EDGAR 10-K Filing

Company CIK: 895417
Filing Year: 2021
Filename: 895417_10-K_2021_0000895417-21-000014.json

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ITEM 1. BUSINESS
Item 1. Business
Equity LifeStyle Properties, Inc.
General
Equity LifeStyle Properties, Inc. ("ELS"), a Maryland corporation, together with MHC Operating Limited Partnership (the "Operating Partnership") and its other consolidated subsidiaries (the "Subsidiaries"), are referred to herein as "we," "us," and "our." We are a fully integrated owner and operator of lifestyle-oriented properties ("Properties") consisting primarily of manufactured home ("MH") and recreational vehicle ("RV") communities. We were formed in December 1992 to continue the property operations, business objectives and acquisition strategies of an entity that had owned and operated Properties since 1969. Commencing with our taxable year ended December 31, 1993, we have elected to be taxed as a real estate investment trust ("REIT") for U.S. federal income tax purposes.
We have a unique business model where we own the land upon which we provide our customers the opportunity to place factory-built homes including manufactured homes, cottages or RVs either on a long-term or short-term basis. Additionally, we own marinas that provide boat slip and dry storage rentals. Our customers may lease individual developed areas ("Sites") or enter into right-to-use contracts, also known as membership subscriptions, which provide them access to specific Properties for limited stays. Compared to other types of real estate companies, our business model is characterized by low maintenance costs and low customer turnover costs. Our portfolio is geographically diversified across highly desirable locations near retirement and vacation destinations and urban areas across the United States. We have more than 100 Properties with lake, river or ocean frontage and more than 120 Properties within 10 miles of the coastal United States. Our Properties generally attract retirees, vacationing families, second homeowners and first-time homebuyers by providing a community experience and a lower-cost home ownership alternative.
We are one of the nation's largest real estate networks with a portfolio of 422 Properties (including joint venture Properties) consisting of 160,489 Sites located throughout 33 states in the U.S. and British Columbia in Canada as of December 31, 2020.
Our Properties are designed and improved for housing options of various sizes and layouts that are produced off-site by third-party manufacturers, installed and set on designated Sites within the Properties. Manufactured homes and cottages can range from approximately 400 to over 2,000 square feet. Properties may also have Sites that can accommodate a variety of RVs. We also have marinas that offer boat slip and dry storage rentals. In addition to centralized entrances, internal road systems and designated Sites, our Properties generally provide a clubhouse for social activities and recreation and other amenities, which can include swimming pools, shuffleboard courts, tennis courts, pickleball courts, golf courses, lawn bowling, restaurants, laundry facilities, cable television and internet service. Some Properties provide utilities, including water and sewer service, through municipal or regulated utilities, while others provide these services to customers from on-site facilities.
Human Capital Management
We recognize that our success is driven by our employees. We invest in our employees and are committed to developing our employees’ skills and leadership abilities throughout our business. As a result, we believe our employees are dedicated to building strong, innovative and long-term relationships with each other and with our residents and guests.
We have an annual average of approximately 4,000 full-time, part-time and seasonal employees dedicated to carrying out our operating philosophy while focusing on delivering an exceptional customer experience for our residents and guests. Our property operations are managed internally by affiliates of the Operating Partnership and are coordinated by an on-site team of employees that typically includes a manager, clerical staff and maintenance workers.
The on-site team at each Property is primarily responsible for providing maintenance and care to the property itself as well as customer service and, at times, coordinating lifestyle-oriented activities for our residents and guests. Direct supervision of on-site management is the responsibility of our regional vice presidents and regional and district managers, who have substantial experience addressing customer needs and creating innovative approaches to maximize value for residents and guests, which we believe also creates value for our stockholders, through focused and effective property management. Complementing the field management staff are approximately 500 full-time corporate and regional employees who assist in all functions related to the management of our Properties.
We are committed to attracting and retaining a workforce that reflects the diversity of our residents and guests and to providing a safe and inclusive environment where our team members are encouraged to demonstrate their unique skill sets and bring a personal touch to their work. We are committed to maintaining workplaces free from discrimination or harassment on the basis of color, race, sex, national origin, ethnicity, religion, age, disability, sexual orientation, gender identification or expression or any other status protected by applicable law. We value the many contributions of a diverse workforce and understand that diverse backgrounds bring diverse perspectives, resulting in unique insights.
We provide equal employment opportunities to all persons, in accordance with the principles and requirements of the Equal Employment Opportunities Commission and the principles and requirements of the Americans with Disabilities Act. As of December 31, 2020, more than 50% of our workforce self-identified as female and more than 50% of our management positions are held by individuals self-identifying as female. To attract diverse applicants, we have partnered with third parties and post openings to a wide variety of job boards. We also have an annual internship program designed to, among other things, create a pipeline of qualified candidates for positions within the Company and to attract diverse candidates. We recognize the importance of experienced leadership, and, as of December 31, 2020, the average tenure for the executive team was 15 years. The average age of our team members is 51, with ages spanning multiple generations, similar to our residents and guests.
ELS is a place where talent is recognized, and internal growth is promoted. Our employees are fairly compensated, without regard to gender, race and ethnicity, and routinely recognized for outstanding performance. Our compensation program is designed to attract and retain talent. We continually assess and strive to enhance employee satisfaction and engagement. All employees are supported with a strong training and development program and a well-rounded benefits plan to help them maintain their health and financial well-being. Employees are offered flexibility to meet personal and family needs.
Whether we are working with customers or vendors, our actions are guided by a clear set of established principles. We hold ourselves accountable for ethical business practices. All employees, management and our Board of Directors are expected to act with honesty, integrity, fairness and respect. To support this culture, all team members receive annual compliance training focused on compliant and ethical interactions with peers, residents, guests, vendors and others in our communities and offices.
Providing a safe and healthy work environment for our team members is a top priority, and we empower them to take ownership in this effort. Each employee is assigned a safety-related training curriculum tailored to their job responsibilities. All employees are encouraged to report any conditions in their workplace that raise health or safety concerns without fear of retaliation.
In addition to foundational safety and compliance training, team members participate in virtual and in-person learning experiences including formal new employee and manager development programs, a “Day in the Life” program providing office-based employees an opportunity to be fully immersed in the day-to-day operations at our communities, customer experience training focused on varying elements that support our values for property team members and diversity equity and inclusion programs to support the sense of belonging, awareness and connection at ELS. We encourage our employees to take time away from work to focus on their physical and mental well-being and offer a comprehensive benefit package including paid parental and paid family leave programs that exceed minimum regulatory requirements, paid volunteer time off and an expanded paid sick leave during the COVID-19 pandemic. In addition, we offer a competitive 401(k) plan that provides for an employer match of up to 4% with 100% vesting of all contributions immediately upon eligibility and an Employee Stock Purchase Plan providing a 15% discount for all eligible employees.
Employees in our corporate and regional offices are both returning to their work locations and working remotely. We are continuing to keep our focus on employee safety and our ability to adapt to changing demands and local, federal and Centers for Disease Control and Prevention ("CDC") guidelines. During the COVID-19 pandemic, we have increased leadership updates and communication, including virtual townhall meetings, to ensure that employees remain engaged and informed. In addition, property team members were provided with two appreciation awards in the form of a monetary bonus and additional time off to recognize them for their efforts during the pandemic. For discussion of the impact of the COVID-19 pandemic on our business to date see the COVID-19 Pandemic Update in Item 7. Management’s Discussion and Analysis of Financial Condition and Results of Operations. The extent of the impact that the COVID-19 pandemic will have on our business going forward, including our financial condition, results of operations and cash flows, is dependent on multiple factors, many of which are unknown. For additional information, see Item 1A. Risk Factors.
Our Formation
Our Properties are primarily owned by our Operating Partnership and managed internally by affiliates of our Operating Partnership. We are the general partner of the Operating Partnership. We contributed the proceeds from our various equity offerings, including our initial public offering, to the Operating Partnership. In exchange for these contributions, we received units of common interests in the partnership ("OP Units") equal to the number of shares of common stock that have been issued in such equity offerings.
We have elected to be taxed as a REIT for U.S. federal income tax purposes. Since certain activities, if performed by us, may not be qualifying REIT activities under the Internal Revenue Code of 1986, as amended (the "Code"), we have formed taxable REIT subsidiaries (each, a "TRS") to engage in such activities. Realty Systems, Inc. ("RSI") is our wholly-owned TRS, which owns several Properties. Additionally, RSI is engaged in the business of purchasing, selling and leasing factory-built homes located in Properties owned and managed by us. RSI also offers home sale brokerage services to our residents who may choose to sell their homes rather than relocate them when moving from a Property. Subsidiaries of RSI also operate ancillary activities at certain Properties, such as golf courses, pro shops, stores and restaurants.
The financial results of the Operating Partnership and Subsidiaries are included in our consolidated financial statements, which can be found beginning on page of this Form 10-K.
Operating Strategies
Our operating strategy is to own and operate the highest quality Properties in sought-after locations near retirement and vacation destinations and urban areas across the United States. Through management of desirable Properties that provide an exceptional customer experience, we create communities valued by residents and guests while delivering value for stockholders.
We focus on Properties that have strong cash flows and plan to hold such Properties for long-term investment and capital appreciation. In determining cash flow potential, we evaluate our ability to attract high quality customers to our Properties and retain customers who take pride in the Property and in their homes. Our operating, investment and financing initiatives include:
•Consistently providing high levels of services and amenities in attractive surroundings to foster a strong sense of community and pride of home ownership;
•Efficiently managing the Properties to add value, grow occupancy, maintain competitive market rents and control expenses;
•Incorporating environmental, social and governance ("ESG") considerations into our business and ensuring sustainability is embedded in our business operations;
•Achieving growth and increasing property values through strategic expansion and, where appropriate, renovation of the Properties;
•Utilizing technology to evaluate potential acquisitions, identify and track competing properties and monitor existing and prospective customer satisfaction;
•Selectively acquiring properties that offer opportunities for us to add value and enhance or create property concentrations in and around retirement or vacation destinations and urban areas to capitalize on operating synergies and incremental efficiencies;
•Selectively acquiring parcels of land adjacent to our Properties that offer opportunities for us to expand our existing communities with additional Sites;
•Selecting joint venture partners that share business objectives, growth initiatives, and risk profiles similar to ours;
•Managing our debt balance in order to maintain financial flexibility, minimize exposure to interest rate fluctuations and maintain an appropriate degree of leverage to maximize return on capital; and
•Developing and maintaining relationships with various capital providers.
These initiatives and their implementation were determined by our management team and ratified by our Board of Directors and may be subject to change or amendment at any time.
Acquisitions and Dispositions
We invest in properties in sought-after locations near retirement and vacation destinations and urban areas across the United States with a focus on delivering value for residents and guests as well as stockholders. Over the last decade, we have continued to increase the number of Properties in our portfolio (including joint venture Properties), from approximately 307 Properties with over 111,000 Sites to 422 Properties with over 160,400 Sites as of December 31, 2020. During the year ended December 31, 2020, we acquired nine Properties (one MH community, seven RV communities and one marina) with approximately 2,772 Sites. We continually review the Properties in our portfolio to ensure we are delivering on our business and customer service objectives. Over the last five years, we redeployed capital to Properties in markets we believe have greater long-term potential and sold five all-age MH communities located in Indiana and Michigan that were not aligned with our long-term goals.
We believe there continues to be opportunities for property acquisitions. Based on industry reports, we estimate there are approximately 50,000 MH properties and approximately 8,000 RV properties (excluding government owned properties) in North America and approximately 4,500 marinas in the U.S. Many of these properties are not operated by large owners/operators, and approximately 3,700 of the MH properties, 1,100 of the RV properties and 500 of the marinas contain 200 sites or more. We believe this relatively high degree of fragmentation provides us the opportunity to purchase additional properties. We also believe we have a competitive advantage in the acquisition of additional properties due to our experienced management, significant presence in major real estate markets and access to capital resources. We are actively seeking to acquire and are engaged at any time in various stages of negotiations relating to the possible acquisition of additional properties, which may include outstanding contracts to acquire properties that are subject to the satisfactory completion of our due diligence review.
We anticipate that new acquisitions will generally be located in the United States, although we may consider other geographic locations provided they meet our acquisition criteria. We utilize market information systems to identify and evaluate acquisition opportunities, including the use of a market database to review the primary economic indicators of the various locations in which we expect to expand our operations.
Acquisitions will be financed from the most efficient available sources of capital, which may include undistributed Funds from Operations ("FFO"), issuance of additional equity securities, including under our at-the market ("ATM") equity offering program, sales of investments, collateralized and uncollateralized borrowings, including our existing line of credit, and issuance of debt securities. In addition, we have acquired and expect to acquire properties in transactions that include the issuance of OP Units as consideration for the acquired properties. We believe that an ownership structure that includes our Operating Partnership has permitted and will permit us to acquire additional properties in transactions that may defer all or a portion of the sellers' tax consequences.
When evaluating potential acquisitions, we consider, among others, the following factors:
•Current and projected cash flows of the property;
•Geographic area and the type of property;
•Replacement cost of the property, including land values, entitlements and zoning;
•Location, construction quality, condition and design of the property, including vacant land and its location relative to one or more of our existing properties;
•Potential for capital appreciation of the property;
•Terms of tenant leases or usage rights;
•Opportunity to enhance the customer experience and add value through management expertise;
•Potential for economies of scale through property concentrations;
•Potential for economic growth and the tax and regulatory environment of the community in which the property is located;
•Potential for expansion, including increasing the number of Sites;
•Occupancy and demand by customers for properties of a similar type in the vicinity;
•Prospects for liquidity through sale, financing or refinancing of the property;
•Competition from existing properties and the potential for the construction of new properties in the area; and
•Working capital demands.
When evaluating potential dispositions, we consider, among others, the following factors:
•Whether the Property meets our current investment criteria;
•Our desire to exit certain non-core markets and reallocate the capital into core markets; and
•Our ability to sell the Property at a price that we believe will provide an appropriate return for our stockholders.
When investing capital, we consider all potential uses of the capital, including returning capital to our stockholders. Our Board of Directors periodically reviews the conditions under which we may repurchase our stock. These conditions include, but are not limited to, market price, balance sheet flexibility, other opportunities and capital requirements.
Property Expansions
Development - Current Portfolio. An integral part of our growth and investment strategy is to evaluate each Property for expansion opportunities. Investment evaluation consists of reviewing the following: local market conditions, demographic trends, zoning and entitlements, infrastructure requirements, financial feasibility, projected performance and property operations. When justified, development of land available for expansion ("Expansion Sites") allows us to leverage existing facilities and amenities. We believe our ability to increase density translates to greater value creation and cash flows through operational efficiencies. Overall, approximately 126 of our Properties have potential Expansion Sites, offering approximately 5,600 available acres. Refer to Item 2. Properties, which includes detail regarding the developable acres available at each property.
Acquisition - Expanding Portfolio. In selecting acquisition targets, we focus on properties with existing operations in place and contiguous Expansion Sites. Underwriting a project with these features allows us to access the previously untapped potential of such properties. For example, over the past three years, we have acquired 32 Properties, three development assets and 12 land parcels that contain approximately 894 acres for future expansion.
Sustainability Strategy
ELS’ commitment to sustainability embraces a holistic approach which aims to support our business model, minimize our environmental impact, maintain a safe and healthy workplace and uphold a high standard of business ethics and conduct. We understand the value of continuing to focus on sustainable practices and the highest standard of business ethics and practices, as they are critical to our overall success and building long-term stakeholder value.
In 2019, we formed an Environmental, Social, and Governance Taskforce ("ESG Taskforce") to support our on-going commitment to environmental, social, governance and other public policy matters relevant to us (collectively "ESG Matters"). Led by the sustainability team and overseen by our Chief Operating Officer, the ESG Taskforce is comprised of a cross-functional team of employees from asset management, investor relations, compliance, communications, operations, marketing, risk management, financial reporting, legal and human resources.
The ESG Taskforce reports on ESG Matters to the Compensation, Nominating and Corporate Governance Committee of the Board of Directors and senior management. The Compensation, Nominating and Corporate Governance Committee is responsible for the review of our ESG strategy, initiatives and policies. Additionally, the Audit Committee is responsible for the discussion and review of policies with respect to risk assessment and risk management, including, but not limited to, human rights and ESG risks.
At ELS, sustainability is at the core of Our Nature through Uniting People, Places & Purpose.
Our People. With a culture of recognition and reputation for excellence, our employees are empowered to take ownership in their jobs and make a difference. ELS is a place where talent is recognized and internal growth is promoted, making it an ideal organization in which to develop a long and successful career. All benefits eligible employees can take time
off to volunteer at a charitable organization of their choice. Employees are encouraged to use this time to make a difference in their communities.
Making a positive impact in the greater communities in which we operate not only helps us make a difference in the lives of others, but also enhances our knowledge of and connection to the people and places we serve. Throughout our Properties across North America, we work to create a comfortable and welcoming environment for everyone - residents, guests, and employees. Funded through the generosity of our employees and friends of ELS, ConsiderOthers is a 501(c)(3) non-profit charity that provides financial and other assistance to our residents and employees. Additionally, we launched an initiative, Making a Difference in Our Communities, to support the good works in response to COVID-19. From creating care packages to delivering hot meals to making face masks and more, we have seen so many examples of neighbors reaching out to help neighbors, working together to help first responders, doing good works for their greater communities. These acts of kindness enhance the bonds our customers have with each other and to our communities. We are proud to help foster these efforts in our communities.
Our Places. Our Properties are located where our customers aspire to be - where they want to live, work and grow, where they want to retire or raise their family, and where they want to vacation and spend their valued leisure time. We consider it a great responsibility to own and operate lifestyle-oriented properties among diverse landscapes and natural habitats and to ensure our properties remain desirable destinations for future generations. As a result, the consideration of environmental factors has always been part of our culture in the daily operation of our business.
Through sustainable practices, we are taking action to use resources efficiently and reduce our impact on the environment. We are committed to seeking opportunities to expand the use of renewable energy throughout our portfolio. Not only do these systems, such as our solar array at Morgan Hill RV Resort in Morgan Hill, CA, reduce our greenhouse gas emissions and electricity expense, they double as a valued amenity we can offer our guests. We are investing in efficient, innovative and smart technology and infrastructure to enhance resident relations, simplify operations and ensure regulatory compliance. We continue to invest in our water and electric meter program to replace submeters with a real time automatic meter reading system to monitor usage and proactively identify water leaks and wasted energy. We are consistently improving the quality of our housing stock through the purchase of ENERGY STAR® certified homes, where available.
Our Purpose. It is of the utmost importance to us that we maintain the highest level of ethical standards in our processes, customs and policies. Whether we are working with customers or vendors, our actions are guided by a clear set of established principles. We hold ourselves accountable for ethical business practices. All facets of ELS, employees, management and our Board of Directors, are expected to act with honesty, integrity, fairness and respect. We have an ESG policy to incorporate ESG considerations into our business and a Human Rights and Labor Rights Statement that confirms our policies on the topics of Fair Labor Practices, Child Labor, Forced Labor and Human Trafficking, Health and Safety, Diversity and Inclusion and Ethical Conduct. To help employees report potential misconduct, we have a confidential multi-lingual Alertline for reporting Ethics and Compliance concerns and a confidential hotline for all employees to report workplace health and safety concerns.
We have a stakeholder engagement approach that enables us to understand our stakeholders’ perceptions and concerns, encourages regular dialogue and leverages industry frameworks to communicate our ESG impacts. Further information on our sustainability strategy and ESG efforts can be found on our website at https://www.equitylifestyleproperties.com/sustainability. The information on our internet site is not part of, nor incorporated into, this annual report on Form 10-K.
Leases or Usage Rights
At our Properties, a typical lease for the rental of a Site between us and the owner or renter of a home is month-to-month or for a one-year term, renewable upon the consent of both parties or, in some instances, as provided by statute. These leases are cancelable, depending on applicable law, for non-payment of rent, violation of Property rules and regulations or other specified defaults. Long-term leases are in effect at approximately 14,991 Sites in 13 of our Properties. Some of these leases are subject to rental rate increases based on the Consumer Price Index ("CPI"), in some instances allowing for pass-throughs of certain items such as real estate taxes, utility expenses and capital expenditures. Generally, adjustments to our rental rates, if appropriate, are made on an annual basis.
In Florida, in connection with offering a Site in a MH community for rent, the MH community owner must deliver to the prospective resident a Prospectus required by Florida Statutes Chapter 723.001, et. seq., which must be approved by the applicable regulatory agency. The Prospectus contains certain required disclosures regarding the community, the rights and obligations of the MH community owner and residents, and a copy of the lease agreement. A Prospectus may contain limitations on the rights of the MH community owner to increase rental rates. However, in the absence of such limitations, the MH community owner may increase rental rates to market, subject to certain advance notice requirements and a statutory requirement that the rental rates be reasonable. See further discussion below related to rent control legislation.
At Properties zoned for RV use, we have long-term relationships with many of our seasonal and transient residents and guests, who typically enter into short-term rental agreements. Generally, these residents and guests cannot live full time on these Properties for reasons including their seasonal nature. Many of them also leave deposits to reserve a Site for the following year.
Properties operated under the Thousand Trails brand are primarily utilized to serve subscription members. Available Sites within these Properties may also be utilized by non-members. A membership subscription grants the member access to these Properties on a continuous basis of up to 14 days in exchange for an annual payment. In addition, members are eligible to upgrade their subscriptions, which increase usage rights during the membership term. Each membership upgrade requires a non-refundable upfront payment, for which we offer financing options to eligible members. Most of the subscription contracts provide for an annual dues increase, usually based on increases in the CPI.
Regulations and Insurance
General. Our Properties are subject to a variety of laws, ordinances and regulations, including regulations relating to recreational facilities such as swimming pools, clubhouses and other common areas, regulations relating to providing utility services, such as electricity, and regulations relating to operating water and wastewater treatment facilities at certain Properties. We believe that each Property has all material permits and approvals necessary to operate. We renew these permits and approvals in the ordinary course of business.
Insurance. Our Properties are insured against risks that may cause property damage and business interruption, including events such as fire, flood, earthquake, or windstorm. The relevant insurance policies contain deductible requirements, coverage limits and particular exclusions. Our current property and casualty insurance policies with respect to our MH and RV Properties, which we plan to renew, expire on April 1, 2021. We have a $100.0 million loss limit per occurrence with respect to our MH and RV all-risk property insurance program including named windstorms. This loss limit is subject to additional sub-limits as set forth in the policy form, including, among others, a $25.0 million aggregate loss limit for earthquakes in California. The deductibles for this policy primarily range from a $500,000 minimum to 5.0% per unit of insurance for most catastrophic events. For most catastrophic events, there is an additional one-time $500,000 aggregate deductible. We have separate insurance policies with respect to our marina Properties. Those casualty policies, which we plan to renew, expire on November 1, 2021, and the property insurance program, which expires on April 1, 2022, has a minimum deductible of $100,000. A deductible indicates our maximum exposure, subject to policy limits and sub-limits, in the event of a loss.
Rent Control Legislation. At certain Properties, state and local rent control laws dictate the structure of rent increases and, in some cases, outline the ability to recover the costs of capital improvements. Enactment of such laws has been considered at various times in other jurisdictions. We presently expect to continue to maintain Properties and may purchase additional properties in markets that are either subject to rent control or in which rent related legislation exists or may be enacted. For example, Florida law requires that rental increases be reasonable, and Delaware law requires rental increases greater than the changes in the CPI to be justified. Also, certain jurisdictions in California in which we own Properties limit rent increases to changes in the CPI or some percentage of the CPI. As part of our effort to realize the value of Properties subject to restrictive regulations, we have initiated lawsuits at times against various municipalities imposing such regulations in an attempt to balance the interests of our stockholders with the interests of our residents and guests.
Membership Properties. Many states also have consumer protection laws regulating right-to-use or campground membership sales and the financing of such sales. Some states have laws requiring us to register with a state agency and obtain a permit to market (see Item 1A. Risk Factors). At certain Properties primarily used as membership campgrounds, state statutes limit our ability to close a Property unless a reasonable substitute Property is made available for members to use.
Industry
We believe that demand for manufactured housing and RV communities will continue to outpace supply in the near future. We expect much of this demand will continue to come from baby boomers, who may seek an active RV lifestyle or a permanent retirement or vacation establishment. In addition, we expect the exposure to Millennials and Generation X will contribute to the demand, as these groups focus on affordability, prefer housing quality over size and pursue unique experiences. We believe that our Properties and our business model provide an attractive destination for customers as they seek value in their housing and recreational options. Positive trends in categories such as customer demographics, the quality of manufactured housing construction and limited property supply, among others, fuel our belief that our Properties are well positioned for the future:
•Barriers to Entry: We believe that the supply of new properties in locations we target will be constrained by barriers to entry. While we have seen a moderate increase in ground-up development, primarily of RV properties, the most
significant barrier continues to be the difficulty of securing zoning permits from local authorities. This has been the result of (i) the public perception of manufactured housing, and (ii) the fact that MH and RV communities generate less tax revenue than conventional housing properties because the homes are treated as personal property (a benefit to the homeowner) rather than real property. Further, the length of time between investment in a property's development and the attainment of stabilized occupancy and the generation of profit is significant. The initial development of the infrastructure may take up to three years and once a property is ready for occupancy, it may be difficult to attract customers to an empty property.
•Customer Base: We believe that properties tend to achieve and maintain a stable rate of occupancy due to the following factors: (i) customers typically own their own homes, (ii) properties tend to foster a sense of community as a result of amenities, such as clubhouses and recreational and social activities, (iii) customers often sell their homes in-place (similar to site-built residential housing), resulting in no interruption of rental payments to us, and (iv) moving a factory-built home from one property to another involves substantial cost and effort.
•Lifestyle Choice: There are currently over 1 million RV camp sites in privately owned RV parks and campgrounds in the United States per the National Association of RV Parks and Campgrounds ("ARVC"). According to the Recreational Vehicle Industry Association ("RVIA") in 2019, RV ownership has reached record levels. More than nine million households now own an RV, a 16% increase since 2011 and a 64% increase since 1980. The 73 million people born in the United States from 1946 to 1964, or "baby boomers," make up one of the largest and fastest growing segments in this market. According to the U.S. Census Bureau in 2019, every day 10,000 Americans turn 65 years old, and all baby boomers will be at least age 65 by 2030. We believe that this population segment, seeking an active lifestyle, will provide opportunities for our future growth. As RV owners age and move beyond the more active RV lifestyle, they will often seek permanent retirement or vacation establishments. Manufactured homes and cottages have become an increasingly popular housing alternative. According to 2018 U.S. Census Bureau National Population Projections figures, the population of people ages 55 and older is expected to grow 17% within the next 15 years.
We believe that the housing choices in our Properties are especially attractive to such individuals throughout this lifestyle cycle. Our Properties offer an appealing amenity package, close proximity to local services, social activities, low maintenance and a secure environment. In fact, many of our Properties allow for this cycle to occur within a single Property.
Additionally, RV sales are expected to benefit from an increase in demand from those born in the United States from 1980 to 1995, or Millennials, over the coming years, according to the RVIA. The number of consumers between age 30 and 45 is expected to total 72 million by 2025, 13% higher than in 2015. Data collected on RV retail registrations found the share of RV ownership has increased in the younger age brackets between 2015 and 2018. RV ownership for those aged 35 to 44 increased from 18.4% in 2015 to 20.8% in 2018. For those aged 25 to 34, RV ownership increased from 5.0% in 2015 to 8.1% in 2018. The consumers most likely to purchase RVs, according to a study conducted with Nielsen in 2016 by Go RVing, a coalition of RV industry trade groups, are families searching for adventures, individuals looking for locations with natural beauty and opportunities for outdoor sports and recreation, and kid-free adult adventurers enjoying the freedom, convenience and low-cost options of RVs. According to The 2020 North American Camping Report sponsored by Kampgrounds of America, Inc. and conducted by Cairn Consulting Group, the use of RVs as a primary camping accommodation by new campers increased 9% from 2015 to 2019. RVs provide personal space for traveling and 51% of campers say they are more likely to purchase an RV, with campers born in the United States from 1965 to 1979, or Generation X, most inclined to purchase an RV at 62% while Millennial campers had the most interest in full-time RVing at 36%.
•Construction Quality: The Department of Housing and Urban Development's ("HUD") standards for manufactured housing construction quality are the only federal standards governing housing quality of any type in the United States. Manufactured homes produced since 1976 have received a "red and silver" government seal certifying that they were built in compliance with the federal code. The code regulates manufactured home design and construction, strength and durability, fire resistance and energy efficiency, and the installation and performance of heating, plumbing, air conditioning, thermal and electrical systems. In newer homes, top grade lumber and dry wall materials are common. Also, manufacturers are required to follow the same fire codes as builders of site-built structures. In 1994, following the devastation left by Hurricane Andrew, HUD introduced regulations that established different wind zones across the country. As a result, any homes set in place since 1994 must be able to withstand wind speeds of 70 miles per hour in Zone 1, 100 miles per hour in Zone 2 and 110 miles per hour in Zone 3. While most of the United States is designated wind Zone 1, areas most likely to be impacted by hurricanes are either Zone 2 or Zone 3.
Although construction of cottages, which are generally smaller homes, do not come under the same HUD regulations, they are built and certified in accordance with National Fire Protection Association ("NFPA") 1192-15 and American National Standards Institute ("ANSI") A119.5 consensus standards for park model recreational vehicles and have
many of the same quality features. RVIA operates a safety standards and inspection program that requires member manufacturers of all recreation vehicles, including park model RVs, to certify that each unit built complies with the requirements of the applicable standards.
•Comparability to Site-Built Homes: Since inception, the manufactured housing industry has experienced a trend toward multi-section homes. The average current manufactured homes are approximately 1,438 square feet. Many such homes have nine-foot or vaulted ceilings, fireplaces and as many as four bedrooms, and closely resemble single-family ranch-style site-built homes at a fraction of the price. At our Properties, there is an active resale or rental market for these larger homes. According to the 2019 U.S. Census American Community Survey, manufactured homes represent 8.4% of single-family housing units.
•Second Home and Vacation Home Demographics: According to 2020 National Association of Home Builders reports, there were approximately 7.5 million second and vacation homes in 2018, accounting for 5.5% of the total housing stock in 2018. In 2020, the number of recent home buyers who own more than one home was 17%, up from 16% in 2019, according to the National Association of Realtors ("NAR"). NAR reports that owning more than one property was most common for buyers aged 65 years and older at 22%. Additionally, NAR reports that of second homebuyers from October 2015 through September 2020, 39% purchased in resort areas, 16% purchased in small towns and 15% purchased in rural areas. Looking ahead, we expect continued strong demand from baby boomers and Generation X. We believe these individuals will continue to drive the market for second-home sales as vacation properties, investment opportunities, or retirement retreats. We believe it is likely that over the next decade we will continue to see high levels of second-home sales and that homes and cottages in our Properties will continue to provide a viable second-home alternative to site-built homes.
Notwithstanding our belief that the industry information highlighted above provides us with significant long-term growth opportunities, our short-term growth opportunities could be disrupted by the following:
•Shipments: According to statistics compiled by the U.S. Census Bureau, manufactured home shipments to dealers increased each year from 2010 to 2018, before declining slightly in 2019. Shipments in 2020 were in line with 2019 at 94,400 units. According to the RVIA, wholesale shipments of RVs increased 6.0% in 2020 to approximately 430,400 units as compared to 2019, on par with the third highest annual shipment total on record. The shipment numbers for 2020 reflect increasing consumer interest in RVing and the growth in consumer demand to purchase RVs that began in the early summer and continued for the remainder of the year.
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1.Source: RVIA
2.U.S. Census: Manufactured Homes Survey
•Sales: Retail sales of RVs totaled approximately 472,233 in 2020, a 13.7% increase from 2019 RV sales of 415,325 and a 7.1% increase from 2018 RV sales of 440,994. We believe consumers viewed RVs as a safe way to enjoy an active outdoor lifestyle, travel and see the country. The enduring appeal of the RV lifestyle has translated into
continued strength in RV sales, as 2020 is the highest sales year for the industry. RV sales could continue to benefit from the increased demand from the baby boomers and Millennials. Financing options are also available as RV dealers typically have relationships with third-party lenders, who provide financing for the purchase of a RV.
•Availability of financing: Although RV financing is readily available, the economic and legislative environment has generally made it difficult for buyers of both manufactured homes and RVs to obtain financing. Legislation enacted in 2008 and effective in 2010, known as the SAFE Act (Secure and Fair Enforcement for Mortgage Licensing Act) requires community owners interested in providing financing to buyers of manufactured homes to register as mortgage loan originators in states where they engage in such financing. In comparison to financing available to buyers of site-built homes, the few third-party financing sources available to buyers of manufactured homes offer financing with higher down payments, higher rates and shorter maturities, and loan approval is subject to more stringent underwriting criteria. In 2013, we entered into a joint venture, ECHO Financing, LLC, to buy and sell homes and purchase loans made by an unaffiliated lender to residents at our Properties. See Item 1A. Risk Factors and consolidated financial statements and related notes beginning on page of this Form 10-K for more detailed information.
In 2017, the Federal Housing Finance Agency ("FHFA") published Fannie Mae's and Freddie Mac's Underserved Markets Plans for 2018-2020 (the "Plans") under the duty-to-serve provisions mandated by the Federal Housing Enterprises Financial Safety and Soundness Act of 1992, as amended by the Housing and Economic Recovery Act of 2008. The FHFA mandate requires Fannie Mae and Freddie Mac to serve three specific underserved markets, one of which is the manufactured housing sector. The Plans outline four duty-to-serve focus areas related to manufactured housing, including home purchase financing for customers placing manufactured homes in land lease communities. While this may have a positive impact on the ability of our customers to obtain chattel financing, the actual impact on us as well as the industry cannot be determined at this time. Additionally, the new administration may redefine the objectives of the Plans.
Available Information
We file reports electronically with the Securities and Exchange Commission ("SEC"). The SEC maintains a website that contains reports, proxy information and statements and other information regarding issuers that file electronically with the SEC at http://www.sec.gov. We also maintain a website with information about us as well as our press releases, investor presentations, and filings with the SEC at http://www.equitylifestyleproperties.com, which can be accessed free of charge. We intend to post material on our website from time to time that contains material non-public information. The posting of such information is intended to comply with our disclosure requirements under Regulation Fair Disclosure. Accordingly, in addition to following our SEC filings and public conference calls, we encourage investors, the media and others interested in us to review the business and financial information we post on our website. The information contained on our website, or available by hyperlink from our website, is not incorporated into this Form 10-K or other documents we file with, or furnish to, the SEC. Requests for copies of our filings with the SEC and other investor inquiries should be directed to:
Investor Relations Department
Equity LifeStyle Properties, Inc.
Two North Riverside Plaza
Chicago, Illinois 60606
Phone: 1-800-247-5279
e-mail: investor_relations@equitylifestyle.com

