47 56 92 105 General and administrative 93 104 192 227 Former parent legacy cost, net 1 1 2 17 Restructuring costs, net 7 6 18 31 Impairments 2 4 8 8 Depreciation and amortization 48 49 103 99 Interest expense, net 40 39 79 77 Other income, net — (1) (1) (2) Total expenses 1,631 1,649 2,885 2,962 Income (loss) before income taxes, equity in earnings and noncontrolling interests 38 22 (90) (160) Income tax expense (benefit) 11 8 (17) (38) Equity in earnings of unconsolidated entities (3) (5) (2) (3) Net income (loss) 30 19 (71) (119) Less: Net income attributable to noncontrolling interests — — — — Net income (loss) attributable to Anywhere $              30 $              19 $            (71) $          (119) Earnings (loss) per share attributable to Anywhere shareholders: Basic earnings (loss) per share $           0.27 $           0.17 $         (0.64) $         (1.08) Diluted earnings (loss) per share $           0.27 $           0.17 $         (0.64) $         (1.08) Weighted average common and common equivalent shares of Anywhere outstanding: Basic 111.2 110.4 110.9 110.1 Diluted 111.9 111.3 110.9 110.1   Table 1a ANYWHERE REAL ESTATE INC. NON-GAAP RECONCILIATION ADJUSTED NET INCOME (LOSS) (In millions, except per share data) Set forth in the table below is a reconciliation of Net income (loss) attributable to Anywhere to Adjusted net income (loss) as defined in Table 9 for the three andsix months ended June 30, 2024 and 2023: Three Months Ended June 30, Six Months Ended June 30, 2024 2023 2024 2023 Net income (loss) attributable to Anywhere $              30 $              19 $            (71) $          (119) Addback: Former parent legacy cost, net (a) 1 1 2 17 Restructuring costs, net 7 6 18 31 Impairments 2 4 8 8 Gain on the sale of businesses, investments or other assets, net — — — (1) Adjustments for tax effect (b) (3) (3) (8) (15) Adjusted net income (loss) attributable to Anywhere $              37 $              27 $            (51) $            (79) _______________ (a) Former parent legacy cost relates to a legacy tax matter. (b) Reflects tax effect of adjustments at the Company's blended state and federal statutory rate.   Table 2 ANYWHERE REAL ESTATE INC. CONDENSED CONSOLIDATED BALANCE SHEETS (In millions, except share data) (Unaudited) June 30,2024 December 31,2023 ASSETS Current assets: Cash and cash equivalents $            128 $            106 Restricted cash 9 13 Trade receivables (net of allowance for doubtful accounts of $18 for both periods presented) 126 105 Relocation receivables 209 138 Other current assets 219 218 Total current assets 691 580 Property and equipment, net 254 280 Operating lease assets, net 361 380 Goodwill 2,499 2,499 Trademarks 586 586 Franchise agreements, net 854 887 Other intangibles, net 117 127 Other non-current assets 484 500 Total assets $         5,846 $        5,839 LIABILITIES AND EQUITY Current liabilities: Accounts payable $            105 $              99 Securitization obligations 152 115 Current portion of long-term debt 606 307 Current portion of operating lease liabilities 112 113 Accrued expenses and other current liabilities 523 573 Total current liabilities 1,498 1,207 Long-term debt 2,054 2,235 Long-term operating lease liabilities 314 333 Deferred income taxes 189 207 Other non-current liabilities 177 176 Total liabilities 4,232 4,158 Commitments and contingencies Equity: Anywhere preferred stock: $0.01 par value; 50,000,000 shares authorized, none issued and outstanding at June 30, 2024 and December 31, 2023 — — Anywhere common stock: $0.01 par value; 400,000,000 shares authorized, 111,243,246 shares issued and outstanding at June 30, 2024 and 110,488,093 shares issued and  outstanding at December 31, 2023 1 1 Additional paid-in capital 4,818 4,813 Accumulated deficit (3,162) (3,091) Accumulated other comprehensive loss (45) (44) Total stockholders' equity 1,612 1,679 Noncontrolling interests 2 2 Total equity 1,614 1,681 Total liabilities and equity $         5,846 $        5,839   Table 3 ANYWHERE REAL ESTATE INC. CONDENSED CONSOLIDATED STATEMENTS OF CASH FLOWS (In millions) (Unaudited) Six Months Ended June 30, 2024 2023 Operating Activities