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ITEM 1A. RISK FACTORS
Item 1A. Risk Factors
The following risk factors could cause our actual results to differ materially from those expressed or implied in forward-looking statements made in this Form 10-K and presented elsewhere by our management from time to time. These risk factors may have a material adverse effect on our business, financial condition, operating results and cash flows. Additional risks and uncertainties not presently known to us or that are currently not believed to be material may also affect our actual results.
Risks Relating to Our Operations and Real Estate Investments
The current pandemic of the novel coronavirus, or COVID-19, has adversely impacted us, and COVID-19, or the future outbreak of other highly infectious or contagious diseases, could materially and adversely impact or disrupt our business, including our financial condition, results of operations and cash flows.
COVID-19 has had, and another pandemic could have, significant repercussions across regional, national and global economies and financial markets, and has and could continue to trigger periods of regional, national and global economic slowdown or recessions. Many U.S. cities and states, including cities and states where our offices and properties are located, have implemented measures to combat COVID-19, including quarantines, shelter-in-place and stay-at-home orders, social distancing requirements, and restrictions on travel and the types of business that may continue to operate. We have taken actions in response to or in furtherance of these measures, including, but not limited to, temporarily halting RV reservations by incoming transient customers, delaying opening certain of our northern RV communities, closing all indoor amenity areas, pools and playgrounds, introducing a rent deferral program and waiving certain late fees and cancellation fees. These actions have since been discontinued except for some amenities which remain closed, however circumstances may require us to reimplement some or all of these actions. Although vaccines for COVID-19 have been developed, we can provide no assurance as to the timing of the distribution and administration of the vaccines, that the vaccines will be effective and administered in quantities sufficient to address the COVID-19 pandemic, or that there will not be lasting changes in consumer behavior as a result of the COVID-19 pandemic that may impact our business. See "Management Discussion and Analysis of Financial Condition and Results of Operations - COVID-19 Pandemic Update."
The effects of COVID-19 have had and could continue to have, or another pandemic could have, an adverse effect on our financial condition, results of operations and cash flows, which impact could be material, due to, among other factors:
•Weaknesses in national, regional or local economies may prevent our residents and customers from paying rent in full or on a timely basis. Federal, state, local, and industry-initiated efforts, including eviction moratoriums, have affected and may continue to affect our ability to collect rent or enforce remedies for the failure to pay rent. These efforts could lead to an increase in our recognition of credit losses related to our rent receivables. In addition, a reduction in the ability or willingness of prospective customers to visit our properties could impact our ability to lease Sites and sell manufactured homes and may result in lower rental income and ancillary operating revenues produced by our Properties.
•The seasonal and transient customers that vacation and camp at our Properties, including our RV communities, may be less likely to visit if they have less disposable income for leisure-time activities, or are unable to visit due to health concerns, shelter-in-place and stay-at-home orders, or travel restrictions, including cross-border restrictions from Canada, which have caused and could continue to cause cancellation of existing reservations and reduced transient rental income.
•A general decline in business activity and discretionary spending could result in fewer customers purchasing membership subscriptions, or existing customers purchasing fewer membership upgrades or failing to pay annual subscription fees or installments on financed upgrade sales.
•A reduction in the demand for our Properties due to a general decline in business activity and discretionary spending could adversely affect the value of our Properties. This could lead to an impairment of our real estate investments. In addition, we may be unable to complete planned development of land for expansion or other capital improvement projects on a timely basis or at all due to government-mandated shutdowns or an inability by our third-party contractors to continue to work on construction projects.
•A general decline in business activity or demand for real estate transactions could adversely affect our ability or desire to acquire additional properties, including through our joint ventures.
•The financial impact of COVID-19 could negatively impact our ability to comply with financial covenants in our credit arrangements and result in a default and potentially an acceleration of indebtedness, which non-compliance could negatively impact our ability to make additional borrowings under our credit facilities.
•A severe disruption and instability in the global financial markets or a deterioration in credit and financing conditions may affect our ability to access capital necessary to fund business operations, including the acquisition or expansion of properties, or replace or renew maturing liabilities on a timely basis, on attractive terms, or at all and may adversely affect the valuation of financial assets and liabilities.
•COVID-19 could negatively affect the health, availability and productivity of our current personnel. It could also affect our ability to recruit and attract new employees and retain current employees whose hours have been reduced. An outbreak of COVID-19 that directly affects, or threatens to directly affect, any of our properties could also deter or prevent our on-site personnel from reporting to work. The effects of shelter-in-place and stay-at-home orders, including remote work arrangements for an extended period of time, could strain our business continuity plans, introduce operational risk, including but not limited to cybersecurity risks, and impair our ability to manage our business. Further, we have and may continue to implement mitigation and other measures to support and protect our employees, which could result in increased labor costs.
The rapid development and fluidity of the circumstances resulting from COVID-19 precludes any prediction as to the ultimate adverse impact of COVID-19. Nevertheless, COVID-19 and the current financial, economic and capital markets environment, and future developments in these and other areas present material uncertainty and risk with respect to our performance, financial condition, volume of business, results of operations and cash flows, which could adversely affect our ability to make distributions.
The Economic Performance and Value of Our Properties Are Subject to Risks Associated with The Real Estate Industry.
The economic performance and value of our Properties could be adversely affected by various factors, many of which are outside of our control. These factors include but are not limited to the following:
•changes in the national, regional and/or local economies;
•the attractiveness of our Properties to customers, competition from other MH and RV communities and lifestyle-oriented properties and alternative forms of housing (such as apartment buildings and site-built single-family homes);
•the ability of MH and RV manufacturers to adapt to changes in the economy and the availability of units from these manufacturers;
•the ability of our potential customers to sell or lease their existing residences in order to purchase homes or cottages at our Properties, and heightened price sensitivity for seasonal and second homebuyers;
•the ability of our potential customers to obtain financing on the purchase of homes, cottages or RVs;
•our ability to attract new customers and retain them for our membership subscriptions and upgrade sales business;
•our ability to collect payments from customers and pay or control operating costs, including real estate taxes and insurance;
•the ability of our assets to generate income sufficient to pay our expenses, service our debt and maintain our Properties;
•our ability to diversify and sell our Properties timely due to the illiquid nature of real estate investments;
•unfavorable weather conditions, especially on holiday weekends in the spring and summer months, which are peak business periods for our transient customers;
•changes in climate and the occurrence of natural disasters or catastrophic events, including acts of war and terrorist attacks;
•fluctuations in the exchange rate of the U.S. dollar to other currencies, primarily the Canadian dollar due to Canadian customers, who frequently visit our southern Properties;
•changes in U.S. social, economic and political conditions, laws and governmental regulations, including policies governing rent control, property zoning, taxation, minimum wages, chattel financing, health care, foreign trade, regulatory compliance, manufacturing, development and investment;
•fiscal policies, instability or inaction at the U.S. federal government level, which may lead to federal government shutdowns or negative impacts on the U.S. economy; and
•COVID-19, or other highly infectious or contagious diseases, which has had and could continue to have an adverse effect on our business.
Changes in or the occurrence of any of these factors could adversely affect our financial condition, results of operations, market price of our common stock and our ability to make expected distributions to our stockholders or result in claims, including, but not limited to, foreclosure by a lender in the event of our inability to service our debt.
Economic Downturn in Markets with a Large Concentration of Our Properties May Adversely Affect Our Financial Condition, Results of Operations, Cash Flows and Ability to Make Distributions.
Our success is dependent upon economic conditions in the U.S. generally and in the geographic areas where a substantial number of our Properties are located. As we have a large concentration of properties in certain markets, most notably Florida, California and Arizona, which comprise 44.3%, 12.9% and 9.5%, respectively, of our total property operating revenue for the year ended December 31, 2020, adverse market and economic conditions in these areas could significantly affect factors, such as occupancy and rental rates, and could have a significant impact on our financial condition, results of operations, cash flows
and ability to make distributions. Furthermore, stay-at-home orders and travel restrictions could adversely impact the ability of our customers to visit our Properties. In a recession or under other adverse economic conditions, non-earning assets and write-downs are likely to increase as debtors fail to meet their payment obligations. Although we maintain reserves for credit losses in amounts that we believe are sufficient to provide adequate protection against potential write-downs in our portfolio, these amounts could prove to be insufficient.
Certain of Our Properties, Primarily Our RV Communities, are Subject to Seasonality and Cyclicality.
Some of our RV communities are used primarily by vacationers and campers. These Properties experience seasonal demand, which generally increases in the spring and summer months and decreases in the fall and winter months. As such, results for a certain quarter may not be indicative of the results of future quarters. In addition, since our RV communities are primarily used by vacationers and campers, economic cyclicality resulting in a downturn that affects discretionary spending and disposable income for leisure-time activities could adversely affect our cash flows.
Our Properties May Not Be Readily Adaptable to Other Uses.
Properties in our portfolio, including marinas and certain RV communities, are specific-use properties and may contain features or assets that have limited alternative uses. These Properties may also have distinct operational functions that involve specific procedures and training. If the operations of any of our Properties become unprofitable due to industry competition, operational execution or otherwise, then it may not be feasible to operate the Property for another use, and the value of certain features or assets used at the Property, or the Property itself, may be impaired. Should any of these events occur, our financial condition, results of operations and cash flows could be adversely impacted.
Competition for Acquisitions May Result in Increased Prices for Properties and Associated Costs and Increased Costs of Financing.
Other real estate investors with significant capital may compete with us for attractive investment opportunities. Such competition could increase prices for Properties and result in increased fixed costs, including real estate taxes. To the extent we are unable to effectively compete or acquire properties on favorable terms, our ability to expand our business could be adversely affected.
New Acquisitions May Fail to Perform as Expected and the Intended Benefits May Not Be Realized, Which Could Have a Negative Impact on Our Operations and the Market Price of Our Common Stock.
We intend to continue to acquire Properties. However, newly acquired Properties may fail to perform as expected and could pose risks for our ongoing operations including the following:
•integration may prove costly or time-consuming and may divert our attention from the management of daily operations;
•we may be unable to access capital or we may encounter difficulties, such as increases in financing costs;
•we may incur costs and expenses associated with any undisclosed or potential liabilities;
•unforeseen difficulties may arise in integrating an acquisition into our portfolio;
•expected synergies may not materialize; and
•we may acquire properties in new markets where we face risks associated with lack of market knowledge such as understanding of the local economy, the local governmental and/or local permit procedures.
As a result of the foregoing, we may not accurately estimate or identify all costs necessary to bring an acquired Property up to standards established for our intended market position. As such, we cannot provide assurance that any acquisition we make will be accretive to us in the near term or at all. Furthermore, if we fail to realize the intended benefits of an acquisition, the market price of our common stock could decline to the extent that the market price reflects those benefits.
Development and Expansion Properties May Fail to Perform as Expected and the Intended Benefits May Not Be Realized, Which Could Have a Negative Impact on Our Operations and the Market Price of Our Common Stock.
We may periodically consider development and expansion activities, which are subject to risks such as construction costs exceeding original estimates and construction and lease-up delays resulting in increased construction costs and lower than expected revenues. To the extent we engage third-party contractors to complete development or expansion activities, there is no guarantee that they can complete these activities on time and in accordance with our plans and specifications. We may also be unable to obtain necessary entitlements and required governmental permits that could result in increased costs or the delay or abandonment of these activities. Additionally, there can be no assurance that these properties will operate better as a result of
development or expansion activities due to various factors, including lower than anticipated occupancy and rental rates causing a property to be unprofitable or less profitable than originally estimated.
We Regularly Expend Capital to Maintain, Repair and Renovate Our Properties, Which Could Negatively Impact Our Financial Condition, Results of Operations and Cash Flows.
We may, or we may be required to, from time to time make significant capital expenditures to maintain or enhance the competitiveness of our Properties, including the factory-built homes that are located in these Properties. As most of our residents own their homes, the replacement, repairs and refurbishment of these homes may not be within our control. In addition, there is no assurance that any capital expenditure would result in higher occupancy or higher rental rates. The age and quality of the homes in our Properties can impact the desirability of a community and our ability to attract high quality residents and guests. To the extent that the expenditures exceed our available cash, we may need to secure new financing.
Our Ability to Renew Ground Leases Could Adversely Affect Our Financial Condition and Results of Operations.
We own the buildings and leasehold improvements at certain Properties that are subject to long-term ground leases. For various reasons, landowners may not want to renew the ground lease agreements with similar terms and conditions, if at all, which could adversely impact our ability to operate these Properties and generate revenues. We have 13 Properties in our portfolio subject to ground lease agreements for land, which we do not own. Four of the 13 Properties, which generated approximately $5.5 million of income from operations for the year ended December 31, 2020, are subject to ground lease agreements with a final expiration date before 2023. See Item 8. Financial Statements and Supplementary Data-Note 16. Commitment and Contingencies.
Our Ability to Sell or Rent Manufactured Homes Could Be Impaired, Resulting in Reduced Cash Flows.
Selling and renting homes is a primary part of our business. Our ability to sell or rent manufactured homes could be adversely affected by any of the following factors:
•disruptions in the single-family housing market;
•local conditions, such as an oversupply of lifestyle-oriented properties or a reduction in demand for lifestyle-oriented properties;
•increased costs to acquire homes;
•our ability to obtain an adequate supply of homes at reasonable costs from MH suppliers;
•our ability to acquire or develop existing land suitable for home building;
•the ability of customers to obtain affordable financing; and
•demographics, such as the retirement of "baby boomers", and their demand for access to our lifestyle-oriented Properties.
Regulation of Chattel Financing May Affect Our Ability to Sell Homes.
Since 2010, the regulatory environment has made it difficult for purchasers of manufactured homes and RVs to obtain financing. The Secure and Fair Enforcement for Mortgage Licensing Act requires community owners interested in providing financing for customer purchases of manufactured homes to register as mortgage loan originators in states where they engage in such financing. In addition, the Dodd-Frank Wall Street Reform and Consumer Protection Act amended the Truth in Lending Act and other consumer protection laws by adding requirements for residential mortgage loans, including limitations on mortgage origination activities, restrictions on high-cost mortgages and new standards for appraisals. The law also requires lenders to make a reasonable investigation into a borrower's ability to repay a loan. These requirements make it more difficult for homeowners to obtain affordable financing and especially for individuals with moderate income to obtain loans to purchase manufactured housing or RVs. Homeowners' ability to obtain affordable financing could affect our ability to sell homes.
Our Investments in Joint Ventures Could Be Adversely Affected by Our Lack of Sole Decision-Making Authority Regarding Major Decisions, Our Reliance on Our Joint Venture Partners' Financial Condition, Any Disputes That May Arise Between Us and Our Joint Venture Partners and Our Exposure to Potential Losses From the Actions of Our Joint Venture Partners.
We have joint ventures with other investors. We currently and may continue in the future to acquire properties or make investments in joint ventures with other persons or entities when we believe circumstances warrant the use of such structures. Joint venture investments involve risks not present with respect to our wholly owned Properties, including the following:
•our joint venture partners may experience financial distress, become bankrupt or fail to fund their share of required capital contributions due to adverse economic conditions, which could delay construction or development of a property, increase our financial commitment to the joint venture or adversely impact the ongoing operations of the joint venture;
•our joint venture partners may have business interests or goals with respect to a property that conflict with our business interests and goals, which could increase the likelihood of disputes regarding the ownership, management or disposition of the property; and
•we may be unable to take actions that are opposed by our joint venture partners under arrangements that require us to share decision-making authority over major decisions affecting the ownership or operation of the joint venture and any property owned by the joint venture, such as the sale or financing of the property or the making of additional capital contributions for the benefit of the venture.
At times we have entered into agreements providing for joint and several liability with our partners. Frequently, we and our partners may each have the right to trigger a buy-sell arrangement, which could cause us to sell our interest, or acquire our partners' interest, at a time when we otherwise would not have initiated such a transaction. Any of these risks could materially and adversely affect our ability to generate and recognize attractive returns on our joint venture investments, which could have a material adverse effect on our results of operations, financial condition and distributions to our stockholders.
There is a Risk of Accidents, Injuries or Outbreaks Occurring at Our Properties Which May Negatively Impact Our Operations.
While we maintain and promote safety at our Properties, there are inherent risks associated with certain features, assets and activities at our communities. An accident, injury or outbreak at any of our communities, particularly an accident, injury or outbreak involving the safety of residents, guests and employees, may be associated with claims against us involving higher assertions of damages and/or higher public visibility. The occurrence of an accident, injury or outbreak at any of our communities could also cause damage to our brand or reputation, lead to loss of consumer confidence in us, reduce occupancy at our communities and negatively impact our results of operations.
Our Success Depends, in Part, on Our Ability to Attract and Retain Talented Employees.
Our ability to attract, retain and motivate talented employees could significantly impact our future performance. Competition for these individuals is intense, and there is no assurance that we will retain our key officers and employees or that we will be able to attract and retain other highly qualified individuals in the future.
Our Business Operations are Dependent on the Effective Operation of Technology.
We rely on software and computer systems to process and store information required for our business operations. Additionally, with the outbreak of COVID-19, certain of our corporate and regional staff have been regularly working remotely, further increasing our dependence on technology to complete our business processes. Any disruption to these systems or to third-party vendors that maintain these systems could adversely affect our business operations. While we maintain and require our vendors to maintain appropriate back-up copies of our information, transitioning to a new system or vendor can be time-consuming and disruptive. Additionally, it is important for us to explore and evolve with new developments in technology to stay competitive. For example, our consumers rely on our technology platforms to make reservations, and therefore, these user interfaces must be understandable and easy to use. It may require investment of both time and expense to implement a new system or upgrade our existing technology. Interruptions to any of the above could lead to lost revenues, interruptions in our business operations and damage to our business reputation.
Risks Relating to Governmental Regulation and Potential Litigation
Changes to Federal and State Laws and Regulations Could Adversely Affect Our Operations and the Market Price of Our Common Stock.
Our business operations are subject to certain federal and state laws and regulations including but not limited to the following:
•Rent Control Legislation
Certain of our Properties are subject to state and local rent control regulations that dictate rent increases and our ability to recover increases in operating expenses and the costs of capital improvements. In addition, in certain jurisdictions, such regulations allow residents to sell their homes for a price that includes a premium above the intrinsic value of the homes. The premium represents the value of the future discounted rent-controlled rents, which is fully capitalized into the prices of the homes sold. In our view, such regulations result in a transfer to the residents of the value of our land, which would otherwise be reflected in market rents. As part of our effort to realize the value of Properties subject to restrictive regulation, we have initiated lawsuits at various times against various municipalities imposing such regulations in an attempt to balance the interests of our stockholders with the interests of our customers. In addition, we operate certain of our Properties, and may acquire
additional properties, in high cost markets where the demand for affordable housing may result in the adoption of new rent control legislation that may impact rent increases.
We also own Properties in certain areas of the country where rental rates at our Properties have not increased as fast as real estate values either because of locally imposed rent control or long term leases. In such areas, certain local government entities have at times investigated the possibility of seeking to take our Properties by eminent domain at values below the value of the underlying land. While no such eminent domain proceeding has been commenced, and we anticipate exercising all of our rights in connection with any such proceeding, successful condemnation proceedings by municipalities could adversely affect our financial condition.
Resident groups have previously filed lawsuits against us seeking to limit rent increases and/or seeking large damage awards for our alleged failure to properly maintain certain Properties or other resident related matters. An adverse finding against us in any such proceeding could materially and adversely affect our results of operations, financial condition and distributions to our stockholders.
•Occupational, Safety and Health Act
Our Properties are subject to regulation under the federal Occupational, Safety and Health Act ("OSHA"), which requires employers to provide employees with an environment free from hazards, such as exposure to toxic chemicals, excessive noise levels, mechanical dangers, heat or cold stress and unsanitary conditions. Although we believe that our Properties are in compliance in all material respects with applicable requirements, complying with OSHA and similar laws can be costly and any failure to comply with these regulations could result in penalties or potential litigation.
• Americans with Disabilities Act
Under the Americans with Disabilities Act ("ADA"), all public accommodations and commercial facilities must meet certain federal requirements related to access and use by disabled persons. Although we believe that our Properties are in compliance in all material respects with applicable requirements, noncompliance with the ADA or related laws or regulations could result in the U.S. government imposing fines or private litigants being awarded damages against us. Such costs may adversely affect our ability to make distributions or payments to our investors. Compliance with the ADA requirements could involve removal of structural barriers to access or use by disabled persons. Other federal, state and local laws may require modifications to or restrict further renovations of our Properties with respect to such access or use.
Additionally, Title III of the ADA has been interpreted by the U.S. courts to include websites as "places of public accommodations." For our websites to be ADA compliant, they must be accessible. While no laws have been passed related to website accessibility, the recognized de facto standard in the U.S. is the Web Content Accessibility Guideline. We may incur costs to make our websites ADA compliant or face litigation if they are not compliant.
Laws and Regulations Relating to Campground Membership Sales and Properties Could Adversely Affect the Value of Certain Properties and Our Cash Flows.
Many of the states in which we operate have laws regulating campground membership sales and properties. These laws generally require comprehensive disclosure to prospective purchasers, and usually give purchasers the right to rescind their purchase between three to five days after the date of sale. Some states have laws requiring us to register with a state agency and obtain a permit to market. We are subject to changes, from time to time, in the application or interpretation of such laws that can affect our business or the rights of our members.
In some states, including California, Oregon and Washington, laws place limitations on the ability of the owner of a campground property to close the property unless the customers at the property receive access to a comparable property. The impact of the rights of customers under these laws is uncertain and could adversely affect the availability or timing of sale opportunities or our ability to realize recoveries from Property sales.
Certain consumer rights and defenses that vary from jurisdiction to jurisdiction may affect our portfolio of contracts receivable. Examples of such laws include state and federal consumer credit and truth-in-lending laws requiring the disclosure of finance charges, and usury and retail installment sales laws regulating permissible finance charges.
Environmental Risks
Natural Disasters Could Adversely Affect the Value of Our Properties, Our Financial Condition, Results of Operations and Cash Flows.
We are subject to risks associated with natural disasters, including but not limited to hurricanes, storms, fires and earthquakes. As of December 31, 2020, we owned or had an ownership interest in 422 Properties, including 133 Properties and 12 marinas located in Florida and 50 Properties located in California. The occurrence of a natural disaster or other catastrophic event in any of these areas may cause a sudden decrease in the value of our Properties and result in an adverse effect to our financial condition, results of operations and cash flows.
Climate Change May Adversely Affect Our Business.
Climate change could increase the frequency and severity of natural disasters and change weather patterns. To the extent climate change causes changes in weather patterns, our markets could experience increases in storm intensity, frequency and magnitude of wildfires, rising sea levels, drought and changes to precipitation and temperatures. Our properties are dependent on state and local utility infrastructure for delivery of energy, water supply and/or other utilities. We do not control investment in that infrastructure and the condition of the infrastructure and supply of the utilities may not be sufficient to handle impact resulting from climate change. Over time, these conditions could result in increased incidents of physical damage to our Properties, declining demand for our Properties and increased difficulties operating them. Climate change may also have indirect effects on our business by increasing the cost of (or making unavailable) property insurance on terms we find acceptable, increasing the cost of (or making unavailable) energy, water supply and other utilities at our Properties and requiring us to expend funds as we seek to repair and protect our Properties against such risks.
In addition, climate change could lead to changes in federal, state, and local legislation and regulation, which may require increased capital expenditures at our Properties. Additionally, these capital expenditures may or may not result in lower on-going expenses or make an impact on the desirability of our Properties and our ability to attract high quality residents and guests. Any such losses, increases in costs or business interruptions could adversely affect our financial condition and operating results.
Environmental and Utility-Related Problems are Possible and Can Be Costly.
Federal, state and local laws and regulations relating to the protection of the environment may require a current or previous owner or operator of real property to investigate and clean up hazardous or toxic substances or lead or petroleum product releases at such property. The owner or operator may have to pay a governmental entity or third parties for property damage and for investigation and clean-up costs incurred by such parties in connection with the contamination. Properties containing lead may require removal of the material. This can be costly and, if the lead infiltrates the groundwater or other water supply, further remediation may be necessary. Such laws typically impose clean-up responsibility and liability without regard to whether the owner or operator knew of or caused the presence of the contaminants. Even if more than one person may have been responsible for the contamination, each person covered by the environmental laws may be held responsible for all of the clean-up costs incurred. In addition, third parties could sue the owner or operator of a site for damages and costs resulting from environmental contamination emanating from that site.
Environmental laws also govern the presence, maintenance and removal of environmental contamination, including asbestos and wastewater discharge. Such laws require that owners or operators of properties containing hazardous or toxic substances to properly manage them. Owners or operators of properties containing asbestos must notify and train those who may come into contact with asbestos and undertake special precautions, including removal or other abatement, if asbestos would be disturbed during renovation or demolition of a building. Such laws may impose fines and penalties on real property owners or operators who fail to comply with these requirements and may allow third parties to seek recovery from owners or operators for personal injury associated with exposure to asbestos fibers.
Utility-related laws and regulations also govern the provision of utility services. Such laws regulate, for example, how and to what extent owners or operators of property can charge renters for provision of utilities. Such laws also regulate the operations and performance of utility systems and may impose fines and penalties on real property owners or operators who fail to comply with these requirements. The regulations may also require capital investment to maintain compliance.
Risks Relating to Debt and the Financial Markets
Our Substantial Indebtedness Could Adversely Affect Our Financial Condition and Results of Operations.
Our business is subject to risks normally associated with debt financing. The total principal amount of our outstanding indebtedness was approximately $2,694.9 million as of December 31, 2020, of which $222.0 million, or 8.24%, is related to our line of credit and $148.4 million of secured debt, or 5.51%, matures in 2022. Our substantial indebtedness and the cash flows associated with serving our indebtedness could have important consequences, including the risks that:
•our cash flows could be insufficient to pay distributions at expected levels and meet required payments of principal and interest;
•we might be required to use a substantial portion of our cash flows from operations to pay our indebtedness, thereby reducing the availability of our cash flows to fund the implementation of our business strategy, acquisitions, capital expenditures and other general corporate purposes;
•our debt service obligations could limit our flexibility in planning for, or reacting to, changes in our business and the industry in which we operate;
•terms of refinancing may not be as favorable as the terms of existing indebtedness, resulting in higher interest rates that could adversely affect net income, cash flows and our ability to service debt and make distributions to stockholders;
•if principal payments due at maturity cannot be refinanced, extended or paid with proceeds of other capital transactions, such as new equity capital, our cash flows may not be sufficient in all years to repay all maturing debt; and
•to the extent that any Property is cross-collateralized with any other Properties, any default under the mortgage note relating to one Property could result in a default under the financing arrangements relating to other Properties that also provide security for that mortgage note or are cross-collateralized with such mortgage note.
Our Ability to Obtain Mortgage Financing or Refinance Maturing Mortgages May Adversely Affect Our Financial Condition.
Lenders' demands on borrowers as to the quality of the collateral and related cash flows may make it challenging to secure financing on attractive terms or at all. Future market factors including increases in the U.S. federal reserve funds rate may result in an increase in market interest rates, which could increase the costs of refinancing existing indebtedness or obtaining new debt.
Additionally, future disruptions in capital and credit markets, including potential reforms to Fannie Mae and Freddie Mac, could impact both the capacity and liquidity of lenders, resulting in financing terms that are less attractive to us and/or the unavailability of certain types of debt financing. This could have an adverse effect on our ability to refinance maturing debt and/or react to changing economic and business conditions.
Financial Covenants Could Adversely Affect Our Financial Condition.
If a Property is mortgaged to secure payment of indebtedness, and we are unable to meet mortgage payments, the mortgagee could foreclose on the Property, resulting in loss of income and asset value. The mortgages on our Properties contain customary negative covenants, which among other things limit our ability, without the prior consent of the lender, to further mortgage the Property and to discontinue insurance coverage. In addition, our unsecured credit facilities contain certain customary restrictions, requirements and other limitations on our ability to incur indebtedness, including total debt-to-assets ratios, debt service coverage ratios and minimum ratios of unencumbered assets to unsecured debt. Foreclosure on mortgaged Properties or an inability to refinance existing indebtedness would likely have a negative impact on our financial condition and results of operations.
Our Degree of Leverage Could Limit Our Ability to Obtain Additional Financing.
Our debt-to-market-capitalization ratio (total debt as a percentage of total debt plus the market value of the outstanding common stock and OP Units held by parties other than us) was approximately 18.1% as of December 31, 2020. The degree of leverage could have important consequences to stockholders, including an adverse effect on our ability to obtain additional financing in the future for working capital, capital expenditures, acquisitions, development or other general corporate purposes, and could make us more vulnerable to a downturn in business or the economy generally.
We May Be Able to Incur Substantially More Debt, Which Would Increase the Risks Associated With Our Substantial Leverage.
Despite our current indebtedness levels, we may still be able to incur substantially more debt in the future. If new debt is added to our current debt levels, an even greater portion of our cash flow will be needed to satisfy our debt service obligations. As a result, the related risks that we now face could intensify and increase the risk of a default on our indebtedness.
We May Be Adversely Affected By Changes in LIBOR Reporting Practices or the Method in Which LIBOR Is Determined.
In July 2017, the Financial Conduct Authority announced it intends to stop compelling banks to submit rates for the calculation of LIBOR after 2021. Further, in November 2020, ICE Benchmark Administration, the administrator of LIBOR, announced plans to consult on ceasing publication of certain USD-LIBOR rates on June 30, 2023. The Alternative Reference Rates Committee ("ARRC") has proposed that the Secured Overnight Financing Rate ("SOFR") is the rate that represents best practice as the alternative to USD-LIBOR for use in financial contracts that are currently indexed to USD-LIBOR. ARRC has proposed a market transition plan to SOFR from USD-LIBOR and organizations are currently working on industry wide and company specific transition plans as it relates to derivatives and cash markets exposed to USD-LIBOR. Our floating rate borrowings are indexed to USD-LIBOR and we are monitoring this activity and evaluating the related risks. Although the full impact of such reforms and actions, together with any transition away from LIBOR, including the potential or actual discontinuance of LIBOR publication, remains unclear, these changes could have a material adverse impact on the availability of financing, including LIBOR-based loans, and as a result on our financing costs.
Risks Related to Our Company Ownership
Provisions of Our Charter and Bylaws Could Inhibit Changes of Control.
Certain provisions of our charter and bylaws may delay or prevent a change of control or other transactions that could provide our stockholders with a premium over the then-prevailing market price of their common stock or future series of preferred stock, if any, which might otherwise be in the best interest of our stockholders. These include the Ownership Limit described below. Also, any future series of preferred stock may have certain voting provisions that could delay or prevent a change of control or other transaction that might involve a premium price or otherwise be beneficial to our stockholders.
Maryland Law Imposes Certain Limitations on Changes of Control.
Certain provisions of the Maryland General Corporation Law ("MGCL") prohibit "business combinations" (including certain issuances of equity securities) with any person who beneficially owns 10% or more of the voting power of our outstanding common stock, or with an affiliate of ours, who, at any time within the two-year period prior to the date in question, was the owner of 10% or more of the voting power of our outstanding voting stock (an "Interested Stockholder"), or with an affiliate of an Interested Stockholder. These prohibitions last for five years after the most recent date on which the Interested Stockholder became an Interested Stockholder. After the five-year period, a business combination with an Interested Stockholder must be approved by two super-majority stockholder votes unless, among other conditions, our common stockholders receive a minimum price for their shares and the consideration is received in cash or in the same form as previously paid by the Interested Stockholder for shares of our common stock. The Board of Directors has exempted from these provisions under Maryland law any business combination with Samuel Zell, who is Chairman of our Board of Directors, certain holders of OP Units who received them at the time of our initial public offering, and our officers who acquired common stock at the time we were formed and each and every affiliate of theirs.
Additionally, Subtitle 8 of Title 3 of the MGCL permits our Board of Directors, without stockholder approval and regardless of what is currently provided in our charter or bylaws, to elect to be subject to certain provisions relating to corporate governance that may have the effect of delaying, deferring or preventing a transaction or a change of control of our company that might involve a premium to the market price of our common stock or otherwise be in our stockholders’ best interests. These provisions include a classified board; two-thirds vote to remove a director; that the number of directors may only be fixed by the Board of Directors; that vacancies on the board as a result of an increase in the size of the board or due to death, resignation or removal can only be filled by the board, and the director appointed to fill the vacancy serves for the remainder of the full term of the class of director in which the vacancy occurred; and a majority requirement for the calling by stockholders of special meetings. Through provisions in our charter and bylaws unrelated to Subtitle 8, we already (a) require a two-thirds vote for the removal of any director from the board and (b) vest in the board the exclusive power to fix the number of directorships provided that, if there is stock outstanding and so long as there are three or more stockholders, the number is not less than three. In the future, our Board of Directors may elect, without stockholder approval, to make us subject to the provisions of Subtitle 8 to which we are not currently subject.
Our Board of Directors has power to adopt, alter or repeal any provision of our bylaws or make new bylaws, provided, however, that our stockholders may, with certain exceptions, alter or repeal any provision of our bylaws and adopt new bylaws if any such alteration, repeal or adoption is approved by the affirmative vote of a majority of all votes entitled to be cast on the matter.
Changes in Our Investment and Financing Policies May Be Made Without Stockholder Approval.
Our investment and financing policies, and our policies with respect to certain other activities, including our growth, debt, capitalization, distributions, REIT status, and operating policies, are determined by our Board of Directors. Although our Board of Directors has no present intention to do so, these policies may be amended or revised from time to time at the discretion of our Board of Directors without notice to or a vote of our stockholders. Accordingly, stockholders may not have control over changes in our policies and changes in our policies may not fully serve the interests of all stockholders.
Conflicts of Interest Could Influence Our Decisions.
Certain stockholders could exercise influence in a manner inconsistent with stockholders' best interests. Mr. Zell and certain related entities, directly or indirectly, beneficially own shares of our common stock and OP Units as disclosed in our Proxy Statement on Schedule 14A for the 2021 Annual Meeting incorporated by reference herein. Mr. Zell is the chairman of our Board of Directors. Accordingly, Mr. Zell has significant influence on our management and operation. Such influence could be exercised in a manner that is inconsistent with the interests of other stockholders. In addition, Mr. Zell and related entities continue to be involved in other investment activities. Mr. Zell and related entities have a broad and varied range of investment interests, including interests in other real estate investment companies that own other forms of housing, including multifamily housing. Mr. Zell and related entities may acquire interests in other companies. Mr. Zell may not be able to control whether any such company competes with us.
Risks Relating to Our Common Stock
We Depend on Our Subsidiaries' Dividends and Distributions.
Substantially all of our assets are owned indirectly by the Operating Partnership. As a result, we have no source of cash flows other than distributions from our Operating Partnership. For us to pay dividends to holders of our common stock, the Operating Partnership must first distribute cash to us. Before it can distribute the cash, our Operating Partnership must first satisfy its obligations to its creditors.
Market Interest Rates May Have an Effect on the Value of Our Common Stock.
One of the factors that investors consider important in deciding whether to buy or sell shares of a REIT is the distribution rates with respect to such shares (as a percentage of the price of such shares) relative to market interest rates. If market interest rates go up, prospective purchasers of REIT shares may expect a higher distribution rate. Higher interest rates would not, however, result in more of our funds to distribute and, in fact, would likely increase our borrowing costs and potentially decrease funds available for distribution. Thus, higher market interest rates could cause the market price of our publicly traded securities to go down.
Issuances or Sales of Our Common Stock May Be Dilutive.
The issuance or sale of substantial amounts of our common stock could have a dilutive effect on our actual and expected earnings per share, FFO per share and Normalized Funds from Operations ("Normalized FFO") per share. We may sell shares of our common stock under our ATM equity offering program from time-to-time. During the year ended December 31, 2020, we did not sell any shares through our ATM equity offering program. As of December 31, 2020, there was $200.0 million available for issuance under our ATM equity program. The actual amount of dilution cannot be determined at this time and would be dependent upon numerous factors which are not currently known to us.
Our Share Price Could Be Volatile and Could Decline, Resulting in A Substantial or Complete Loss on Our Stockholders’ Investment.
We list our common stock on the New York Stock Exchange (the "NYSE"), and our common stock could experience significant price and volume fluctuations. Investors in our common stock may experience a decrease in the value of their shares, including decreases unrelated to our operating performance or prospects. The price of our common stock could be subject to wide fluctuations in response to a number of factors, including:
•issuances of other equity securities in the future, including new series or classes of preferred stock;
•our operating performance and the performance of other similar companies;
•our ability to maintain compliance with covenants contained in our debt facilities;
•actual or anticipated variations in our operating results, funds from operations, cash flows or liquidity;
•changes in expectations of future financial performance or changes in our earnings estimates or those of analysts;
•changes in our distribution policy;
•publication of research reports about us or the real estate industry generally;
•increases in market interest rates that lead purchasers of our common stock to demand a higher dividend yield;
•changes in market valuations of similar companies;
•adverse market reaction to the amount of our debt outstanding at any time, the amount of our debt maturing in the near-term and medium-term and our ability to refinance our debt, or our plans to incur additional debt in the future;
•additions or departures of key management personnel;
•speculation in the press or investment community;
•equity issuances by us, or share resales by our stockholders or the perception that such issuances or resales may occur;
•addition to, or removal from, market indexes used by investors to make investment decisions;
•actions by institutional stockholders; and
•general market and economic conditions.
Many of the factors listed above are beyond our control. Those factors may cause the market price of our common stock to decline significantly, regardless of our financial condition, results of operations and prospects. It is impossible to provide any assurance that the market price of our common stock will not fall in the future, and it may be difficult for holders to resell shares of our common stock at prices they find attractive, or at all. In the past, securities class action litigation has often been instituted against companies following periods of volatility in their stock price. This type of litigation could result in substantial costs and divert our management’s attention and resources.
Risks Relating to REITs and Income Taxes
We are Dependent on External Sources of Capital.
To qualify as a REIT, we must distribute to our stockholders each year at least 90% of our REIT taxable income (determined without regard to the deduction for dividends paid and excluding any net capital gain). In addition, we intend to distribute all or substantially all of our net income so that we will generally not be subject to U.S. federal income tax on our earnings. Because of these distribution requirements, it is not likely that we will be able to fund all future capital needs, including acquisitions, from income from operations. We therefore will have to rely on third-party sources of debt and equity capital financing, which may or may not be available on favorable terms or at all. Our access to third-party sources of capital depends on a number of things, including conditions in the capital markets generally and the market's perception of our growth potential and our current and potential future earnings. It may be difficult for us to meet one or more of the requirements for qualification as a REIT, including but not limited to our distribution requirement. Moreover, additional equity offerings may result in substantial dilution of stockholders' interests, and additional debt financing may substantially increase our leverage.
We Have a Stock Ownership Limit for REIT Tax Purposes.
To remain qualified as a REIT for U.S. federal income tax purposes, not more than 50% in value of our outstanding shares of capital stock may be owned, directly or indirectly, by five or fewer individuals (as defined in the federal income tax laws applicable to REITs) at any time during the last half of any taxable year. To facilitate maintenance of our REIT qualification, our charter, subject to certain exceptions, prohibits Beneficial Ownership (as defined in our charter) by any single stockholder of more than 5% (in value or number of shares, whichever is more restrictive) of our outstanding capital stock. We refer to this as the "Ownership Limit." Within certain limits, our charter permits the Board of Directors to increase the Ownership Limit with respect to any class or series of stock. The Board of Directors, upon receipt of a ruling from the IRS, opinion of counsel, or other evidence satisfactory to the Board of Directors and upon 15 days prior written notice of a proposed transfer which, if consummated, would result in the transferee owning shares in excess of the Ownership Limit, and upon such other conditions as the Board of Directors may direct, may exempt a stockholder from the Ownership Limit. Absent any such exemption, capital stock acquired or held in violation of the Ownership Limit will be transferred by operation of law to us as trustee for the benefit of the person to whom such capital stock is ultimately transferred, and the stockholder's rights to distributions and to vote would terminate. Such stockholder would be entitled to receive, from the proceeds of any subsequent sale of the capital stock we transferred as trustee, the lesser of (i) the price paid for the capital stock or, if the owner did not pay for the capital stock (for example, in the case of a gift, devise or other such transaction), the market price of the capital stock on the date of the event causing the capital stock to be transferred to us as trustee or (ii) the amount realized from such sale. A transfer of capital stock may be void if it causes a person to violate the Ownership Limit. The Ownership Limit could delay or
prevent a change in control of us and, therefore, could adversely affect our stockholders' ability to realize a premium over the then-prevailing market price for their common stock or adversely affect the best interest of our stockholders.
Our Qualification as a REIT Is Dependent on Compliance with U.S. Federal Income Tax Requirements.
We believe we have been organized and operated in a manner so as to qualify for taxation as a REIT, and we intend to continue to operate so as to qualify as a REIT for U.S. federal income tax purposes. Our current and continuing qualification as a REIT depends on our ability to meet the various requirements imposed by the Code, which relate to organizational structure, distribution levels, diversity of stock ownership and certain restrictions with regard to owned assets and categories of income. If we qualify for taxation as a REIT, we are generally not subject to U.S. federal income tax on our taxable income that is distributed to our stockholders. However, qualification as a REIT for U.S. federal income tax purposes is governed by highly technical and complex provisions of the Code for which there are only limited judicial or administrative interpretations. In connection with certain transactions, we have received, and relied upon, advice of counsel as to the impact of such transactions on our qualification as a REIT. Our qualification as a REIT requires analysis of various facts and circumstances that may not be entirely within our control, and we cannot provide any assurance that the Internal Revenue Service (the "IRS") will agree with our analysis or the analysis of our tax counsel. In particular, the proper U.S. federal income tax treatment of right-to-use membership contracts and rental income from certain short-term stays at RV communities is uncertain and there is no assurance that the IRS will agree with our treatment of such contracts or rental income. If the IRS were to disagree with our analysis or our tax counsel's analysis of various facts and circumstances, our ability to qualify as a REIT could be adversely affected.
In addition, legislation, new regulations, administrative interpretations or court decisions might significantly change the tax laws with respect to the requirements for qualification as a REIT or the U.S. federal income tax consequences of qualification as a REIT.
If, with respect to any taxable year, we failed to maintain our qualification as a REIT (and if specified relief provisions under the Code were not applicable to such disqualification), we would be disqualified from treatment as a REIT for the four taxable years following the year during which qualification was lost. If we lost our REIT status, we could not deduct distributions to stockholders in computing our net taxable income at regular corporate rates and we would be subject to U.S. federal income tax on our net taxable incomes. If we had to pay U.S. federal income tax, the amount of money available to distribute to stockholders and pay indebtedness would be reduced for the year or years involved, and we would no longer be required to distribute money to stockholders. Although we currently intend to operate in a manner designed to allow us to qualify as a REIT, future economic, market, legal, tax or other considerations may cause us to revoke the REIT election.
Furthermore, we own a direct interest in a subsidiary REIT, and in the past we have owned interests in other subsidiary REITs, each of which elected to be taxed as REITs under Sections 856 through 860 of the Code. Provided that each subsidiary REIT that we own qualifies as a REIT, our interest in such subsidiary REIT will be treated as a qualifying real estate asset for purposes of the REIT asset tests, and any dividend income or gains derived by us from such subsidiary REIT will generally be treated as income that qualifies for purposes of the REIT gross income tests. To qualify as a REIT, the subsidiary REIT must independently satisfy all of the REIT qualification requirements. If such subsidiary REIT were to fail to qualify as a REIT, and certain relief provisions did not apply, it would be treated as a regular taxable corporation and its income would be subject to U.S. federal income tax. In addition, a failure of the subsidiary REIT to qualify as a REIT could have an adverse effect on our ability to comply with the REIT income and asset tests, and thus our ability to qualify as a REIT.
We May Pay Some Taxes, Reducing Cash Available for Stockholders.
Even if we qualify as a REIT for U.S. federal income tax purposes, we may be subject to some U.S. federal, foreign, state and local taxes on our income and property. Since January 1, 2001, certain of our corporate subsidiaries have elected to be treated as "taxable REIT subsidiaries" for U.S. federal income tax purposes, and are taxable as regular corporations and subject to certain limitations on intercompany transactions. If tax authorities determine that amounts paid by our taxable REIT subsidiaries to us are greater than what would be paid under similar arrangements among unrelated parties, we could be subject to a 100% penalty tax on the excess payments, and ongoing intercompany arrangements could have to change, resulting in higher ongoing tax payments. To the extent we are required to pay U.S. federal, foreign, state or local taxes or U.S. federal penalty taxes due to existing laws or changes to them, we will have less cash available for distribution to our stockholders.
Dividends Payable by REITs Generally Do Not Qualify For the Reduced Tax Rates Available For Some Dividends, Which May Negatively Affect the Value of Our Shares.
Income from "qualified dividends" payable to U.S. stockholders that are individuals, trusts and estates are generally subject to tax at preferential rates, currently at a maximum federal rate of 20%. Dividends payable by REITs, however, generally are not eligible for the preferential tax rates applicable to qualified dividend income. Under the Tax Cuts and Jobs
Act, or the TCJA, however, U.S. stockholders that are individuals, trusts and estates generally may deduct up to 20% of the ordinary dividends (e.g., dividends not designated as capital gain dividends or qualified dividend income) received from a REIT for taxable years beginning after December 31, 2017 and before January 1, 2026. Although this deduction reduces the effective tax rate applicable to certain dividends paid by REITs (generally to 29.6% assuming the shareholder is subject to the 37% maximum rate), such tax rate is still higher than the tax rate applicable to corporate dividends that constitute qualified dividend income. Accordingly, investors who are individuals, trusts and estates may perceive investments in REITs to be relatively less attractive than investments in the stocks of non-REIT corporations that pay dividends, which could materially and adversely affect the value of the shares of REITs, including the per share trading price of our common stock.
Partnership Tax Audit Rules Could Have a Material Adverse Effect on Us.
The Bipartisan Budget Act of 2015 changed the rules applicable to U.S. federal income tax audits of partnerships. Under the rules, effective for taxable years beginning in 2018, among other changes and subject to certain exceptions, any audit adjustment to items of income, gain, loss, deduction, or credit of a partnership (and a partner's allocable share thereof) is determined, and taxes, interest, and penalties attributable thereto are assessed and collected, at the partnership level. Unless the partnership makes an election permitted under the new law or takes certain steps to require the partners to pay their tax on their allocable shares of the adjustment, it is possible that partnerships in which we directly or indirectly invest, including the Operating Partnership, would be required to pay additional taxes, interest and penalties as a result of an audit adjustment. We, as a direct or indirect partner of the Operating Partnership and other partnerships, could be required to bear the economic burden of those taxes, interest and penalties even though` the Company, as a REIT, may not otherwise have been required to pay additional corporate-level tax. The changes created by these rules are significant for collecting tax in partnership audits and, accordingly, there can be no assurance that these rules will not have a material adverse effect on us.
We May be Subject to Adverse Legislative or Regulatory Tax Changes That Could Reduce the Market Price of Our Outstanding Common or Preferred Shares.
The IRS, the United States Treasury Department and Congress frequently review U.S. federal income tax legislation, regulations and other guidance. We cannot predict whether, when or to what extent new U.S. federal tax laws, regulations, interpretations or rulings will be adopted. Any legislative action may prospectively or retroactively modify our tax treatment and, therefore, may adversely affect our taxation or our Company's shareholders. We urge you to consult with your tax advisor with respect to the status of legislative, regulatory or administrative developments and proposals and their potential effect on an investment in our stock. Although REITs generally receive certain tax advantages compared to entities taxed as "C" corporations, it is possible that future legislation would result in a REIT having fewer tax advantages, and it could become more advantageous for a company that invests in real estate to elect to be treated for U.S. federal income tax purposes as a "C" corporation.
Other Risk Factors Affecting Our Business
Some Potential Losses Are Not Covered by Insurance.
We carry comprehensive insurance coverage for losses resulting from property damage and environmental liability and business interruption claims on all of our Properties. In addition, we carry liability coverage for other activities not specifically related to property operations. These coverages include, but are not limited to, Directors & Officers liability, Employer Practices liability, Fiduciary liability and Cyber liability. We believe that the policy specifications and coverage limits of these policies should be adequate and appropriate. There are, however, certain types of losses, such as punitive damages, lease and other contract claims that generally are not insured. Should an uninsured loss or a loss in excess of coverage limits occur, we could lose all or a portion of the capital we have invested in a Property or the anticipated future revenue from a Property. In such an event, we might nevertheless remain obligated for any mortgage debt or other financial obligations related to the Property.
Our current property and casualty insurance policies with respect to our MH and RV Properties, which we plan to renew, expire on April 1, 2021. We have a $100 million loss limit per occurrence with respect to our MH and RV all-risk property insurance program including named windstorms, which include, for example, hurricanes. This loss limit is subject to additional sub-limits as set forth in the policy form, including, among others, a $25 million aggregate loss limit for earthquake(s) in California. The deductibles for this policy primarily range from a $500,000 minimum to 5% per unit of insurance for most catastrophic events. For most catastrophic events, there is an additional one-time $500,000 aggregate deductible. We have separate insurance policies with respect to our marina Properties. Those casualty policies, which we plan to renew, expire on November 1, 2021, and the property insurance program, which expires on April 1, 2022, has a minimum deductible of $100,000. A deductible indicates our maximum exposure, subject to policy limits and sub-limits, in the event of a loss.
We Face Risks Relating to Cybersecurity Incidents.
We rely extensively on internally and externally hosted computer systems to process transactions and manage our business. Critical components of our systems are dependent upon third-party providers and a significant portion of our business operations are conducted over the internet. These systems and websites are subject to system security risks, cybersecurity breaches, outages and other risks. These could include attempts to gain unauthorized access to our data and computer systems, or steal confidential information, including credit card information from our customers, breaches due to employee error, malfeasance or other disruptions, including disruptions that result in our and our customers' loss of access to our information systems. Attacks can be both individual or highly organized attempts by very sophisticated hacking organizations. We employ a number of measures to prevent, detect and mitigate these threats. While we continue to improve our cybersecurity and take measures to protect our business, there is no guarantee such efforts will be successful in preventing a cybersecurity incident and that our financial results will not be negatively impacted by such an incident. Additionally, with the outbreak of COVID-19, certain of our corporate and regional staff have been regularly working remotely, further increasing our dependence on computer systems to process transactions and manage our business, as well as the risk of a loss event due to a cybersecurity incident. A cybersecurity incident could compromise the confidential information of our employees, customers and vendors to the extent such information exists on our systems or on the systems of third-party providers. Such an incident could result in potential liability, damage our reputation and disrupt and affect our business operations and result in lawsuits against us.
Social Media Platforms Could Cause Us to Suffer Brand Damage or Information Leakage.
Negative information about us, or our officers, employees, directors or Properties, even if untrue, could damage our reputation. In particular, information shared on social media platforms could cause us to suffer brand damage because social media platforms have increased the rapidity of the dissemination and greatly expanded the potential scope and scale of the impact of negative publicity. While employees are held to internal policies related to posting on public platforms including social media sites, employees or others might publicly share material that reflects negatively on our reputation or disclose non-public sensitive information relating to our business. The continuing evolution of social media will present us with new challenges and risks.

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ITEM 1B. UNRESOLVED STAFF COMMENTS
Item 1B. Unresolved Staff Comments
None.

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ITEM 2. PROPERTIES
Item 2. Properties
General
Our Properties provide common area facilities and attractive amenities that create an inviting community for our residents and guests. These common area facilities generally include a clubhouse, a swimming pool, laundry facilities, cable television and internet service. Many Properties also offer additional amenities such as golf courses, tennis, pickleball, shuffleboard and basketball courts, sauna/whirlpool spas, exercise rooms and various social activities. It is our responsibility to provide maintenance of the common area facilities and amenities and to ensure that our residents and guests comply with our community policies, including maintaining their homes and the surrounding area. Most of our residents own their homes, and therefore, also have a vested interest to care for their homes. We hold regular meetings with management personnel at our Properties to understand and address the needs of our residents and guests and to provide necessary trainings. Our Properties historically have had, and we believe they will continue to have, low turnover and high occupancy rates.
Property Portfolio
As of December 31, 2020, we owned or had an ownership interest in a portfolio of 422 Properties located throughout the United States and British Columbia containing 160,489 Sites. A total of 116 of the Properties were encumbered by debt (see Item 8. Financial Statements and Supplementary Data-Note 9. Borrowing Arrangements). The distribution of our Properties throughout the United States reflects our belief that geographic diversification helps to insulate the total portfolio from regional economic influences. We intend to target new acquisitions in or near markets where our Properties are located and will also consider acquisitions of properties outside such markets.
Our two largest Properties as determined by property operating revenues, excluding deferrals, were Colony Cove, located in Ellenton, Florida, and ViewPoint RV & Golf Resort, located in Mesa, Arizona. Each accounted for approximately 2.0% of our total property operating revenues, excluding deferrals, for the year ended December 31, 2020.
The following table sets forth certain information relating to our 416 wholly-owned Properties containing 156,890 Sites as of December 31, 2020, not including Properties owned through joint ventures. These Properties are categorized by major market. For RV and marina Properties, the total number of annual Sites represents Sites occupied by annual residents and are presented as 100% occupied. Annual Site occupancy percentage subtotals by market and grand total are presented on a weighted average basis.
Property City State Property Type Acres (a)
Developable
Acres (b)
Total Number of Sites as of 12/31/20 Total Number of Annual Sites as of 12/31/20 Annual Site Occupancy as of 12/31/20
Florida
East Coast:
Cheron Village Davie FL MH 30 202 202 100.0%
Carriage Cove Daytona Beach FL MH 59 418 418 90.2%
Coquina Crossing Elkton FL MH 316 26 596 596 95.5%
Bulow Plantation Flagler Beach FL MH 323 90 276 276 100.0%
Bulow RV Flagler Beach FL RV (f) 91 352 114 100.0%
Carefree Cove Fort Lauderdale FL MH 20 164 164 93.3%
Everglades Lakes Fort Lauderdale FL MH 103 611 611 96.9%
Park City West Fort Lauderdale FL MH 60 363 363 98.1%
Sunshine Holiday MH Fort Lauderdale FL MH 32 245 245 98.0%
Sunshine Holiday RV Fort Lauderdale FL RV (f) 130 45 100.0%
Lake Worth Village Lake Worth FL MH 117 823 823 94.4%
Property City State Property Type Acres (a)
Developable
Acres (b)
Total Number of Sites as of 12/31/20 Total Number of Annual Sites as of 12/31/20 Annual Site Occupancy as of 12/31/20
Maralago Cay Lantana FL MH 102 602 602 98.3%
Coral Cay Plantation Margate FL MH 121 818 818 99.1%
Lakewood Village Melbourne FL MH 68 349 349 87.7%
Miami Everglades Miami FL RV 34 2 303 67 100.0%
Loggerhead Marinas (11 properties) Multiple FL Marina 87 2,343 1,698 100.0%
Holiday Village, Ormond Beach Ormond Beach FL MH 43 301 301 90.0%
Sunshine Holiday-Daytona North Ormond Beach FL RV 69 3 349 136 100.0%
The Meadows, FL Palm Beach Gardens FL MH 55 378 378 98.1%
Breezy Hill Pompano Beach FL RV 52 762 348 100.0%
Highland Woods Travel Park Pompano Beach FL RV 15 148 19 100.0%
Lighthouse Pointe at Daytona Beach Port Orange FL MH 64 433 433 86.1%
Pickwick Village Port Orange FL MH 84 2 432 432 98.4%
Rose Bay Port Orange FL RV 21 2 303 210 100.0%
Palm Lake Riviera Beach FL MH 154 915 915 69.0%
Indian Oaks Rockledge FL MH 38 208 208 99.5%
Space Coast Rockledge FL RV 24 270 155 100.0%
Countryside at Vero Beach Vero Beach FL MH 125 644 644 96.3%
Heritage Plantation Vero Beach FL MH 64 437 437 89.5%
Heron Cay Vero Beach FL MH 130 588 588 91.7%
Holiday Village, Florida (g) Vero Beach FL MH 18 128 128 -%
Sunshine Travel-Vero Beach Vero Beach FL RV 30 6 300 133 100.0%
Vero Palm Estates Vero Beach FL MH 64 285 285 90.2%
Village Green Vero Beach FL MH 178 12 782 782 90.2%
Palm Beach Colony West Palm Beach FL MH 48 284 284 100.0%
Central:
Clover Leaf Farms Brooksville FL MH 227 17 845 845 91.7%
Clover Leaf Forest Brooksville FL RV 30 277 150 100.0%
Clerbrook Golf & RV Resort Clermont FL RV 288 1,255 468 100.0%
Lake Magic Clermont FL RV 69 471 144 100.0%
Orange Lake Clermont FL MH 38 242 242 99.6%
Orlando Clermont FL RV 270 14 1,017 188 100.0%
Haselton Village Eustis FL MH 52 291 291 100.0%
Southern Palms RV Eustis FL RV 120 950 347 100.0%
Lakeside Terrace Fruitland Park FL MH 39 241 241 99.2%
Grand Island Resort Grand Island FL MH 35 362 362 77.6%
Sherwood Forest - MHP Kissimmee FL MH 124 8 769 769 98.3%
Sherwood Forest RV Kissimmee FL RV 107 6 513 136 100.0%
Tropical Palms Kissimmee FL RV 59 4 566 198 100.0%
Beacon Hill Colony Lakeland FL MH 31 201 201 99.0%
Beacon Terrace Lakeland FL MH 61 297 297 100.0%
Kings & Queens Lakeland FL MH 18 107 107 98.1%
Property City State Property Type Acres (a)
Developable
Acres (b)
Total Number of Sites as of 12/31/20 Total Number of Annual Sites as of 12/31/20 Annual Site Occupancy as of 12/31/20
Lakeland Harbor Lakeland FL MH 65 504 504 100.0%
Lakeland Junction Lakeland FL MH 23 193 193 100.0%
Coachwood Colony Leesburg FL MH 29 201 201 94.0%
Mid-Florida Lakes Leesburg FL MH 290 1,225 1,225 89.5%
Southernaire Mt. Dora FL MH 14 114 114 90.4%
Foxwood Farms Ocala FL MH 56 365 365 89.3%
Oak Bend Ocala FL MH 62 17 262 262 97.3%
Villas at Spanish Oaks Ocala FL MH 69 454 454 88.5%
Audubon Village - Florida Orlando FL MH 40 2 280 280 99.6%
Hidden Valley Orlando FL MH 50 303 303 100.0%
Starlight Ranch Orlando FL MH 130 783 783 95.4%
Covington Estates Saint Cloud FL MH 59 241 241 98.8%
Parkwood Communities Wildwood FL MH 121 694 694 98.4%
Three Flags Wildwood FL RV 23 221 52 100.0%
Winter Garden Winter Garden FL RV 27 350 151 100.0%
Gulf Coast (Tampa/Naples):
Riverside RV Resort Arcadia FL RV 196 8 499 209 100.0%
Toby's RV Resort Arcadia FL RV 44 379 263 100.0%
Sunshine Key Big Pine Key FL RV 54 409 51 100.0%
Windmill Manor Bradenton FL MH 49 292 292 98.3%
Winter Quarters Manatee Bradenton FL RV 42 415 224 100.0%
Resort at Tranquility Lake (c) (d) Cape Coral FL RV 188 95 - - -%
Glen Ellen Clearwater FL MH 12 106 106 92.5%
Hillcrest FL Clearwater FL MH 25 276 276 96.0%
Holiday Ranch Clearwater FL MH 12 150 150 94.7%
Serendipity Clearwater FL MH 55 426 426 99.5%
Shady Lane Oaks Clearwater FL MH 31 249 249 97.6%
Shady Lane Village Clearwater FL MH 19 156 156 95.5%
Silk Oak Lodge Clearwater FL MH 19 181 181 96.1%
Crystal Isles Crystal River FL RV 38 1 260 86 100.0%
Lake Haven Dunedin FL MH 48 379 379 98.4%
Marker 1 Marina (c) Dunedin FL Marina 11 477 366 100.0%
Colony Cove Ellenton FL MH 543 5 2,405 2,405 90.0%
The Oaks at Colony Cove Ellenton FL MH (f) 93 93 31.2%
Ridgewood Estates Ellenton FL MH 77 380 380 99.7%
Fort Myers Beach Fort Myers FL RV 37 6 292 121 100.0%
Gulf Air Fort Myers Beach FL RV 25 246 166 100.0%
Holiday Travel Park Holiday FL RV 45 613 530 100.0%
Barrington Hills Hudson FL RV 28 392 248 100.0%
Down Yonder Largo FL MH 50 361 361 100.0%
East Bay Oaks Largo FL MH 40 328 328 98.5%
Eldorado Village Largo FL MH 25 227 227 99.6%
Property City State Property Type Acres (a)
Developable
Acres (b)
Total Number of Sites as of 12/31/20 Total Number of Annual Sites as of 12/31/20 Annual Site Occupancy as of 12/31/20
Paradise Park - Largo Largo FL MH 15 108 108 100.0%
Shangri-La Mobile Home Park Largo FL MH 14 160 160 93.1%
Vacation Village Largo FL RV 29 293 163 100.0%
Whispering Pines - Largo Largo FL MH 55 393 393 97.5%
Fiesta Key Long Key FL RV 28 4 324 4 100.0%
Winter Quarters Pasco Lutz FL RV 27 255 211 100.0%
Country Place New Port Richey FL MH 82 515 515 99.6%
Hacienda Village New Port Richey FL MH 66 505 505 99.2%
Harbor View Mobile Manor New Port Richey FL MH 69 471 471 99.4%
Bay Lake Estates Nokomis FL MH 34 228 228 97.8%
Lake Village Nokomis FL MH 65 391 391 99.0%
Royal Coachman Nokomis FL RV 111 2 546 463 100.0%
Buccaneer Estates North Fort Myers FL MH 223 39 971 971 98.9%
Island Vista Estates North Fort Myers FL MH 121 616 616 84.7%
Lake Fairways North Fort Myers FL MH 259 896 896 99.8%
Pine Lakes North Fort Myers FL MH 314 602 602 99.7%
Pioneer Village North Fort Myers FL RV 90 733 390 100.0%
Sunseekers RV Resort North Fort Myers FL RV 16 241 156 100.0%
The Heritage North Fort Myers FL MH 214 6 453 453 98.9%
Windmill Village - N. Ft. Myers North Fort Myers FL MH 69 491 491 94.1%
Silver Dollar Golf & Trap Club Resort Odessa FL RV 836 459 382 100.0%
Terra Ceia Palmetto FL RV 50 32 203 152 100.0%
Arbors at Countrywood Plant City FL MH (f) 62 62 96.8%
Lakes at Countrywood Plant City FL MH 122 10 424 424 97.6%
Meadows at Countrywood Plant City FL MH 140 737 737 96.3%
Oaks at Countrywood Plant City FL MH 44 168 168 93.5%
Harbor Lakes Port Charlotte FL RV 80 528 352 100.0%
Emerald Lake Punta Gorda FL MH 28 201 201 100.0%
Gulf View Punta Gorda FL RV 78 206 97 100.0%
Tropical Palms MH Punta Gorda FL MH 50 2 294 294 97.3%
Kingswood Riverview FL MH 52 229 229 99.6%
Winds of St. Armands North Sarasota FL MH 74 471 471 99.8%
Winds of St. Armands South Sarasota FL MH 81 13 306 306 100.0%
Topics RV Resort Spring Hill FL RV 35 230 177 100.0%
Pine Island St. James City FL RV 31 363 85 100.0%
Carefree Village Tampa FL MH 58 398 398 98.0%
Tarpon Glen Tarpon Springs FL MH 24 168 168 98.2%
Featherock Valrico FL MH 84 521 521 99.8%
Bay Indies Venice FL MH 210 1,309 1,309 99.2%
Ramblers Rest RV Resort Venice FL RV 117 647 379 100.0%
Peace River Wauchula FL RV 72 454 50 100.0%
Property City State Property Type Acres (a)
Developable
Acres (b)
Total Number of Sites as of 12/31/20 Total Number of Annual Sites as of 12/31/20 Annual Site Occupancy as of 12/31/20
Crystal Lake Zephyrhills Zephyrhills FL MH 147 518 518 65.6%
Forest Lake Estates MH Zephyrhills FL MH 191 89 892 892 99.9%
Forest Lake Village RV Zephyrhills FL RV 42 274 178 100.0%
Sixth Avenue Zephyrhills FL MH 14 140 140 77.1%
Other Multiple FL MH 7 149 149 20.1%
Total Florida Market 11,655 614 60,670 50,314 95.2%
California
Northern California:
Monte del Lago Castroville CA MH 54 310 310 100.0%
Colony Park Ceres CA MH 20 186 186 100.0%
Russian River Cloverdale CA RV 41 135 4 100.0%
Snowflower (g) Emigrant Gap CA RV 612 268 - -%
Four Seasons Fresno CA MH 40 242 242 97.5%
Yosemite Lakes (g) Groveland CA RV 403 30 299 - -%
Tahoe Valley (e) (g) Lake Tahoe CA RV 86 413 - -%
Sea Oaks Los Osos CA MH 18 1 125 125 99.2%
Ponderosa Resort Lotus CA RV 22 170 13 100.0%
Turtle Beach Manteca CA RV 39 79 21 100.0%
Marina Dunes RV Resort (c) (g) Marina CA RV 6 96 - -%
Coralwood (e) Modesto CA MH 22 194 194 100.0%
Lake Minden Nicolaus CA RV 165 82 323 18 100.0%
Lake of the Springs Oregon House CA RV 954 507 541 59 100.0%
Concord Cascade Pacheco CA MH 31 283 283 100.0%
San Francisco RV (g) Pacifica CA RV 12 122 - -%
Quail Meadows Riverbank CA MH 20 146 146 100.0%
California Hawaiian San Jose CA MH 50 418 418 100.0%
Sunshadow San Jose CA MH 30 121 121 100.0%
Village of the Four Seasons San Jose CA MH 30 271 271 100.0%
Westwinds (4 Properties) (e) San Jose CA MH 88 723 723 100.0%
Laguna Lake San Luis Obispo CA MH 100 300 300 100.0%
Contempo Marin San Rafael CA MH 63 1 396 396 100.0%
De Anza Santa Cruz Santa Cruz CA MH 30 198 198 99.5%
Santa Cruz Ranch (g) Scotts Valley CA RV 7 106 - -%
Royal Oaks Visalia CA MH 20 149 149 94.0%
Southern California:
Soledad Canyon Acton CA RV 273 1,251 19 100.0%
Los Ranchos Apple Valley CA MH 30 389 389 98.5%
Date Palm Country Club (e) Cathedral City CA MH 232 3 538 538 98.7%
Palm Springs Oasis RV Resort Cathedral City CA RV (f) 140 17 100.0%
Property City State Property Type Acres (a)
Developable
Acres (b)
Total Number of Sites as of 12/31/20 Total Number of Annual Sites as of 12/31/20 Annual Site Occupancy as of 12/31/20
Oakzanita Springs Descanso CA RV 145 5 146 25 100.0%
Rancho Mesa El Cajon CA MH 20 158 158 100.0%
Rancho Valley El Cajon CA MH 19 140 140 100.0%
Royal Holiday Hemet CA MH 22 198 198 70.7%
Idyllwild Idyllwild-Pine Cove CA RV 191 287 52 100.0%
Pio Pico Jamul CA RV 176 10 512 86 100.0%
Wilderness Lakes Menifee CA RV 73 529 44 100.0%
Morgan Hill (g) Morgan Hill CA RV 69 6 339 - -%
Pacific Dunes Ranch (g) Oceana CA RV 48 215 - -%
San Benito Paicines CA RV 199 23 523 40 100.0%
Palm Springs Palm Desert CA RV 35 401 12 100.0%
Las Palmas Estates Rialto CA MH 18 136 136 100.0%
Parque La Quinta Rialto CA MH 19 166 166 99.4%
Rancho Oso Santa Barbara CA RV 310 40 187 16 100.0%
Meadowbrook Santee CA MH 43 338 338 100.0%
Lamplighter Village Spring Valley CA MH 32 270 270 100.0%
Santiago Estates Sylmar CA MH 113 9 300 300 96.0%
Total California Market 5,030 717 13,777 7,121 98.6%
Arizona:
Apache East Apache Junction AZ MH 17 123 123 100.0%
Countryside RV Apache Junction AZ RV 53 560 304 100.0%
Denali Park Apache Junction AZ MH 33 5 162 162 98.8%
Dolce Vita (c) Apache Junction AZ MH 132 40 484 484 82.4%
Golden Sun RV Apache Junction AZ RV 33 329 200 100.0%
Meridian RV Resort (c) Apache Junction AZ RV 15 264 104 100.0%
Valley Vista Benson AZ RV 6 145 6 100.0%
Casita Verde Casa Grande AZ RV 14 192 84 100.0%
Fiesta Grande Casa Grande AZ RV 77 767 528 100.0%
Foothills West Casa Grande AZ RV 16 188 119 100.0%
Sunshine Valley Chandler AZ MH 55 381 381 99.0%
Verde Valley Cottonwood AZ RV 273 178 414 151 100.0%
Casa del Sol East II Glendale AZ MH 29 239 239 96.7%
Casa del Sol East III Glendale AZ MH 28 236 236 97.9%
Palm Shadows Glendale AZ MH 33 293 293 90.8%
Hacienda De Valencia Mesa AZ MH 51 364 364 98.9%
Mesa Spirit Mesa AZ RV 90 1,600 766 100.0%
Monte Vista Resort Mesa AZ RV 142 1,345 811 100.0%
Seyenna Vistas Mesa AZ MH 60 4 407 407 97.8%
The Highlands at Brentwood Mesa AZ MH 45 268 268 99.6%
ViewPoint RV & Golf Resort Mesa AZ RV 332 2,414 1,870 100.0%
Property City State Property Type Acres (a)
Developable
Acres (b)
Total Number of Sites as of 12/31/20 Total Number of Annual Sites as of 12/31/20 Annual Site Occupancy as of 12/31/20
Apollo Village Peoria AZ MH 29 3 238 238 95.4%
Casa del Sol West Peoria AZ MH 31 245 245 95.5%
Carefree Manor Phoenix AZ MH 16 130 130 92.3%
Central Park Phoenix AZ MH 37 293 293 95.2%
Desert Skies Phoenix AZ MH 24 166 166 97.6%
Sunrise Heights Phoenix AZ MH 28 199 199 96.5%
Whispering Palms Phoenix AZ MH 15 116 116 94.0%
Desert Vista (g) Salome AZ RV 10 125 - -%
Sedona Shadows Sedona AZ MH 48 2 198 198 99.0%
Venture In Show Low AZ RV 26 389 274 100.0%
Paradise Sun City AZ RV 80 950 759 100.0%
The Meadows AZ Tempe AZ MH 60 390 390 99.2%
Fairview Manor Tucson AZ MH 28 235 235 97.4%
Voyager Expansion (c) (d) Tucson AZ MH 64 41 - - -%
Westpark Wickenburg AZ MH 48 273 273 82.1%
Araby Acres Yuma AZ RV 25 3 337 264 100.0%
Cactus Gardens Yuma AZ RV 43 430 231 100.0%
Capri Yuma AZ RV 20 303 162 100.0%
Desert Paradise Yuma AZ RV 26 260 93 100.0%
Foothill Village Yuma AZ RV 18 180 31 100.0%
Mesa Verde RV Yuma AZ RV 28 345 265 100.0%
Suni Sands Yuma AZ RV 34 336 153 100.0%
Total Arizona Market 2,272 276 17,313 12,615 97.9%
Colorado:
Hillcrest Village CO Aurora CO MH 72 602 602 99.5%
Cimarron Village Broomfield CO MH 50 327 327 100.0%
Holiday Village CO Colorado Springs CO MH 38 240 240 99.6%
Bear Creek Village Denver CO MH 12 121 121 97.5%
Holiday Hills Village Denver CO MH 99 736 736 98.4%
Golden Terrace Golden CO MH 32 263 263 100.0%
Golden Terrace South Golden CO MH 15 80 80 100.0%
Golden Terrace South RV (g) Golden CO RV (f) 80 - -%
Golden Terrace West Golden CO MH 39 311 311 100.0%
Pueblo Grande Pueblo CO MH 33 251 251 80.9%
Woodland Hills Thornton CO MH 55 434 434 99.8%
Total Colorado Market 445 - 3,445 3,365 98.0%
Northeast:
Stonegate Manor North Windham CT MH 114 372 372 93.3%
Waterford Estates Bear DE MH 159 2 731 731 99.7%
Property City State Property Type Acres (a)
Developable
Acres (b)
Total Number of Sites as of 12/31/20 Total Number of Annual Sites as of 12/31/20 Annual Site Occupancy as of 12/31/20
McNicol Place Lewes DE MH 25 93 93 100.0%
Whispering Pines Lewes DE MH 67 2 393 393 99.7%
Mariner's Cove Millsboro DE MH 101 374 374 97.1%
Sweetbriar Millsboro DE MH 38 146 146 93.2%
Aspen Meadows Rehoboth Beach DE MH 46 200 200 100.0%
Camelot Meadows Rehoboth Beach DE MH 61 301 301 100.0%
Gateway to Cape Cod Rochester MA RV 80 25 194 66 100.0%
Hillcrest MA Rockland MA MH 19 79 79 93.7%
The Glen Rockland MA MH 24 36 36 100.0%
Old Chatham South Dennis MA RV 47 312 249 100.0%
Sturbridge Sturbridge MA RV 223 125 155 70 100.0%
Fernwood Capitol Heights MD MH 40 6 329 329 98.5%
Williams Estates/Peppermint Woods Middle River MD MH 121 803 803 100.0%
Mt. Desert Narrows Bar Harbor ME RV 90 12 206 7 100.0%
Patten Pond Ellsworth ME RV 81 60 137 13 100.0%
Pinehirst Old Orchard Beach ME RV 58 550 464 100.0%
Narrows Too Trenton ME RV 42 8 207 8 100.0%
Moody Beach Wells ME RV 48 274 86 100.0%
Sandy Beach Contoocook NH RV 40 190 95 100.0%
Pine Acres Raymond NH RV 100 421 222 100.0%
Tuxbury Resort South Hampton NH RV 193 100 305 222 100.0%
King Nummy Cape May Court House NJ RV 83 313 262 100.0%
Acorn Campground (c) Green Creek NJ RV 160 43 323 226 100.0%
Mays Landing Resort Mays Landing NJ RV 18 168 62 100.0%
Echo Farms Ocean View NJ RV 31 245 197 100.0%
Lake and Shore Ocean View NJ RV 162 401 270 100.0%
Chestnut Lake Port Republic NJ RV 32 185 41 100.0%
Sea Pines Swainton NJ RV 75 32 549 319 100.0%
Pine Ridge at Crestwood Whiting NJ MH 188 1,035 1,035 89.3%
Rondout Valley Accord NY RV 184 94 398 78 100.0%
Alpine Lake RV Resort Corinth NY RV 200 54 500 342 100.0%
Lake George Escape Lake George NY RV 178 576 79 100.0%
The Woodlands Lockport NY MH 225 76 1,237 1,237 93.8%
Greenwood Village Manorville NY MH 79 512 512 99.6%
Brennan Beach Pulaski NY RV 201 1,377 1,199 100.0%
Lake George Schroon Valley Warrensburg NY RV 151 151 85 100.0%
Greenbriar Village Bath PA MH 63 319 319 95.3%
Sun Valley Bowmansville PA RV 86 3 265 190 100.0%
Green Acres Breinigsville PA MH 149 595 595 93.6%
Gettysburg Farm Dover PA RV 124 62 265 84 100.0%
Timothy Lake North East Stroudsburg PA RV 93 323 82 100.0%
Property City State Property Type Acres (a)
Developable
Acres (b)
Total Number of Sites as of 12/31/20 Total Number of Annual Sites as of 12/31/20 Annual Site Occupancy as of 12/31/20
Timothy Lake South East Stroudsburg PA RV 65 327 130 100.0%
Drummer Boy Gettysburg PA RV 89 465 220 100.0%
Round Top Gettysburg PA RV 52 391 195 100.0%
Circle M Lancaster PA RV 103 13 380 85 100.0%
Hershey Lebanon PA RV 196 20 297 58 100.0%
Robin Hill Lenhartsville PA RV 44 4 270 121 100.0%
PA Dutch County Manheim PA RV 102 60 269 99 100.0%
Spring Gulch New Holland PA RV 114 27 420 150 100.0%
Lil Wolf Orefield PA MH 56 269 269 96.7%
Scotrun Scotrun PA RV 63 6 178 115 100.0%
Appalachian RV Shartlesville PA RV 86 30 358 197 100.0%
Mountain View - PA Walnutport PA MH 45 1 187 187 92.0%
Timber Creek Westerly RI RV 108 364 361 100.0%
Total Northeast Market 5,422 865 20,720 14,760 97.8%
Southeast:
Hidden Cove Arley AL RV 99 34 163 73 100.0%
Diamond Caverns Park City KY RV 714 218 220 31 100.0%
Forest Lake Advance NC RV 306 34 305 163 100.0%
Scenic Asheville NC MH 28 2 194 194 99.0%
Waterway RV Cedar Point NC RV 27 336 335 100.0%
Twin Lakes Chocowinity NC RV 132 11 419 368 100.0%
Topsail Sound RV (c) Holly Ridge NC RV 34 12 230 205 100.0%
Green Mountain Lenoir NC RV 1,077 3 447 155 100.0%
Lake Gaston Littleton NC RV 69 235 204 100.0%
Lake Myers RV Mocksville NC RV 74 425 279 100.0%
Bogue Pines Newport NC MH 50 150 150 88.0%
Goose Creek Newport NC RV 92 735 692 100.0%
Whispering Pines - NC Newport NC RV 34 278 187 100.0%
Harbor Point (c) Sneads Ferry NC RV 46 203 184 100.0%
White Oak Shores Stella NC RV 220 50 511 426 100.0%
Carolina Landing Fair Play SC RV 73 30 192 58 100.0%
Inlet Oaks Village Murrells Inlet SC MH 35 172 172 98.8%
The Oaks Yemassee SC RV 10 93 21 100.0%
Natchez Trace Hohenwald TN RV 672 340 531 225 100.0%
Cherokee Landing Saulsbury TN RV 254 124 339 4 100.0%
Meadows of Chantilly Chantilly VA MH 82 499 499 100.0%
Harbor View Colonial Beach VA RV 69 146 69 100.0%
Lynchburg Gladys VA RV 170 59 222 68 100.0%
Chesapeake Bay Gloucester VA RV 282 80 392 144 100.0%
Bayport Development (c) (d) Jamaica VA RV 541 523 - - -%
Property City State Property Type Acres (a)
Developable
Acres (b)
Total Number of Sites as of 12/31/20 Total Number of Annual Sites as of 12/31/20 Annual Site Occupancy as of 12/31/20
Virginia Landing Quinby VA RV 863 233 5 100.0%
Grey's Point Camp Topping VA RV 125 16 791 536 100.0%
Bethpage Camp Resort Urbanna VA RV 271 104 1,034 601 100.0%
Williamsburg Williamsburg VA RV 65 10 211 79 100.0%
Regency Lakes Winchester VA MH 165 523 523 99.6%
Total Southeast Market 6,679 1,650 10,229 6,650 99.6%
Midwest Market:
O'Connell's Yogi Bear RV Resort Amboy IL RV 286 89 725 426 100.0%
Pheasant Lake Estates Beecher IL MH 160 112 613 613 96.4%
Pine Country Belvidere IL RV 131 10 185 150 100.0%
Willow Lake Estates Elgin IL MH 111 616 616 89.1%
Golf Vista Estates Monee IL MH 144 497 497 80.7%
Indian Lakes Batesville IN RV 545 104 1,058 612 100.0%
Horseshoe Lakes Clinton IN RV 289 66 123 99 100.0%
Twin Mills RV Howe IN RV 137 24 501 221 100.0%
Lakeside RV New Carlisle IN RV 13 89 89 100.0%
Bear Cave Buchanan MI RV 25 10 136 55 100.0%
St Claire Saint Claire MI RV 210 100 229 138 100.0%
Cedar Knolls Apple Valley MN MH 93 457 457 96.1%
Cimarron Park Lake Elmo MN MH 230 46 505 505 90.5%
Rockford Riverview Estates Rockford MN MH 88 428 428 95.8%
Rosemount Woods Rosemount MN MH 50 12 182 182 98.4%
Buena Vista Fargo ND MH 76 399 399 74.9%
Meadow Park Fargo ND MH 17 116 116 71.6%
Kenisee Lake Jefferson OH RV 143 50 119 76 100.0%
Wilmington Wilmington OH RV 109 41 169 118 100.0%
Rainbow Lake Manor Bristol WI MH 99 14 270 270 96.3%
Fremont Jellystone Park Campground Fremont WI RV 98 5 325 125 100.0%
Yukon Trails Lyndon Station WI RV 150 30 214 136 100.0%
Blackhawk Camping Resort Milton WI RV 214 24 490 341 100.0%
Lakeland Milton WI RV 107 5 682 426 100.0%
Westwood Estates Pleasant Prairie WI MH 95 344 344 93.9%
Plymouth Rock Plymouth WI RV 133 40 610 419 100.0%
Tranquil Timbers Sturgeon Bay WI RV 125 270 193 100.0%
Lake of the Woods RV Wautoma WI RV 117 303 167 100.0%
Neshonoc Lakeside West Salem WI RV 48 284 189 100.0%
Arrowhead Resort Wisconsin Dells WI RV 166 40 377 200 100.0%
Total Midwest Market 4,209 822 11,316 8,607 94.9%
Property City State Property Type Acres (a)
Developable
Acres (b)
Total Number of Sites as of 12/31/20 Total Number of Annual Sites as of 12/31/20 Annual Site Occupancy as of 12/31/20
Nevada, Utah and Idaho:
Coach Royale Boise ID MH 12 91 91 100.0%
Maple Grove Boise ID MH 38 271 271 90.4%
Shenandoah Estates Boise ID MH 24 153 153 100.0%
West Meadow Estates Boise ID MH 29 178 178 100.0%
Mountain View - NV Henderson NV MH 72 354 354 100.0%
Bonanza Village Las Vegas NV MH 43 353 353 55.5%
Boulder Cascade Las Vegas NV MH 39 299 299 85.6%
Cabana Las Vegas NV MH 37 263 263 99.2%
Flamingo West Las Vegas NV MH 37 258 258 100.0%
Las Vegas Las Vegas NV RV 11 217 21 100.0%
Villa Borega Las Vegas NV MH 40 293 293 78.5%
Westwood Village Farr West UT MH 46 314 314 100.0%
St George (g) Hurricane UT RV 26 4 123 - -%
All Seasons Salt Lake City UT MH 19 121 121 100.0%
Total Nevada, Utah and Idaho 473 4 3,288 2,969 90.2%
Northwest:
Cultus Lake (Canada) (e) Lindell Beach BC RV 15 178 47 100.0%
Bend Bend OR RV 289 116 351 47 100.0%
Shadowbrook Clackamas OR MH 21 156 156 100.0%
Pacific City Cloverdale OR RV 105 50 307 29 100.0%
Falcon Wood Village Eugene OR MH 23 183 183 98.9%
Portland Fairview Fairview OR RV 30 407 245 100.0%
Quail Hollow (e) Fairview OR MH 21 137 137 100.0%
South Jetty Florence OR RV 57 5 204 7 100.0%
Seaside Seaside OR RV 80 7 251 45 100.0%
Whalers Rest South Beach OR RV 39 5 170 22 100.0%
Mt. Hood Village Welches OR RV 115 626 189 100.0%
Birch Bay Blaine WA RV 31 7 246 13 100.0%
Mount Vernon Bow WA RV 311 251 25 100.0%
Chehalis Chehalis WA RV 309 360 22 100.0%
Grandy Creek (g) Concrete WA RV 63 179 - -%
Tall Chief (g) Fall City WA RV 71 180 - -%
Kloshe Illahee Federal Way WA MH 50 258 258 100.0%
La Conner (e) La Conner WA RV 106 319 36 100.0%
Leavenworth Leavenworth WA RV 255 30 266 17 100.0%
Thunderbird Resort Monroe WA RV 45 6 136 18 100.0%
Little Diamond Newport WA RV 360 30 520 2 100.0%
Oceana Ocean City WA RV 16 7 84 6 100.0%
Crescent Bar Quincy WA RV 14 115 17 100.0%
Property City State Property Type Acres (a)
Developable
Acres (b)
Total Number of Sites as of 12/31/20 Total Number of Annual Sites as of 12/31/20 Annual Site Occupancy as of 12/31/20
Long Beach Seaview WA RV 17 10 144 10 100.0%
Paradise RV Silver Creek WA RV 60 214 4 100.0%
Total Northwest 2,503 273 6,242 1,535 99.9%
Texas:
Alamo Palms Alamo TX RV 58 643 305 100.0%
Bay Landing Bridgeport TX RV 443 235 293 63 100.0%
Colorado River Columbus TX RV 218 51 132 25 100.0%
Victoria Palms Donna TX RV 117 1,122 488 100.0%
Lake Texoma (e) Gordonville TX RV 201 120 301 83 100.0%
Lakewood Harlingen TX RV 30 301 119 100.0%
Paradise Park Harlingen TX RV 60 563 267 100.0%
Sunshine RV Resort Harlingen TX RV 84 1,027 369 100.0%
Tropic Winds Harlingen TX RV 112 65 531 209 100.0%
Medina Lake Lakehills TX RV 208 50 387 72 100.0%
Paradise South Mercedes TX RV 49 493 194 100.0%
Lake Tawakoni (e) Point TX RV 324 11 293 68 100.0%
Fun N Sun RV San Benito TX RV 135 40 1,435 633 100.0%
Country Sunshine Weslaco TX RV 37 390 158 100.0%
Leisure World (c) Weslaco TX RV 38 333 202 100.0%
Southern Comfort Weslaco TX RV 40 403 321 100.0%
Trails End RV (c) Weslaco TX RV 43 362 271 100.0%
Lake Whitney Whitney TX RV 403 158 261 33 100.0%
Lake Conroe Willis TX RV 129 7 620 274 100.0%
Total Texas 2,729 737 9,890 4,154 100.0%
Grand Total All Markets 41,417 5,958 156,890 112,090 96.5%
____________________________________
(a)Acres are approximate. For certain Properties, the acres were estimated based on 10 Sites per acre.
(b)Acres are approximate. There can be no assurance that developable acres will be developed. Development is contingent on many factors including, but not limited to, cost, ability to subdivide, accessibility, infrastructure needs, zoning, entitlement and topography.
(c)Property acquired in 2020.
(d)Development asset acquired in 2020. It is not included in the property count as there are no sites and the property is not operational.
(e)Land has been leased to us under a non-cancelable operating lease, including one Loggerhead Marina Property (See Item 8. Financial Statements and Supplementary Data-Note 3. Leases).
(f)Acres for this community have been included in the acres of the adjacent community listed directly above this Property.
(g)Property did not have annual Sites for 2020.

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ITEM 3. LEGAL PROCEEDINGS
Item 3. Legal Proceedings
The description of legal proceedings is incorporated herein by reference from Item 8. Financial Statements and Supplementary Data-Note 16. Commitment and Contingencies in this Form 10-K.

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ITEM 4. MINE SAFETY DISCLOSURE
Item 4. Mine Safety Disclosures
None.
PART II

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ITEM 5. MARKET FOR REGISTRANT'S COMMON EQUITY
Item 5. Market for Registrant's Common Equity, Related Stockholder Matters and Issuer Purchases of Equity Securities.
Our shares of common stock are traded on the NYSE under the symbol ELS. As of December 31, 2020, there were 292 holders of record for 182,230,631 outstanding shares of our common stock. Additionally, there were 10,479,194 OP Units outstanding, which are exchangeable for an equivalent number of shares of our common stock or, at our option, cash.
Issuer Purchases of Equity Securities
Period Total Number of Shares Purchased (a) Average Price Paid per Share (a) Total Number of Shares Purchased as Part of Publically Announced Plans or Programs Maximum Number of Shares that May Yet be Purchased Under the Plans or Programs
1/1/2020-3/31/2020 54,195 $ 73.12 None None
4/1/2020-6/30/2020 - $ - None None
7/1/2020-9/30/2020 - $ - None None
10/1/2020-12/31/2020 - $ - None None
1/1/2020-12/31/2020 54,195 $ 73.12 None None
(a) All shares were repurchased at the open market price and represent common stock surrendered to us to satisfy income tax withholding obligations due to the vesting of Restricted Share Grants. Certain of our executive officers and directors may from time to time adopt non-discretionary, written trading plans that comply with Securities and Exchange Commission Rule 10b5-1, or otherwise monetize their equity-based compensation. Securities and Exchange Commission Rule 10b5-1 provides executives with a method to monetize their equity-based compensation in an automatic and non-discretionary manner over time.
Dividends and Distributions
We distribute regular quarterly dividends to our stockholders. In order to maintain our qualification as a REIT, we are required, among other things, to distribute annually at least 90% of our REIT taxable income, determined without regard to the dividends paid deduction and any net capital gain. In addition, we intend to distribute all or substantially all of our net income so that we will generally not be subject to U.S. federal income tax on our earnings.
In general, our Board of Directors makes decisions regarding the nature, frequency and amount of our dividends on a quarterly basis. The Board considers many factors when making these decisions, including our present and future liquidity needs, our current and projected financial condition and results of operations. As such, there can be no assurance that we will maintain the practice of paying regular quarterly dividends to continue to qualify as a REIT. See Item 1A. Risk Factors in this Form 10-K for a description of factors that may affect our ability to distribute dividends.

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ITEM 6. SELECTED FINANCIAL DATA
Item 6. Selected Financial Data
None.

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ITEM 7. MANAGEMENT'S DISCUSSION AND ANALYSIS
Item 7. Management's Discussion and Analysis of Financial Condition and Results of Operations
The following discussion and analysis should be read in conjunction with the consolidated financial statements and accompanying footnotes thereto included in this Annual Report on Form 10-K. All shares of common stock ("Common Shares") and units of common interests in our Operating Partnership ("OP Units") as well as per share results reflect the two-for-one stock split that was completed on October 15, 2019.
On March 11, 2020, the World Health Organization declared the outbreak of the novel coronavirus (COVID-19) a pandemic. See the COVID-19 Pandemic Update section below for a discussion of the impact on our business to date, including operational changes we have implemented, performance indicators such as rent collections and factors that we anticipate will inform our future decisions and actions. The current operating environment is changing rapidly. Our future response and the resulting impact on our business is difficult to predict. The extent of the impact that the COVID-19 pandemic will have on our business going forward, including our financial condition, results of operations and cash flows, is dependent on multiple factors, many of which are unknown. For additional details, see Item 1A. Risk Factors.
2020 Accomplishments
We continued our strong performance in 2020, as marked by these key operational and financial accomplishments:
•Placed health and safety of our employees first, which included introducing an emergency time-off program for our property employees that provides incremental pay for up to two weeks and providing a one-time property employee appreciation bonus of $0.7 million.
•Supported the safety of our property employees and customers by launching a new online check-in option for our RV guests.
•Launched a new learning component of our Diversity Equity and Inclusion initiative with monthly employee trainings with the goal of supporting the sense of belonging, awareness and connection at ELS.
•Added 1,058 expansion Sites, including 549 MH Sites, to our Core Portfolio (as defined below) during the year ended December 31, 2020.
•MH occupancy within our Core Portfolio increased by 293 Sites to 68,869 Sites as of December 31, 2020, with a weighted average occupancy of 95.2% for the year ended December 31, 2020 compared to 95.1% for the year ended December 31, 2019.
•Manufactured homeowners within our Core Portfolio increased by 345 to 64,945 as of December 31, 2020 compared to 64,600 as of December 31, 2019.
•MH and RV rental income within our Core Portfolio increased by 4.6% and 1.1%, respectively, compared to December 31, 2019.
•Core Portfolio generated full year growth of 2.9% in income from property operations, excluding deferrals and property management compared to 2019.
•Normalized Funds from Operations ("Normalized FFO") per common share on a fully diluted basis was $2.17, 3.9% higher than in December 31, 2019.
•Acquired one MH community, seven RV communities and one marina for $209.2 million.
•Invested $132.0 million to fund development activity, including the acquisition of land parcels and development assets.
•Raised our annual dividend to $1.370 per share in 2020, an increase of 11.8% compared to $1.225 per share in December 31, 2019.
•Originated secured debt with gross proceeds of $662.3 million with an average maturity of 12.0 years and a weighted average interest rate of 2.6%. We used these proceeds to repay debt of $414.9 million at a weighted average rate of 4.1% with a remaining weighted average maturity of 1.9 years. The remainder of the proceeds were used to repay the Line of Credit ("LOC") throughout the year.
Overview and Outlook
We are a self-administered and self-managed real estate investment trust ("REIT") with headquarters in Chicago, Illinois. We are a fully integrated owner and operator of properties ("Properties") consisting primarily of manufactured home ("MH") and recreational vehicle ("RV") communities. As of December 31, 2020, we owned or had an ownership interest in a portfolio of 422 Properties located throughout the United States and Canada containing 160,489 individual developed areas ("Sites"). These Properties are located in 33 states and British Columbia, with more than 100 Properties with lake, river or ocean frontage and more than 120 Properties within 10 miles of the coastal United States.
We invest in properties in sought-after locations near retirement and vacation destinations and urban areas across the United States with a focus on delivering value to our residents and guests as well as stockholders. Our business model is
Management's Discussion and Analysis (continued)
intended to provide an opportunity for increased cash flows and appreciation in value. We seek growth in earnings, Funds from Operations ("FFO") and cash flows by enhancing the profitability and operation of our Properties and investments. We accomplish this by attracting and retaining high quality customers to our Properties, who take pride in our Properties and in their homes, and efficiently managing our Properties by increasing occupancy, maintaining competitive market rents and controlling expenses. We also actively pursue opportunities that fit our acquisition criteria and are currently engaged in various stages of negotiations relating to the possible acquisition of additional properties.
We believe the demand from baby boomers for MH and RV communities will continue to be strong over the long term. It is estimated that approximately 10,000 baby boomers are turning 65 daily through 2030. In addition, the population age 55 and older is expected to grow 17% from 2021 to 2036. These individuals, seeking an active lifestyle, will continue to drive the market for second-home sales as vacation properties, investment opportunities or retirement retreats. We expect it is likely that over the next decade, we will continue to see high levels of second-home sales and that manufactured homes and cottages in our Properties will continue to provide a viable second-home alternative to site-built homes. We also believe the Millennial and Generation X demographic will contribute to our future long-term customer pipeline. RV Industry Association ("RVIA") tracking of the RV industry showed that those under 45 years of age is the fastest growing segment of RV owners and has been for the past few years. The RVIA also completed a survey showing that RV purchase intent is strongest among Millennials, followed closely by Generation X. Millennials and Generation X combined represent over half of RV buyers. There is an increasing trend among these groups to adopt a minimalist lifestyle due to its affordability, preference over home quality relative to its size and the overall unique experience that our communities can provide. We believe the demand from baby boomers and these younger generations will continue to outpace supply for MH and RV communities. The entitlement process to develop new MH and RV communities is extremely restrictive. As a result, there have been limited new communities developed in our target geographic markets.
We generate the majority of our revenues from customers renting our Sites or entering into right-to-use contracts, also known as membership subscriptions, which provide them access to specific Properties for limited stays. MH Sites are generally leased on an annual basis to residents who own or lease factory built homes, including manufactured homes. Annual RV and marina Sites are leased on an annual basis to customers who generally have an RV, factory built cottage, boat or other unit placed on the site, including those Northern properties that are open for the summer season. Seasonal RV and marina Sites are leased to customers generally for one to six months. Transient RV and marina Sites are leased to customers on a short-term basis. The revenue from seasonal and transient Sites is generally higher during the first and third quarters. We consider the transient revenue stream to be our most volatile as it is subject to weather conditions and other factors affecting the marginal RV customer's vacation and travel preferences. We also generate revenue from customers renting our marina dry storage. Additionally, we have interests in joint venture Properties for which revenue is classified as Equity in income from unconsolidated joint ventures on the Consolidated Statements of Income and Comprehensive Income.
Approximately one quarter of our rental agreements on MH Sites contain rent increase provisions that are directly or indirectly connected to the published CPI statistics issued from June through September of the year prior to the increase effective date. Approximately two-thirds of these rental agreements are subject to a CPI floor of approximately 3.0% to 5.0%.
State and local rent control regulations affect 27 wholly-owned Properties, including 15 of our 49 California Properties, all 7 of our Delaware Properties, 1 of our 5 Massachusetts Properties, 1 of our 7 New York Properties, and 3 of our 10 Oregon Properties. These rent control regulations dictate rent increases and generally permit us to increase rates by a percentage of the increase in the national, regional or local CPI, depending on the rent control ordinance. These rate increases generally range from 60.0% to 100.0% of CPI with certain limits depending on the jurisdiction.
Management's Discussion and Analysis (continued)
The following table shows the breakdown of our Sites by type (amounts are approximate):
Total Sites as of
December 31, 2020
MH Sites 73,200
RV Sites:
Annual 30,800
Seasonal 10,700
Transient 14,500
Marina Slips 2,800
Membership (1)
24,800
Joint Ventures (2)
3,600
Total (3)
160,500
_____________________
(1)Primarily utilized to service the approximately 116,200 members. Includes approximately 6,000 Sites rented on an annual basis.
(2)Includes approximately 2,900 annual Sites, 500 seasonal Sites and 200 transient Sites.
(3)Total does not foot due to rounding.
Membership Sites are primarily utilized to service approximately 116,200 annual subscription members, including 19,400 free trial members added through our RV dealer program. The remaining 96,800 have purchased a Thousand Trails Camping (“TTC”) membership, which is an annual subscription providing the member access to our Properties in one to five geographic regions of the United States. In 2020, a TTC membership for a single geographic region required an annual payment of $599. In addition, members are eligible to upgrade their subscriptions. A membership upgrade may offer (1) increased length of consecutive stay by 50% (i.e., up to 21 days); (2) ability to make earlier advance reservations; (3) discounts on rental units; (4) access to additional Properties, which may include use of Sites at non-membership RV communities, or (5) membership in discount travel programs. Each membership upgrade requires a non-refundable upfront payment, for which we offer financing options to eligible customers. As a customer acquisition tool, we have relationships with a network of RV dealers to provide each new RV owner with a free one-year trial subscription to a TTC membership.
In our Home Sales and Rentals Operations business, our revenue streams include home sales, home rentals and brokerage services and ancillary activities. We generate revenue through home sales and rental operations by selling or leasing manufactured homes and cottages that are located in Properties owned and managed by us. We believe renting our vacant homes represents an attractive source of occupancy and an opportunity to convert the renter to a homebuyer in the future. We also sell and rent homes through our joint venture, ECHO Financing, LLC (the "ECHO JV"). Additionally, home sale brokerage services are offered to our residents who may choose to sell their homes rather than relocate them when moving from a Property. At certain Properties, we operate ancillary facilities, such as golf courses, pro shops, stores and restaurants.
In the manufactured housing industry, options for home financing, also known as chattel financing, are limited. Chattel financing options available today include community owner-funded programs or third-party lender programs that provide subsidized financing to customers and often require the community owner to guarantee customer defaults. Third-party lender programs have stringent underwriting criteria, sizable down payment requirements, short term loan amortization and high interest rates. We have a limited program under which we purchase loans made by an unaffiliated lender to homebuyers at our Properties.
In 2017, the Federal Housing Finance Agency ("FHFA") published Fannie Mae's and Freddie Mac's Underserved Markets Plans for 2018-2020 (the "Plans") under the duty-to-serve provisions mandated by the Federal Housing Enterprises Financial Safety and Soundness Act of 1992, as amended by the Housing and Economic Recovery Act of 2008. The FHFA mandate requires Fannie Mae and Freddie Mac to serve three specific underserved markets, one of which is the manufactured housing sector. The Plans outline four duty-to-serve focus areas related to manufactured housing, including home purchase financing for customers placing manufactured homes in land lease communities. While this may have a positive impact on the ability of our customers to obtain chattel financing, the actual impact on us as well as the industry cannot be determined at this time. Additionally, the new administration may redefine the objectives of the Plans.
In addition to net income computed in accordance with U.S. Generally Accepted Accounting Principles ("GAAP"), we assess and measure our overall financial and operating performance using certain Non-GAAP supplemental measures, which include: (i) FFO, (ii) Normalized FFO, (iii) Income from property operations, (iv) Income from property operations, excluding deferrals and property management, (v) Core Portfolio income from property operations, excluding deferrals and property management (operating results for Properties owned and operated in both periods under comparison), and (vi) Income from rental operations, net of depreciation. We use these measures internally to evaluate the operating performance of our portfolio
Management's Discussion and Analysis (continued)
and provide a basis for comparison with other real estate companies. Definitions and reconciliations of these measures to the most comparable GAAP measures are included below in this discussion.
COVID-19 Pandemic Update
Since the COVID-19 pandemic began, we have taken actions to prioritize the safety and security of our employees, residents and customers, while maintaining our high-quality standards in service to our residents and customers. We have implemented and may continue to implement Centers for Disease Control and Prevention ("CDC") and local public health department guidelines and protocols for social distancing and enhanced community and office cleaning procedures. Our Properties are open to residents and customers, while some of the on-site amenities, including restaurants, pools and playgrounds remain closed subject to state and local guidelines. We are closely monitoring these guidelines and may limit transient reservations as necessary and appropriate.
With consideration for the hardship our residents and customers might have experienced as a result of COVID-19 and in response to certain regulatory guidelines, during the second quarter of 2020, we offered a rent deferral program, waived late fees and RV cancellation fees, allowed extended stays for Thousand Trails members as a result of shelter-in-place orders and suspended eviction proceedings. Most of these measures were discontinued during the third quarter of 2020 as certain COVID-19 restrictions were lifted with the exception of eviction moratorium, which continues to be in place into 2021 pursuant to CDC orders and state and local moratoria restrictions. We also resumed mailing 2020 MH rent increase notices in June 2020 that were temporarily suspended. As of January 22, 2021, we sent 2021 rent increase notices to 60% of our MH residents and we set RV annual rates for the 2021 season for 100% of our annual sites.
In response to COVID-19, we introduced an emergency time-off program for our property employees that provides incremental pay for up to two weeks and rewarded them with additional personal days. In addition, we also provided a one-time property employee appreciation bonus of $0.9 million during the quarter ended June 30, 2020. To further support the safety of our property employees and customers, we launched a new online check-in option for our RV guests. Employees in our corporate and regional offices are both returning to their work locations and working remotely. We are continuing to keep our focus on employee safety and our ability to adapt to changing demands and local, federal and CDC guidelines.
The primary financial statement impact from the COVID-19 pandemic has been a reduction of transient RV rental income. During the year ended December 31, 2020, we recognized $53.0 million of transient RV rental income in our Core Portfolio, a decrease of $4.6 million, or 8.0%, compared to $57.6 million for the same period in 2019. Transient RV rental income was trending favorably in January and February prior to the outbreak of COVID-19. Between March and July, transient RV rental income declined compared to the same period in 2019, primarily resulting from cancellations, declines in RV reservations and temporary site closures due to COVID-19 restrictions. As restrictions were eased between August and December, the demand for RV sites was strong resulting in an increase in transient income compared to the same period in 2019, particularly in the months of September and October. To a lesser extent, the travel restrictions resulting from COVID-19, particularly the closure of the Canadian border, also led to a reduction of seasonal RV rental income. During the year ended December 31, 2020, we recognized $39.8 million of seasonal RV rental income in our Core Portfolio, a decrease of $1.5 million, or 3.7%, compared to $41.3 million for the same period in 2019.
TTC membership sales continued to see positive demand as COVID-19 restrictions were lifted. For the year ended December 31, 2020, TTC sales volume increased 6.9% compared to the same period in 2019, and our RV Dealer activations increased 5.9% compared to the same period in 2019. Upgrade sales volume increased 15.6% compared to 2019, with approximately 3,400 membership upgrades sold during the year ended December 31, 2020.
We continue to closely monitor cash collections as a leading indicator of the performance of our business. We have not experienced a significant change in the overall collection rates from our customers for the year ended December 31, 2020, as compared to previous years. As of January 22, 2021, the total collection rates from our MH and RV Annuals for the quarter ended December 31, 2020 were 98% and 99%, respectively. We continue to follow various state and local guidelines related to rent collections and eviction proceedings.
We attribute the solid performance of our business, as shown by our cash collection activity and increases in home sales and occupancy, to the fundamentals of our business model. Our residents and customers have made an investment in a housing unit that is placed on land leased from us. In addition, there is continued demand for our properties. The property locations and the lifestyle we offer have broad appeal to customers interested in enjoying an outdoor experience. We believe this is particularly relevant in a COVID-19 impacted environment. We intend to continue to monitor the rapidly evolving situation and we may take further actions that alter our business operations as may be required and that are in the best interests of our employees, residents, customers and shareholders.
Management's Discussion and Analysis (continued)
Results Overview
For the year ended December 31, 2020, net income available for Common Stockholders decreased $50.8 million, or $0.29 per fully diluted Common Share, to $228.3 million, or $1.25 per fully diluted Common Share, compared to $279.1 million, or $1.54 per fully diluted Common Share, for the same period in 2019. The financial results for 2019 included a gain of $52.5 million on the sale of five all-age MH communities. For the year ended December 31, 2020, FFO available for Common Stock and OP Unit holders increased $0.4 million, to $406.4 million, or $2.11 per fully diluted Common Share, compared to $406.0 million, or $2.11 per fully diluted Common Share, for the same period in 2019. For the year ended December 31, 2020, Normalized FFO available for Common Stock and OP Unit holders increased $16.9 million, or $0.08 per fully diluted Common Share, to $418.7 million, or $2.17 per fully diluted Common Share, compared to $401.8 million, or $2.09 per fully diluted Common Share, for the same period in 2019.
Our Core Portfolio could change from time-to-time depending on acquisitions, dispositions and significant transactions or unique situations. Our Core Portfolio in 2020 and 2019 includes all Properties acquired prior to December 31, 2018 that we have owned and operated continuously since January 1, 2019. For the year ended December 31, 2020, property operating revenues in our Core Portfolio, excluding deferrals, increased 3.9% and property operating expenses in our Core Portfolio, excluding deferrals and property management, increased 5.3%, from the year ended December 31, 2019, resulting in an increase in income from property operations, excluding deferrals and property management, of 2.9%.
While we continue to focus on increasing the number of manufactured homeowners in our Core Portfolio, we also believe renting our vacant homes represents an attractive source of occupancy and an opportunity to potentially convert the renter to a new homebuyer in the future. We continue to expect there to be fluctuations in the sources of occupancy gains depending on local market conditions, availability of vacant sites and success with converting renters to homeowners. Our Core Portfolio average occupancy, including both homeowners and renters, in our MH communities was 95.2% for the year ended December 31, 2020, compared to 95.1% for the same period in 2019. For the year ended December 31, 2020, our Core Portfolio occupancy increased by 293 sites with an increase in homeowner occupancy of 345 sites. In addition to higher occupancy, we have experienced rental rate increases during the year ended December 31, 2020, contributing to a growth of 4.1% in MH rental income compared to the same period in 2019.
RV rental income in our Core Portfolio for the year ended December 31, 2020 was 1.1% higher than the same period in 2019. Annual revenues increased 5.6% and seasonal and transient revenue decreased 3.7% and 8.0%, respectively, for the year ended December 31, 2020. The decrease in seasonal rental income was largely driven by a decrease in the fourth quarter due to the closure of the Canadian border as a result of COVID-19. The decrease in transient rental income for the year ended December 31, 2020 was largely due to cancellations, declines in reservations and temporary site closures during the second quarter of 2020 due to COVID-19.
We continue to experience strong performance in our membership base within our Thousand Trails portfolio. For the year ended December 31, 2020, annual membership subscriptions revenue increased 4.1% over the same period in 2019. We sold 20,587 TTC memberships during the year ended December 31, 2020, representing a 6.9% increase in sales volume compared to the same period in 2019. For the year ended December 31, 2020, membership upgrade sales increased $2.6 million compared to the same period in 2019, driven by approximately 3,400 membership upgrade sales during the year ended December 31, 2020, representing an increase of 15.6% in sales volume. In addition, we activated 23,542 TTC memberships through our RV dealer program for the year ended December 31, 2020.
The following table provides additional details regarding our TTC memberships for the past five years:
2020 2019 2018 2017 2016
TTC Origination 44,129 41,484 37,528 31,618 29,576
TTC Sales 20,587 19,267 17,194 14,128 12,856
RV Dealer TTC Activations 23,542 22,217 20,334 17,490 16,720
We continue to build on our successful multi-channel marketing campaigns, incorporating social media and advanced marketing analytics. In 2020, we increased our social media fan base to over 750,000. Our customers are increasingly choosing self-service options to complete their transactions with us. Our Core RV transient revenue booked through our website increased 46.8% and our online sales of TTC memberships increased 32.1% compared to the year ended December 31, 2019.
Demand for our homes and communities remains strong as evidenced by factors including our high occupancy levels. We closed 644 new home sales during the year ended December 31, 2020 compared to 496 new home sales during the year ended December 31, 2019. The increases in new home sales was primarily due to favorable housing trends and timing of the availability of home inventory ready for sale.
Management's Discussion and Analysis (continued)
As of December 31, 2020, we had 3,924 occupied rental homes in our Core MH communities, including 298 homes rented through our ECHO JV. Our Core Portfolio income from rental operations, net of depreciation, was $31.0 million for the year ended December 31, 2020 and $29.8 million for the year ended December 31, 2019. Approximately $31.4 million and $31.2 million of rental operations revenue related to Site rental was included in MH base rental income in our Core Portfolio for the years ended December 31, 2020 and December 31, 2019, respectively.
Our gross investment in real estate increased $417.4 million to $6,160.4 million as of December 31, 2020 from $5,743.0 million as of December 31, 2019, primarily due to new acquisitions as well as capital improvements during the year ended December 31, 2020.
Property Acquisitions/Dispositions and Joint Ventures
The following chart lists the Properties acquired or sold from January 1, 2019 through December 31, 2020 and Sites added through expansion opportunities at our existing Properties.
Location Type of Property Transaction Date Sites
Total Sites as of January 1, 2019 (1) (2)
155,400
Acquisition Properties:
Drummer Boy Camping Resort Gettysburg, Pennsylvania RV March 25, 2019 465
Lake of the Woods Campground Wautoma, Wisconsin RV March 25, 2019 303
Round Top RV Campground Gettysburg, Pennsylvania RV April 10, 2019 391
White Oak Shores Camping and RV Resort Stella, North Carolina RV May 29, 2019 455
Marina Dunes RV Park Marina, California RV October 15, 2020 96
Acorn Campground Green Creek, New Jersey RV October 16, 2020 323
Dolce Vita at Superstition Mountain Apache Junction, Arizona MH December 8, 2020 484
Leisure World RV Resort Weslaco, Texas RV December 9, 2020 333
Trails End RV Resort Weslaco, Texas RV December 9, 2020 362
Meridian RV Resort Apache Junction, Arizona RV December 14, 2020 264
Harbor Point RV Community Sneads Ferry, North Carolina RV December 16, 2020 203
Topsail Sound RV Park Holly Ridge, North Carolina RV December 17, 2020 230
Marker 1 Marina Dunedin, Florida Marina December 30, 2020 477
Expansion Site Development:
Sites added (reconfigured) in 2019 891
Sites added (reconfigured) in 2020 (3)
1,202
Dispositions:
Hoosier Estates Lebanon, Indiana MH January 23, 2019 (288)
Lake in the Hills Auburn Hills, Michigan MH January 23, 2019 (238)
North Glen Village Westfield, Indiana MH January 23, 2019 (282)
Oak Tree Village Portage, Indiana MH January 23, 2019 (361)
Swan Creek Ypsilanti, Michigan MH January 23, 2019 (294)
Total Sites as of December 31, 2020 (2)
160,500
_____________________
(1) Includes the marina slips from the acquisition of the remaining interest in our joint venture investment of 11 marinas in Florida.
(2) Sites are approximate.
(3) Includes 144 Sites added to our Non-Core Portfolio.
Management's Discussion and Analysis (continued)
Markets
The following table identifies our largest markets by number of Sites and provides information regarding our Properties (excluding six Properties owned through our Joint Ventures).
Major Market Total Sites Number of
Properties Percent of
Total Sites Percent of Total
Property Operating
Revenue (1)
Florida 60,670 142 38.7 % 44.3 %
Northeast 20,720 56 13.2 % 11.0 %
Arizona 17,313 42 11.0 % 9.5 %
California 13,777 49 8.8 % 12.9 %
Midwest 11,316 30 7.2 % 5.5 %
Southeast 10,229 29 6.5 % 4.8 %
Texas 9,890 19 6.3 % 2.9 %
Northwest 6,242 25 4.0 % 3.2 %
Colorado 3,445 10 2.2 % 3.4 %
Other 3,288 14 2.1 % 2.5 %
Total 156,890 416 100.0 % 100.0 %
_____________________
(1)Excludes the impact of GAAP deferrals of membership upgrade sales upfront payments and membership sales commissions as well as approximately $9.3 million of property operating revenue not allocated to Properties, which consists primarily of membership upgrade sales.
Qualification as a REIT
Commencing with our taxable year ended December 31, 1993, we have elected to be taxed as a REIT for U.S. federal income tax purposes. We believe we have met the requirements and have qualified for taxation as a REIT, and we plan to continue to meet these requirements. The requirements for qualification as a REIT are highly technical and complex, as they pertain to the ownership of our outstanding stock, the nature of our assets, the sources of our income and the amount of our distributions to our stockholders. Examples include that at least 95% of our gross income must come from sources that are itemized in the REIT tax laws and at least 90% of our REIT taxable income, computed without regard to our deduction for dividends paid and our net capital gain, must be distributed to stockholders annually. If we fail to qualify as a REIT and are unable to correct such failure, we would be subject to U.S. federal income tax at regular corporate rates. Additionally, we could remain disqualified as a REIT for four years following the year we first failed to qualify. Even if we qualify for taxation as a REIT, we are subject to certain foreign, state and local taxes on our income and property and U.S. federal income and excise taxes on our undistributed income.
Non-GAAP Financial Measures
Management's discussion and analysis of financial condition and results of operations include certain Non-GAAP financial measures that in management's view of the business are meaningful as they allow investors the ability to understand key operating details of our business both with and without regard to certain accounting conventions or items that may not always be indicative of recurring annual cash flow of the portfolio. These Non-GAAP financial measures as determined and presented by us may not be comparable to similarly titled measures reported by other companies, and include income from property operations and Core Portfolio, FFO, Normalized FFO and income from rental operations, net of depreciation.
We believe investors should review Income from property operations and Core Portfolio, FFO, Normalized FFO and Income from rental operations, net of depreciation, along with GAAP net income and cash flows from operating activities, investing activities and financing activities, when evaluating an equity REIT's operating performance. A discussion of Income from property operations and Core Portfolio, FFO, Normalized FFO and Income from rental operations, net of depreciation, and a reconciliation to net income, are included below.
Income from Property Operations and Core Portfolio
We use income from property operations, income from property operations, excluding deferrals and property management, and Core Portfolio income from property operations, excluding deferrals and property management, as alternative measures to evaluate the operating results of our Properties. Income from property operations represents rental income, membership subscriptions and upgrade sales, utility and other income less property and rental home operating and maintenance expenses, real estate taxes, sales and marketing expenses and property management expenses. Income from property operations, excluding deferrals and property management, represents income from property operations excluding property management
Management's Discussion and Analysis (continued)
expenses and the impact of the GAAP deferrals of membership upgrade sales upfront payments and membership sales commissions, net. For comparative purposes, we present bad debt expense within Property operating, maintenance and real estate taxes in the current and prior periods.
Our Core Portfolio consists of our Properties owned and operated during all of 2019 and 2020. Core Portfolio income from property operations, excluding deferrals and property management, is useful to investors for annual comparison as it removes the fluctuations associated with acquisitions, dispositions and significant transactions or unique situations. Our Non-Core Portfolio includes all Properties that were not owned and operated during all of 2019 and 2020. This includes, but is not limited to, four properties and the marinas acquired and five properties sold during 2019 and nine properties acquired during 2020.
Funds from Operations ("FFO") and Normalized Funds from Operations ("Normalized FFO")
We define FFO as net income, computed in accordance with GAAP, excluding gains or losses from sales of properties, depreciation and amortization related to real estate, impairment charges and adjustments to reflect our share of FFO of unconsolidated joint ventures. Adjustments for unconsolidated joint ventures are calculated to reflect FFO on the same basis. We compute FFO in accordance with our interpretation of standards established by the National Association of Real Estate Investment Trusts (“NAREIT”), which may not be comparable to FFO reported by other REITs that do not define the term in accordance with the current NAREIT definition or that interpret the current NAREIT definition differently than we do. We receive non-refundable upfront payments from membership upgrade contracts. In accordance with GAAP, the non-refundable upfront payments and related commissions are deferred and amortized over the estimated membership upgrade contract term. Although the NAREIT definition of FFO does not address the treatment of non-refundable upfront payments, we believe that it is appropriate to adjust for the impact of the deferral activity in our calculation of FFO.
We define Normalized FFO as FFO excluding non-operating income and expense items such as gains and losses from early debt extinguishment, including prepayment penalties and defeasance costs, and other miscellaneous non-comparable items. Normalized FFO presented herein is not necessarily comparable to Normalized FFO presented by other real estate companies due to the fact that not all real estate companies use the same methodology for computing this amount.
We believe that FFO and Normalized FFO are helpful to investors as supplemental measures of the performance of an equity REIT. We believe that by excluding the effect of gains or losses from sales of properties, depreciation and amortization related to real estate and impairment charges, which are based on historical costs and which may be of limited relevance in evaluating current performance, FFO can facilitate comparisons of operating performance between periods and among other equity REITs. We further believe that Normalized FFO provides useful information to investors, analysts and our management because it allows them to compare our operating performance to the operating performance of other real estate companies and between periods on a consistent basis without having to account for differences not related to our normal operations. For example, we believe that excluding the early extinguishment of debt and other miscellaneous non-comparable items from FFO allows investors, analysts and our management to assess the sustainability of operating performance in future periods because these costs do not affect the future operations of the properties. In some cases, we provide information about identified non-cash components of FFO and Normalized FFO because it allows investors, analysts and our management to assess the impact of those items.
Income from Rental Operations, Net of Depreciation
We use income from rental operations, net of depreciation as an alternative measure to evaluate the operating results of our home rental program. Income from rental operations, net of depreciation represents income from rental operations less depreciation expense on rental homes. We believe this measure is meaningful for investors as it provides a complete picture of the home rental program operating results including the impact of depreciation which affects our home rental program investment decisions.
Our definitions and calculations of these Non-GAAP financial and operating measures and other terms may differ from the definitions and methodologies used by other REITs and, accordingly, may not be comparable. These Non-GAAP financial and operating measures do not represent cash generated from operating activities in accordance with GAAP, nor do they represent cash available to pay distributions and should not be considered as an alternative to net income, determined in accordance with GAAP, as an indication of our financial performance, or to cash flows from operating activities, determined in accordance with GAAP, as a measure of our liquidity, nor is it indicative of funds available to fund our cash needs, including our ability to make cash distributions.
Management's Discussion and Analysis (continued)
The following table reconciles net income available for Common Stockholders to income from property operations for the years ended December 31, 2020, 2019 and 2018:
Total Portfolio
(amounts in thousands)
2020 2019 2018
Computation of Income from Property Operations:
Net income available for Common Stockholders $ 228,268 $ 279,123 $ 212,596
Redeemable preferred stock dividends 16 16 16
Income allocated to non-controlling interests - Common OP Units 13,132 16,783 13,774
Equity in income of unconsolidated joint ventures (5,399) (8,755) (4,939)
Income before equity in income of unconsolidated joint ventures 236,017 287,167 221,447
Gain on sale of real estate, net - (52,507) -
Total other expenses, net 299,351 279,633 264,073
Loss from home sales operations and other 3,046 1,349 1,922
Income from property operations $ 538,414 $ 515,642 $ 487,442
The following table presents a calculation of FFO available for Common Stock and OP Unitholders and Normalized FFO available for Common Stock and OP Unitholders for the years ended December 31, 2020, 2019 and 2018:
(amounts in thousands) 2020 2019 2018
Computation of FFO and Normalized FFO:
Net income available for Common Stockholders $ 228,268 $ 279,123 $ 212,596
Income allocated to non-controlling interests - Common OP Units 13,132 16,783 13,774
Membership upgrade sales upfront payments, deferred, net 12,062 10,451 7,380
Membership sales commissions, deferred, net (1,660) (1,219) (813)
Depreciation and amortization 155,131 152,110 137,209
Depreciation on unconsolidated joint ventures 727 1,223 1,816
Gain on unconsolidated joint ventures (1,229) - -
Gain on sale of real estate, net - (52,507) -
FFO available for Common Stock and OP Unit holders 406,431 405,964 371,962
Early debt retirement 10,786 2,085 1,071
Insurance proceeds due to catastrophic weather event and other, net (1)
- (6,205) (5,125)
COVID-19 expenses (2)
1,446 - -
Normalized FFO available for Common Stock and OP Unit holders $ 418,663 $ 401,844 $ 367,908
Weighted average Common Shares outstanding-Fully Diluted 192,555 191,995 190,110
(1)Represents insurance recovery revenue from reimbursement of capital expenditures related to Hurricane Irma. Additionally, there was $1.6 million related to the settlement of a previously disclosed civil investigation by certain California district attorneys for the year ended December 31, 2018.
(2)Includes expenses incurred related to the development and implementation of CDC and public health guidelines for social distancing and enhanced cleaning, property employee appreciation bonuses and emergency time-off pay. These COVID-19 expenses are considered incremental to our normal operations and are nonrecurring. As such, they have been excluded from the calculation of Normalized FFO.
Management's Discussion and Analysis (continued)
Results of Operations
This section discusses the comparison of our results of operations for the years ended December 31, 2020 and December 31, 2019. For the comparison of our results of operations for the years ended December 31, 2019 and December 31, 2018 and discussion of our operating activities, investing activities and financing activities for these years, refer to Part II, Item 7. Management’s Discussion and Analysis of Financial Condition and Results of Operations of the Annual Report on Form 10-K for the fiscal year ended December 31, 2019, filed with the SEC on February 24, 2020.
Income from Property Operations
The following table summarizes certain financial and statistical data for our Core Portfolio and total portfolio:
Core Portfolio Total Portfolio
(amounts in thousands)
2020 2019 Variance %
Change 2020 2019 Variance %
Change
MH base rental income (1)
$ 572,222 $ 547,188 $ 25,034 4.6 % $ 572,673 $ 547,633 $ 25,040 4.6 %
Rental home income (1)
16,427 14,840 1,587 10.7 % 16,438 14,934 1,504 10.1 %
RV and marina base rental income (1)(2)
263,147 260,238 2,909 1.1 % 287,835 269,909 17,926 6.6 %
Annual membership subscriptions 53,033 51,015 2,018 4.0 % 53,085 51,015 2,070 4.1 %
Membership upgrades sales current period, gross 21,739 19,111 2,628 13.8 % 21,739 19,111 2,628 13.8 %
Utility and other income (1)
97,284 92,846 4,438 4.8 % 99,702 93,987 5,715 6.1 %
Property operating revenues, excluding deferrals 1,023,852 985,238 38,614 3.9 % 1,051,472 996,589 54,883 5.5 %
Property operating and maintenance (1)(3)
344,678 327,099 17,579 5.4 % 355,291 331,682 23,609 7.1 %
Real estate taxes 63,524 61,498 2,026 3.3 % 66,120 62,338 3,782 6.1 %
Rental home operating and maintenance 5,929 5,576 353 6.3 % 5,946 5,603 343 6.1 %
Sales and marketing, gross 17,331 15,580 1,751 11.2 % 17,332 15,583 1,749 11.2 %
Property operating expenses, excluding deferrals and property management 431,462 409,753 21,709 5.3 % 444,689 415,206 29,483 7.1 %
Income from property operations, excluding deferrals and property management (4)
592,390 575,485 16,905 2.9 % 606,783 581,383 25,400 4.4 %
Property management 57,967 56,509 1,458 2.6 % 57,967 56,509 1,458 2.6 %
Income from property operations, excluding deferrals (4)
534,423 518,976 15,447 3.0 % 548,816 524,874 23,942 4.6 %
Membership upgrade sales upfront payments and membership sales commission, deferred, net 10,402 9,232 1,170 12.7 % 10,402 9,232 1,170 12.7 %
Income from property operations (4)
$ 524,021 $ 509,744 $ 14,277 2.8 % $ 538,414 $ 515,642 $ 22,772 4.4 %
_____________________
(1) Rental income consists of the following total portfolio income items in this table: 1) MH base rental income, 2) Rental home income, 3) RV and marina base rental income and 4) Utility income, which is calculated by subtracting Other income on the Consolidated Statements of Income and Comprehensive Income from Utility and other income in this table. The difference between the sum of the total portfolio income items and Rental income on the Consolidated Statements of Income and Comprehensive Income is bad debt expense, which is presented in Property operating and maintenance expense in this table.
(2) Marina rental income has been included in our Non-Core Portfolio since the acquisition of the remaining interest in a joint venture investment of 11 marinas in Florida occurred on September 10, 2019.
(3) Includes bad debt expense for all periods presented.
(4) See Non-GAAP Financial Measures section of the Management Discussion and Analysis for definitions and reconciliations of these Non-GAAP measures to Net Income available for Common Shareholders.
Total portfolio income from property operations for 2020 increased $22.8 million, or 4.4%, from 2019, driven by an increase of $14.3 million, or 2.8%, from our Core Portfolio and an increase of $8.5 million from our Non-Core Portfolio. The increase in income from property operations from our Core Portfolio was primarily resulting from higher MH base rental income. The increase in income from property operations from our None-Core Portfolio was attributed to income from properties acquired throughout 2019 and 2020.
Property Operating Revenues
MH base rental income in our Core Portfolio for 2020 increased $25.0 million, or 4.6%, from 2019, which reflects 4.1% growth from rate increases and 0.5% growth from occupancy gains. The average monthly base rental income per Site in our Core portfolio increased to approximately $695 in 2020 from approximately $668 in 2019. The average occupancy in our Core Portfolio increased to 95.2% in 2020 from 95.1% in 2019.
RV base rental income in our Core Portfolio for 2020 increased $2.9 million, or 1.1%, from 2019. The increase was primarily due to higher annual rental income, driven by growth from rate increases, partially offset by decreases in seasonal and
Management's Discussion and Analysis (continued)
transient rental income. Seasonal rental income decreased mostly during the fourth quarter of 2020, driven by the closure of the Canadian border due to COVID-19. The decline in transient RV rental income was primarily due to cancellations, declines in RV reservations and temporary site closures during the second quarter of 2020 as a result of shelter-in-place orders. RV and marina base rental income is comprised of the following:
Core Portfolio Total Portfolio
(amounts in thousands) 2020 2019 Variance % Change 2020 2019 Variance % Change
Annual $ 170,397 $ 161,364 $ 9,033 5.6 % $ 192,237 $ 168,976 $ 23,261 13.8 %
Seasonal 39,765 41,295 (1,530) (3.7) % 39,959 41,474 (1,515) (3.7) %
Transient 52,985 57,579 (4,594) (8.0) % 55,639 59,459 (3,820) (6.4) %
RV and marina base rental income (1)
$ 263,147 $ 260,238 $ 2,909 1.1 % $ 287,835 $ 269,909 $ 17,926 6.6 %
_____________________
(1) Marina rental income has been included in our Non-Core Portfolio following the acquisition of the remaining interest in our joint venture investment of 11 marinas in Florida on September 10, 2019.
Utility and other income in our Core Portfolio for 2020 increased $4.4 million, or 4.8%, from 2019. The increase was primarily due to higher pass-through income of $3.4 million and higher utility income of $2.3 million, partially offset by a decrease in other property income of $1.3 million. The increase in pass-through income was driven by increases in real estate taxes in Florida. The decrease in other property income was primarily due to suspension of late fees and RV cancellation fees as a result of COVID-19.
Property Operating Expenses
Property operating expenses, excluding deferrals and property management, in our Core Portfolio for 2020 increased $21.7 million, or 5.3%, from 2019, primarily due to increases in property operating and maintenance expenses of $17.6 million and real estate taxes of $2.0 million. Property operating and maintenance expenses were higher in 2020, primarily due to costs associated with electric, sewer and water distribution system repairs of approximately $5.8 million, cleanup expenses following Hurricanes Hanna and Isaias of $3.0 million and costs of $1.0 million for cleaning and safety protocols related to COVID-19. Additionally, bad debt expense was $3.1 million higher as a result of delayed resolution of eviction proceedings due to temporary eviction moratoriums due to COVID-19. Property taxes in 2020 were higher due to real estate tax increases in Florida.
Home Sales and Other
The following table summarizes certain financial and statistical data for our Home Sales and Other Operations:
(amounts in thousands, except home sales volumes) 2020 2019 Variance % Change
Gross revenue from new home sales (1)
$ 40,402 $ 27,434 $ 12,968 47.3 %
Cost of new home sales (1)
39,236 26,381 12,855 48.7 %
Gross profit from new home sales 1,166 1,053 113 10.7 %
Gross revenue from used home sales 5,293 7,221 (1,928) (26.7) %
Cost of used home sales 6,993 8,715 (1,722) (19.8) %
Loss from used home sales (1,700) (1,494) (206) (13.8) %
Brokered resale revenue and ancillary services revenue, net 2,060 3,493 (1,433) (41.0) %
Home selling expenses 4,572 4,401 171 3.9 %
Loss from home sales and other operations $ (3,046) $ (1,349) $ (1,697) (125.8) %
Home sales volumes:
New home sales (2)
644 496 148 29.8 %
New Home Sales Volume - ECHO JV 51 65 (14) (21.5) %
Used home sales 546 827 (281) (34.0) %
Brokered home resales 580 868 (288) (33.2) %
__________________________
(1)New home sales gross revenue and costs of new home sales did not include the revenue and costs associated with our ECHO JV.
(2)Total new home sales volume included home sales from our ECHO JV.
Loss from home sales and other operations was $3.0 million for 2020, an increase of $1.7 million compared to 2019. The increase in loss from home sales and other operations was driven by lower brokered resale revenue and ancillary services revenues, net, primarily due to reduced capacity at restaurants, stores and activities in 2020 across the portfolio as a result of COVID-19.
Management's Discussion and Analysis (continued)
Rental Operations
The following table summarizes certain financial and statistical data for our MH Rental Operations:
(amounts in thousands, except rental unit volumes) 2020 2019 Variance % Change
Rental operations revenue (1)
$ 47,874 $ 46,037 $ 1,837 4.0 %
Rental home operating and maintenance 5,929 5,576 353 6.3 %
Income from rental operations 41,945 40,461 1,484 3.7 %
Depreciation on rental homes (2)
10,896 10,636 260 2.4 %
Income from rental operations, net of depreciation $ 31,049 $ 29,825 $ 1,224 4.1 %
Gross investment in new manufactured home rental units (3)
$ 231,070 $ 231,573 $ (503) (0.2) %
Gross investment in used manufactured home rental units $ 15,495 $ 21,158 $ (5,663) (26.8) %
Net investment in new manufactured home rental units $ 191,097 $ 200,300 $ (9,203) (4.6) %
Net investment in used manufactured home rental units $ 6,423 $ 13,473 $ (7,050) (52.3) %
Number of occupied rentals - new, end of period (4)
3,357 3,184 173 5.4 %
Number of occupied rentals-used, end of period 567 792 (225) (28.4) %
_____________________
(1)Consists of Site rental income and home rental income. Approximately $31.4 million and $31.2 million for the years ended December 31, 2020 and December 31, 2019, respectively, of Site rental income is included in MH base rental income in the Core Portfolio Income from Property Operations table. The remainder of home rental income is included in rental home income in our Core Portfolio Income from Property Operations table.
(2)Presented in Depreciation and amortization in the Consolidated Statements of Income and Comprehensive Income.
(3)New home cost basis did not include the costs associated with our ECHO JV. Our investment in the ECHO JV was $17.4 million and $16.9 million at December 31, 2020 and December 31, 2019, respectively.
(4)Includes 298 and 289 homes rented through our ECHO JV in 2020 and 2019, respectively.
Other Income and Expenses
The following table summarizes other income and expenses:
(amounts in thousands, expenses shown as negative) 2020 2019 Variance % Change
Depreciation and amortization $ (155,131) $ (152,110) $ (3,021) (2.0) %
Interest income 7,154 7,207 (53) (0.7) %
Income from other investments, net 4,026 9,528 (5,502) (57.7) %
General and administrative (39,276) (35,679) (3,597) (10.1) %
Other expenses (2,567) (2,865) 298 10.4 %
Early debt retirement (10,786) (1,491) (9,295) (623.4) %
Interest and related amortization (102,771) (104,223) 1,452 1.4 %
Total other income and expenses, net $ (299,351) $ (279,633) $ (19,718) (7.1) %
Total other income and expenses, net increased $19.7 million in 2020 compared to 2019, primarily due to early debt retirement costs, lower income from other investments, net, higher general and administrative costs and higher depreciation and amortization expenses. The early debt retirement costs were a result of the repayment of our secured loans that were scheduled to mature in 2020 and 2021 and the termination of our interest rate swap agreement. The decrease in income from other investments, net was primarily due to reimbursement of capital expenditures related to Hurricane Irma received in 2019.
Gain on Sale of Real Estate, Net
On January 23, 2019, we closed on the sale of five all-age MH communities located in Indiana and Michigan, collectively containing 1,463 sites, for $89.7 million. We recognized a gain on sale of these Properties of $52.5 million during the first quarter of 2019.
Equity in Income of Unconsolidated Joint Ventures
Equity in income of unconsolidated joint ventures decreased $3.4 million in 2020 compared to 2019, primarily due to a decrease in income recognized from distributions from our unconsolidated joint ventures as we acquired the remaining interest in the Loggerhead joint venture in the third quarter of 2019.
Management's Discussion and Analysis (continued)
Subsequent Events
In January and February 2021, we completed the acquisitions of:
•Okeechobee KOA Resort, a 740 site RV community located in Okeechobee, Florida for a purchase price of $42.2 million, which was funded with the LOC.
•11 marinas, containing 3,986 slips and 181 RV sites located in Florida, North Carolina, South Carolina, Kentucky and Ohio. The purchase price of these properties was $266.4 million, which was funded with proceeds from the term loan that we entered into in February 2021. For additional information on the term loan, see Liquidity and Capital Resources section below.
Liquidity and Capital Resources
Liquidity
Our primary demands for liquidity include payment of operating expenses, dividend distributions, debt service, including principal and interest, capital improvements on Properties, home purchases and property acquisitions. We expect similar demand for liquidity will continue for the short-term and long-term. Our primary sources of cash include operating cash flows, proceeds from financings, borrowings under our unsecured LOC and proceeds from issuance of equity and debt securities.
The impact the COVID-19 pandemic will continue to have on our financial condition and cashflows is uncertain and is dependent upon various factors including the manner in which operations will continue at our Properties, customer payment patterns and operational decisions we have made and may make in the future in response to guidance from public authorities and/or for the health and safety of our employees, residents and guests. We believe, based on information currently available and our cash collection experience, that our current cash reserves provide us sufficient cash to meet our needs for the next twelve months, including our expected dividend payments. Each quarter our Board of Directors considers several factors as it deliberates and decides whether to declare a quarterly dividend. The process includes revisiting our annual budget and considering factors including our planned operating performance and related cash flow, our debt service obligations, capital investments to maintain and expand the business, working capital requirements including home purchases and potential investments to generate external growth.
One of our stated objectives is to maintain financial flexibility. Achieving this objective allows us to take advantage of strategic opportunities that may arise. When investing capital, we consider all potential uses, including returning capital to our stockholders or the conditions under which we may repurchase our stock. These conditions include, but are not limited to, market price, balance sheet flexibility, alternative opportunistic capital uses and capital requirements. We believe effective management of our balance sheet, including maintaining various access points to raise capital, managing future debt maturities and borrowing at competitive rates, enables us to meet this objective. Accessing long-term low-cost secured debt continues to be our focus. The result of our 2020 efforts included a reduction of our weighted average rate for our secured debt from 4.24% to 3.72%. Additionally, as of December 31, 2020, 28.1% of our outstanding debt is fully amortizing.
We expect to meet certain long-term liquidity requirements, such as scheduled debt maturities, property acquisitions and capital improvements, using long-term collateralized and uncollateralized borrowings, including our existing LOC, and the issuance of debt securities or the issuance of equity, including under our ATM equity offering program.
During the year ended December 31, 2020, we closed on financing transactions with Fannie Mae generating gross proceeds of $275.4 million and $386.9 million. The net proceeds from these transactions were primarily used to repay our unsecured term loan of $200.0 million, including termination of the associated interest rate swap, LOC activity and secured loans of $214.9 million, as well as to fund working capital. For information regarding our debt activities and related borrowing arrangements, see Item 8. Financial Statements-Note 9. Borrowing Arrangements. For information regarding our interest rate swap, see Item 8. Financial Statements-Note 10. Derivative Instruments and Hedging.
Total secured debt encumbered a total of 116 of our Properties as of December 31, 2020 and December 31, 2019, and the gross carrying value of such Properties was approximately $2,580.9 million and $2,524.7 million, as of December 31, 2020 and December 31, 2019, respectively.
On April 28, 2020, our stockholders approved an amendment to our charter that increased the number of shares of common stock that we are authorized to issue from 400,000,000 to 600,000,000 shares. As of December 31, 2020, we have available liquidity in the form of approximately 417.8 million shares of authorized and unissued common stock, par value $0.01 per share, and 10.0 million shares of authorized and unissued preferred stock registered for sale under the Securities Act of 1933, as amended.
Management's Discussion and Analysis (continued)
On July 30, 2020, we entered into our current at-the-market (“ATM”) equity offering program, which allows us to sell, from time-to-time, shares of our common stock, having an aggregate offering price of up to $200.0 million. As of December 31, 2020, we have $200.0 million of common stock available for issuance under our ATM equity program.
We expect to meet our short-term liquidity requirements, including principal payments, capital improvements and dividend distributions for the next twelve months, generally through available cash, net cash provided by operating activities and our LOC. As of December 31, 2020, our LOC had a borrowing capacity of $178.0 million with the option to increase the borrowing capacity by $200.0 million, subject to certain conditions. The LOC bears interest at a rate of LIBOR plus 1.10% to 1.55%, carries an annual facility fee of 0.15% to 0.35% and matures on October 27, 2021. We also utilize interest rate swaps, as needed, to add stability to our interest expense and to manage our exposure to interest rate movements.
Our LOC arrangement will mature prior to the expected discontinuation of LIBOR subsequent to 2021. We continue to monitor the development and adoption of an alternative index to LIBOR to manage the transition and as it pertains to new arrangements to be entered in the future. Given the majority of our current debt is secured and not subject to LIBOR, we do not believe the discontinuation of LIBOR will have a significant impact on our consolidated financial statements.
On February 5, 2021, we entered into a term loan agreement with Wells Fargo Bank, National Association, as the administrative agent, pursuant to which we have entered into a $300.0 million senior unsecured term loan. The maturity date is October 27, 2021, and this term can be extended an additional three months, subject to certain conditions. The term loan bears interest at a rate of LIBOR plus 1.45%. We incurred commitment and arrangement fees of approximately $1.1 million.
The following table summarizes our cash flows activity:
For the years ended December 31,
(amounts in thousands)
2020 2019 2018
Net cash provided by operating activities $ 466,537 $ 443,520 $ 414,084
Net cash used in investing activities (450,379) (352,089) (398,065)
Net cash (used in) provided by financing activities (20,958) (131,545) 17,324
Net increase (decrease) in cash and restricted cash $ (4,800) $ (40,114) $ 33,343
Operating Activities
Net cash provided by operating activities increased $23.0 million to $466.5 million for the year ended December 31, 2020 from $443.5 million for the year ended December 31, 2019. The overall increase in net cash provided by operating activities was primarily due to an increase in income from property operations of $22.8 million in 2020 compared to 2019.
Investing Activities
Net cash used in investing activities increased $98.3 million to $450.4 million for the year ended December 31, 2020 from $352.1 million for the year ended December 31, 2019. The increase in net cash used in investing activities was primarily due to proceeds of $77.7 million received in 2019 for the sale of real estate. Additionally, there was an increase spending on acquisitions of $53.7 million and a decrease in insurance proceeds received of $8.1 million in 2020 compared to 2019. These increases in net cash used in investing activities were partially offset by a decrease in capital improvement spending of $40.9 million.
Management's Discussion and Analysis (continued)
Capital improvements
The following table summarizes capital improvements:
For the years ended December 31,
(amounts in thousands) 2020 2019 2018
Recurring capital expenditures (1)
$ 59,989 $ 52,159 $ 44,829
Property upgrades and development (2)
93,139 59,324 46,161
New home investments (3) (4)
57,456 138,740 84,195
Used home investments (4)
2,159 2,904 3,412
Total property improvements 212,743 253,127 178,597
Corporate 4,339 4,866 3,025
Total capital improvements $ 217,082 $ 257,993 $ 181,622
_____________________
(1)Primarily comprised of common area, utility infrastructure and mechanical improvements.
(2)Includes $3.2 million of restoration and improvement capital expenditures related to Hurricane Hanna for the year ended December 31, 2020. Includes $2.5 million of restoration and improvement capital expenditures related to Hurricane Irma for the year ended December 31, 2019.
(3)Excludes new home investments associated with our ECHO JV.
(4)Net proceeds from new and used home sale activities are reflected within Operating Activities.
Financing Activities
Net cash used in financing activities decreased $110.5 million to $21.0 million for the year ended December 31, 2020 from $131.5 million for the year ended December 31, 2019. The decrease in net cash used in financing activities was primarily due to an increase in net financing proceeds of $315.1 million, partially offset by a decrease in proceeds on the LOC of $98.0 million, proceeds received in 2019 from the sale of common stock under our ATM equity program of $59.3 million, increased dividend distributions of $27.7 million, and increased debt issuance and defeasance costs of $15.7 million.
Contractual Obligations
As of December 31, 2020, we were subject to certain contractual payment obligations as described in the following table:
(amounts in thousands)
Total (1)
2021 2022 2023 2024 2025 Thereafter
Long Term Borrowings (2)
$ 2,472,210 $ 53,611 $ 194,414 $ 141,795 $ 60,856 $ 138,043 $ 1,883,491
Interest Expense (3)
890,675 94,022 88,861 80,552 75,979 71,168 480,093
LOC Maintenance Fee (4)
498 498 - - - - -
Ground Leases (5)
9,578 1,960 1,490 545 545 545 4,493
Office and Other Leases 9,768 3,209 1,531 1,240 897 766 2,125
Total Contractual Obligations $ 3,382,729 $ 153,300 $ 286,296 $ 224,132 $ 138,277 $ 210,522 $ 2,370,202
Weighted average interest rates - Long Term Borrowings 3.74 % 3.85 % 3.81 % 3.75 % 3.71 % 3.69 % 3.71 %
_____________________
(1)We do not include insurance, property taxes and cancelable contracts in the contractual obligations table.
(2)Balances exclude note premiums of $0.7 million and unamortized deferred financing costs of $27.9 million. Balances represent debt maturing and scheduled periodic payments on the Consolidated Balance Sheets.
(3)Amounts include interest expected to be incurred on our secured and unsecured debt based on obligations outstanding as of December 31, 2020.
(4)As of December 31, 2020, assumes we will not exercise our one-year extension option on October 27, 2021 and assumes we will maintain our current leverage ratios as defined by the LOC.
(5)Amounts represent minimum future rental payments for land under non-cancelable operating leases at certain of our Properties expiring at various years through 2054. We operate and manage Westwinds and Nicholson Plaza located in San Jose, California pursuant to ground leases that expire on August 31, 2022 and do not contain extension options. Minimum future rental payments for these Properties in 2021 and 2022 are approximately $1.4 million and $0.9 million, respectively.
We believe that we will be able to refinance our maturing debt obligations on a secured or unsecured basis; however, to the extent we are unable to refinance our debt as it matures, we believe that we will be able to repay such maturing debt through available cash as well as operating cash flows, asset sales and/or the proceeds from equity issuances. With respect to any refinancing of maturing debt, our future cash flow requirements could be impacted by significant changes in interest rates or other debt terms, including required amortization payments. As of December 31, 2020, approximately 28.1% of our outstanding debt is fully amortizing.
Management's Discussion and Analysis (continued)
Westwinds
The Operating Partnership operates and manages Westwinds, a 720 site mobilehome community, and Nicholson Plaza, an adjacent shopping center, both located in San Jose, California pursuant to ground leases that expire on August 31, 2022 and do not contain extension options. Westwinds provides affordable, rent-controlled homes to numerous residents, including families with children and residents over 65 years of age. For the year ended December 31, 2020, Westwinds and Nicholson Plaza generated approximately $5.8 million of net operating income.
The master lessor of these ground leases, The Nicholson Family Partnership (together with its predecessor in interest, the “Nicholsons”), has expressed a desire to redevelop Westwinds, and in a written communication, they claimed that we were obligated to deliver the property free and clear of any and all subtenancies upon the expiration of the ground leases on August 31, 2022. In connection with any redevelopment, the City of San Jose’s conversion ordinance requires, among other things, that the landowner provide relocation, rental and purchase assistance to the impacted residents. We believe the Nicholsons are unlawfully attempting to impose those obligations upon the Operating Partnership.
Westwinds opened in the 1970s and was developed by the original ground lessee with assistance from the Nicholsons. In 1997, the Operating Partnership acquired the leasehold interest in the ground leases. In addition to rent based on the operations of Westwinds, the Nicholsons receive a percentage of gross revenues from the sale of new or used mobile homes in Westwinds.
The Operating Partnership has entered into subtenancy agreements with the mobilehome residents of Westwinds. Because the ground leases with the Nicholsons have an expiration date of August 31, 2022, and no further right of extension, the Operating Partnership has not entered into any subtenancy agreements that extend beyond August 31, 2022. However, the mobilehome residents’ occupancy rights continue by operation of California state and San Jose municipal law beyond the expiration date of the ground leases. Notwithstanding this, the Nicholsons’ have made what we believe to be an unlawful demand that the Operating Partnership deliver the property free and clear of any subtenancies upon the expiration of the ground leases by August 31, 2022. We believe the Nicholsons’ demand (i) violates California state and San Jose municipal law because the Nicholsons are demanding that the Operating Partnership remove all residents without just cause and (ii) conflicts with the terms and conditions of the ground leases, which contain no express or implied requirement that the Operating Partnership deliver the property free and clear of all subtenancies at the mobile home park and require, instead, that the Operating Partnership continuously operate the mobilehome park during the lease term.
On December 30, 2019, the Operating Partnership, together with certain interested parties, filed a complaint in California Superior Court for Santa Clara County, seeking declaratory relief pursuant to which it requested that the Court determine, among other things, that the Operating Partnership has no obligation to deliver the property free and clear of the mobilehome residents upon the expiration of the ground leases. The Operating Partnership and the interested parties filed an amended complaint on January 29, 2020.
The Nicholsons filed a demand for arbitration on January 28, 2020, which they subsequently amended, pursuant to which they request (i) a declaration that the Operating Partnership, as the “owner and manager” of Westwinds, is “required by the Ground Leases, and State and local law to deliver the Property free of any encumbrances or third-party claims at the expiration of the lease terms,” (ii) that the Operating Partnership anticipatorily breached the ground leases by publicly repudiating any such obligation and (iii) that the Operating Partnership is required to indemnify the Nicholsons with respect to the claims brought by the interested parties in the Superior Court proceeding.
On February 3, 2020, the Nicholsons filed a motion in California Superior Court to compel arbitration and to stay the Superior Court litigation, which motion was heard on June 25, 2020. On July 29, 2020, the Superior Court issued a final order denying the Nicholson's motion to compel arbitration. The Nicholsons filed a notice of appeal on August 7, 2020. The Nicholson's claim that the Operating Partnership is required to indemnify the Nicholsons for legal fees with respect to the claims brought by third parties in the Superior Court litigation is proceeding in the arbitration.
Following the filing of our lawsuit, the City of San Jose took steps to accelerate the passage of a general plan amendment previously under review by the City to change the designation for Westwinds from its current general plan designation of Urban Residential (which would allow for higher density redevelopment), to a newly created designation of Mobile Home Park. The Nicholsons expressed opposition to this change in designation. However, on March 10, 2020, following significant pressure from residents and advocacy groups, the City Council approved this new designation for all 58 mobilehome communities in with City of San Jose, including Westwinds. In addition to requirements imposed by California state and San Jose municipal law, the change in designation requires, among other things, a further amendment to the general plan to a different land use designation by the City Council prior to any change in use.
Management's Discussion and Analysis (continued)
Critical Accounting Policies and Estimates
Our consolidated financial statements have been prepared in accordance with GAAP, which requires us to make estimates and assumptions that affect the reported amounts of assets, liabilities, revenues and expenses, and the related disclosures. Actual results could differ from these estimates.
For additional information regarding our significant accounting policies, see Item 8. Financial Statements and Supplementary Data-Note 2. Summary of Significant Accounting Policies.
Impairment of Long-Lived Assets
We review our Properties for impairment whenever events or changes in circumstances indicate that the carrying value of the Property may not be recoverable. The economic performance and value of our real estate investments could be adversely impacted by many factors including factors outside of our control. We consider impairment indicators including, but not limited to, the following:
•national, regional and/or local economic conditions;
•competition from MH and RV communities and other housing options;
•changes in laws and governmental regulations and the related costs of compliance;
•changes in market rental rates or occupancy; and
•physical damage or environmental indicators.
Any adverse changes in these factors could cause an impairment in our assets, including our investment in real estate and development projects in progress.
If an impairment indicator exists related to a long-lived asset, the expected future undiscounted cash flows are compared against the carrying amount of that asset. Forecasting cash flows requires us to make estimates and assumptions on various inputs including, but not limited to, rental revenue and expense growth rates, occupancy, levels of capital expenditure and capitalization rates. If the sum of the estimated undiscounted cash flows is less than the carrying amount of the asset, an impairment loss is recorded for the carrying amount in excess of the estimated fair value.
Off Balance Sheet Arrangements
We do not have any off balance sheet arrangements that are reasonably likely to have a material effect on our financial condition, results of operations, liquidity or capital resources.
Inflation
Substantially all of the leases at our MH communities allow for monthly or annual rent increases which provide us with the ability to increase rent, where justified by the market. Such types of leases generally minimize our risks of inflation. In addition, rental rates for our annual RV and marina Sites are established on an annual basis. Our membership subscriptions generally provide for an annual dues increase, but dues may be frozen under the terms of certain contracts if the customer is over 61 years old. Currently, 23.1% of our dues are frozen.

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ITEM 7A. QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK
Item 7A. Quantitative and Qualitative Disclosures About Market Risk
Our primary market risk exposure is interest rate changes primarily as a result of our long-term debt that is used to maintain liquidity and fund our operations. Our interest rate risk management objectives are to limit the impact of interest rate changes on earnings and cash flows. To achieve our objectives, we borrow primarily at fixed rates, and in some cases variable rates. With regard to variable rate financing, we assess interest rate cash flow risk by continually identifying and monitoring changes in interest rate exposure that may adversely impact future cash flows and by evaluating hedging opportunities.
The primary market risk related to our long-term indebtedness is our ability to refinance maturing debt. The fair value of our long-term debt obligations is affected by changes in market interest rates with scheduled maturities from 2022 to 2041, which minimizes the market risk until the debt matures. As of December 31, 2020, we did not have any short-term, secured debt outstanding. In addition, 28.1% of our outstanding debt is fully amortizing, further reducing the risk related to increased interest rates. For each increase in interest rates of 1.0% (or 100 basis points), the fair value of the total outstanding secured debt would decrease by approximately $295.8 million. For each decrease in interest rates of 1.0% (or 100 basis points), the fair value of the total outstanding debt would increase by approximately $336.8 million. However, if interest rates were to increase or decrease by 1.0%, there would be no effect on our interest expense or cash flows as all of our outstanding debt has fixed interest rates.
FORWARD-LOOKING STATEMENTS
This report includes certain "forward-looking statements" within the meaning of the Private Securities Litigation Reform Act of 1995. When used, words such as "anticipate," "expect," "believe," "project," "intend," "may be" and "will be" and similar words or phrases, or the negative thereof, unless the context requires otherwise, are intended to identify forward-looking statements and may include without limitation, information regarding our expectations, goals or intentions regarding the future, and the expected effect of our acquisitions. These forward-looking statements are subject to numerous assumptions, risks and uncertainties, including, but not limited to:
•our ability to control costs and real estate market conditions, our ability to retain customers, the actual use of Sites by customers and our success in acquiring new customers at our Properties (including those that we may acquire);
•our ability to maintain historical or increase future rental rates and occupancy with respect to properties currently owned or that we may acquire;
•our ability to attract and retain customers entering, renewing and upgrading membership subscriptions;
•our assumptions about rental and home sales markets;
•our ability to manage counterparty risk;
•our ability to renew our insurance policies at existing rates and on consistent terms;
•in the age-qualified Properties, home sales results could be impacted by the ability of potential homebuyers to sell their existing residences as well as by financial, credit and capital markets volatility;
•results from home sales and occupancy will continue to be impacted by local economic conditions, lack of affordable manufactured home financing and competition from alternative housing options including site-built single-family housing;
•impact of government intervention to stabilize site-built single-family housing and not manufactured housing;
•effective integration of recent acquisitions and our estimates regarding the future performance of recent acquisitions;
•the completion of future transactions in their entirety, if any, and timing and effective integration with respect thereto;
•unanticipated costs or unforeseen liabilities associated with recent acquisitions;
•our ability to obtain financing or refinance existing debt on favorable terms or at all;
•the effect of interest rates;
•the effect from any breach of our, or any of our vendor's, data management systems;
•the dilutive effects of issuing additional securities;
•the outcome of pending or future lawsuits or actions brought against us, including those disclosed in our filings with the Securities and Exchange Commission; and
•other risks indicated from time to time in our filings with the Securities and Exchange Commission.
In addition, these forward-looking statements are subject to risks related to the COVID-19 pandemic, many of which are unknown, including the duration of the pandemic, the extent of the adverse health impact on the general population and on our residents, customers, and employees in particular, its impact on the employment rate and the economy, the extent and impact of governmental responses, and the impact of operational changes we have implemented and may implement in response to the pandemic.
These forward-looking statements are based on management's present expectations and beliefs about future events. As with any projection or forecast, these statements are inherently susceptible to uncertainty and changes in circumstances. We are under no obligation to, and expressly disclaim any obligation to, update or alter our forward-looking statements whether as a result of such changes, new information, subsequent events or otherwise.

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ITEM 8. FINANCIAL STATEMENTS AND SUPPLEMENTARY DATA
Item 8. Financial Statements and Supplementary Data
See Index to Financial Statements and Schedule on page of this Form 10-K.

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ITEM 9. CHANGES IN AND DISAGREEMENTS WITH ACCOUNTANTS
Item 9. Changes In and Disagreements with Accountants on Accounting and Financial Disclosure
None.

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ITEM 9A. CONTROLS AND PROCEDURES
Item 9A. Controls and Procedures
Evaluation of Disclosure Controls and Procedures
Our management, with the participation of our Chief Executive Officer (principal executive officer) and Chief Financial Officer (principal financial officer), maintains a system of disclosure controls and procedures, designed to provide reasonable assurance that information we are required to disclose in the reports that we file under the Securities Exchange Act of 1934, as amended, is recorded, processed, summarized and reported within the time periods specified in the Securities and Exchange Commission rules and forms. Notwithstanding the foregoing, a control system, no matter how well designed and operated, can provide only reasonable, not absolute, assurance that we will detect or uncover failures to disclose material information otherwise required to be set forth in our periodic reports.
Our management, with the participation of the Chief Executive Officer and the Chief Financial Officer, has evaluated the effectiveness of our disclosure controls and procedures as of December 31, 2020. Based on that evaluation as of the end of the period covered by this annual report, our Chief Executive Officer and Chief Financial Officer concluded that our disclosure controls and procedures were effective to give reasonable assurances to the timely collection, evaluation and our disclosure of information that would potentially be subject to disclosure under the Securities Exchange Act of 1934, as amended, and the rules and regulations promulgated thereunder as of December 31, 2020.
Changes in Internal Control Over Financial Reporting
There were no material changes in our internal control over financial reporting during the year ended December 31, 2020.
Report of Management on Internal Control Over Financial Reporting
Our management is responsible for establishing and maintaining adequate internal control over financial reporting as defined in Rules 13a-15(f) and 15d-15(f) under the Securities Exchange Act of 1934. Our internal control over financial reporting is designed to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with GAAP.
Because of its inherent limitations, internal control over financial reporting may not prevent or detect misstatements. Also, projections of any evaluation of effectiveness to future periods are subject to the risk that controls may become inadequate because of changes in conditions, or that the degree of compliance with the policies or procedures may deteriorate.
Based on management's assessment, we maintained, in all material respects, effective internal control over financial reporting as of December 31, 2020. In making this assessment, management used the criteria established by the Committee of Sponsoring Organizations of the Treadway Commission ("COSO") in "Internal Control-Integrated Framework" (2013 framework).
The effectiveness of our internal control over financial reporting as of December 31, 2020 has been audited by our independent registered public accounting firm, as stated in its report on Page.

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ITEM 9B. OTHER INFORMATION
Item 9B. Other Information
None.
PART III

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ITEM 10. DIRECTORS, EXECUTIVE OFFICERS AND CORPORATE GOVERNANCE
Items 10 and 11. Directors, Executive Officers and Corporate Governance, and Executive Compensation
The information required by Items 10 and 11 will be contained in the Proxy Statement on Schedule 14A for the 2021 Annual Meeting and is therefore incorporated by reference, and thus Items 10 and 11 have been omitted in accordance with General Instruction G(3) to Form 10-K.
Item 12. Security Ownership of Certain Beneficial Owners and Management and Related Stockholder Matters
Securities Authorized for Issuance Under Equity Compensation Plans
The following table presents securities authorized for issuance under our equity compensation plans as of December 31, 2020:
Plan Category Number of securities to
be Issued upon Exercise
of Outstanding Options,
Warrants and Rights
(a) Weighted-average Exercise Price of Outstanding Options, Warrants and Rights Number of Securities Remaining Available for Future Issuance under Equity Compensation Plans (excluding securities reflected in column (a))
Equity compensation plans approved by security holders (1)
57,590 $ 47.96 5,513,458
Equity compensation plans not approved by security holders (2)
N/A N/A 743,194
Total 57,590 $ 47.96 6,256,652
_____________________
(1)Represents shares of common stock under our Equity Incentive Plan effective May 13, 2014 (the "2014 Plan").
(2) Represents shares of common stock under our Employee Stock Purchase Plan effective July 1997, as amended and restated in May 2016. Under the Employee Stock Purchase Plan, eligible employees may make contributions which are used to purchase shares of common stock at a purchase price equal to 85% of the lesser of the closing price of a share of common stock on the first or last trading day of the purchase period. Purchases of common stock under the Employee Stock Purchase Plan are made on the first business day of the next month after the close of the purchase period. Under NYSE rules then in effect, stockholder approval was not required for the Employee Stock Purchase Plan because it is a broad-based plan available generally to all employees.
The information required by Item 403 of Regulation S-K "Security Ownership of Certain Beneficial Owners and Management" required by Item 12 will be contained in the Proxy Statement on Schedule 14A for the 2021 Annual Meeting and is therefore incorporated by reference, and thus has been omitted in accordance with General Instruction G(3) to Form 10-K.
Items 13 and 14. Certain Relationships and Related Transactions, and Director Independence, and Principal Accounting Fees and Services
The information required by Item 13 and 14 will be contained in the Proxy Statement on Schedule 14A for the 2021 Annual Meeting and is therefore incorporated by reference, and thus Items 13 and 14 have been omitted in accordance with General Instruction G(3) to Form 10-K.
PART IV
Item 15. Exhibits, Financial Statements Schedules
1.Financial Statements
See Index to Financial Statements and Schedule on page of this Form 10-K.
2.Financial Statement Schedule
See Index to Financial Statements and Schedule on page of this Form 10-K.
3.Exhibits:
In reviewing the agreements included as exhibits to this Form 10-K, please remember they are included to provide you with information regarding their terms and are not intended to provide any other factual or disclosure information or the other parties to the agreements. The agreements contain representations and warranties by each of the parties to the applicable agreement. These representations and warranties have been made solely for the benefit of the other parties to the applicable agreement and:
•should not in all instances be treated as categorical statements of fact, but rather as a way of allocating the risk to one of the parties if those statements prove to be inaccurate;
•have been qualified by disclosures that were made to the other party in connection with the negotiation of the applicable agreement, which disclosures are not necessarily reflected in the agreement;
•may apply standards of materiality in a way that is different from what may be viewed as material to you or other investors; and
•were made only as of the date of the applicable agreement or such other date or dates as may be specified in the agreement and are subject to more recent developments.
Accordingly, these representations and warranties may not describe the actual state of affairs as of the date they were made or at any other time. Additional information about us may be found elsewhere in this Form 10-K and our other public filings, which are available without charge through the SEC's website at http://www.sec.gov.
3.1(a)
Articles of Amendment and Restatement of Equity Lifestyle Properties, Inc. effective May 15, 2007
3.2(b)
Articles of Amendment of Equity Lifestyle Properties, Inc, effective November 26, 2013
3.3(c)
Second Amended and Restated Bylaws effective August 8, 2007
3.4(d)
First Amendment to Second Amended and Restated Bylaws, effective as of February 27, 2018
3.5(e)
Articles of Amendment of Equity Lifestyle Properties, Inc, effective May 2, 2019
3.6(f)
Form of Articles Supplementary for Preferred Stock
3.7(g)
Second Amendment to Second Amended and Restated Bylaws, effective as of February 28, 2020
3.8(h)
Articles of Amendment of Equity Lifestyle Properties, Inc, effective May 4, 2020
4.1(i)
Form of Specimen Stock Certificate Evidencing the Common Stock of Equity LifeStyle Properties, Inc., par value $0.01 per share
4.2*
Description of the Registrant's Securities Registered Pursuant to Section 12 of the Securities Exchange Act of 1934
10.1(j)
Second Amended and Restated MHC Operating Limited Partnership Agreement of Limited Partnership, dated March 15, 1996
10.2(k)
Amendment to Second Amended and Restated Agreement of Limited Partnership for MHC Operating Limited Partnership, dated February 27, 2004
10.3(l)
Second Amendment to the Second Amended and Restated Agreement of Limited Partnership for MHC Operating Limited Partnership effective as of December 31, 2013
10.4*
Third Amendment to the Second Amended and Restated Agreement of Limited Partnership for MHC Operating Limited Partnership effective as of December 31, 2018
10.5(m)
Equity LifeStyle Properties, Inc. 2014 Equity Incentive Plan effective May 13, 2014 (the "Plan")
10.6(n)
Amended and Restated Equity Lifestyle Properties, Inc. 1997 Non-Qualified Employee Stock Purchase Plan, effective May 10, 2016
10.7(o)
Form of Indemnification Agreement
10.8(p)
Second Amended and Restated Credit Agreement, dated as of October 27, 2017, by and among MHC Operating Limited Partnership, as Borrower, Equity Lifestyle Properties, Inc., as Parent, Wells Fargo Bank, National Association, as Administrative Agent, and each of the Lenders set forth therein
10.10(p)
Second Amended and Restated Guaranty dated as of October 27, 2017 by Equity Lifestyle Properties, Inc. in favor of Wells Fargo Bank, National Association
10.11(q)
Equity Distribution Agreement, dated July 30, 2020, by and among Equity LifeStyle Properties, Inc., MHC Operating Limited Partnership and Goldman Sachs & Co., LLC
10.12(q)
Equity Distribution Agreement, dated July 30, 2020, by and among Equity LifeStyle Properties, Inc., MHC Operating Limited Partnership and BofA Securities
10.13(q)
Equity Distribution Agreement, dated July 30, 2020, by and among Equity LifeStyle Properties, Inc., MHC Operating Limited Partnership and SunTrust Robinson Humphrey, Inc
10.14(q)
Equity Distribution Agreement, dated July 30, 2020, by and among Equity LifeStyle Properties, Inc., MHC Operating Limited Partnership and Wells Fargo Securities, LLC
10.15(q)
Equity Distribution Agreement, dated July 30, 2020, by and among Equity LifeStyle Properties, Inc., MHC Operating Limited Partnership and Morgan Stanley & Co., LLC
10.16(r)
Form of Restricted Share Award Agreement for the Plan
10.17(r)
Form of Option Award Agreement for the Plan
14*
Equity LifeStyle Properties, Inc. Business Ethics and Conduct Policy, dated October 27, 2020
21*
Subsidiaries of the Registrant
23*
Consent of Independent Registered Public Accounting Firm
31.1*
Certification of Chief Financial Officer Pursuant To Section 302 of the Sarbanes-Oxley Act Of 2002
31.2*
Certification of Chief Executive Officer Pursuant To Section 302 of the Sarbanes-Oxley Act Of 2002
32.1*
Certification of Chief Financial Officer Pursuant to 18 U.S.C. Section 1350
32.2*
Certification of Chief Executive Officer Pursuant to 18 U.S.C. Section 1350
101.SCH*
Inline XBRL Taxonomy Extension Schema Document
101.CAL*
Inline XBRL Taxonomy Extension Calculation Linkbase Document
101.LAB*
Inline XBRL Taxonomy Extension Label Linkbase Document
101.PRE*
Inline XBRL Taxonomy Extension Presentation Linkbase Document
101.DEF*
Inline XBRL Taxonomy Extension Definition Linkbase Document
104 Cover Page Interactive Data File included as Exhibit 101 (embedded within the Inline XBRL document)
The following documents are incorporated by reference.
(a)Included as an exhibit to our Report on Form 8-K dated May 22, 2007
(b)Included as an exhibit to our Report on Form 8-K dated November 26, 2013
(c)Included as an exhibit to our Report on Form 8-K dated August 10, 2007
(d)Included as an exhibit to our Report on Form 8-K dated February 27, 2018
(e)Included as an exhibit to our Report on Form 8-K dated May 2, 2019
(f)Included as an exhibit to our Report on Form 8-K dated February 19, 2020
(g)Included as an exhibit to our Report on Form 8-K dated February 28, 2020
(h)Included as an exhibit to our Report on Form 8-K dated April 28, 2020
(i)Included as an exhibit to our Report on Form S-3 Registration Statement dated May 6, 2009, file No. 333-159014
(j)Included as an exhibit to our Report on Form 10-Q for the quarter ended June 30, 1996
(k)Included as an exhibit to our Report on Form 10-K for the year ended December 31, 2005
(l)Included as an exhibit to our Report on Form 8-K dated January 2, 2014
(m)Included as Appendix B to our Definitive Proxy Statement dated March 24, 2014, relating to Annual Meeting of Stockholders held on May 13, 2014
(n)Included as an exhibit to our Report on Form 10-Q for the quarter ended June 30, 2016
(o)Included as an exhibit to our Report on Form 10-K for the year ended December 31, 2006
(p)Included as an exhibit to our Report on Form 10-Q for the quarter ended September 30, 2017
(q)Form of Agreement included as an exhibit to our Report on Form 8-K dated July 30, 2020
(r)Included as an exhibit to our Report on Form 8-K dated May 13, 2014
* Filed herewith
Item 16. Form 10-K Summary
None.
SIGNATURES
Pursuant to the requirements of Section 13 or 15(d) of the Securities Exchange Act of 1934, as amended, the Registrant has duly caused this report to be signed on its behalf by the undersigned, thereunto duly authorized.
EQUITY LIFESTYLE PROPERTIES, INC.,
a Maryland corporation
Date: February 22, 2021 By: /s/ MARGUERITE NADER
Marguerite Nader
President and Chief Executive Officer
(Principal Executive Officer)
Date: February 22, 2021 By: /s/ PAUL SEAVEY
Paul Seavey
Executive Vice President and Chief Financial
Officer
(Principal Financial Officer)
Date: February 22, 2021 By: /s/ VALERIE HENRY
Valerie Henry
Vice President and Chief Accounting Officer
(Principal Accounting Officer)
Equity LifeStyle Properties, Inc.-Signatures
Pursuant to the requirements of the Securities Exchange Act of 1934, as amended, this report has been signed below by the following persons on behalf of the Registrant and in the capacities and on the dates indicated.
Name Title Date
/s/ MARGUERITE NADER
President, Chief Executive Officer and Director (Principal Executive Officer) February 22, 2021
Marguerite Nader
/s/ PAUL SEAVEY
Executive Vice President and Chief Financial Officer (Principal Financial Officer) February 22, 2021
Paul Seavey
/s/ VALERIE HENRY
Vice President and Chief Accounting Officer (Principal Accounting Officer) February 22, 2021
Valerie Henry
/s/ SAMUEL ZELL
Chairman of the Board February 22, 2021
Samuel Zell
/s/ THOMAS HENEGHAN
Vice-Chairman of the Board February 22, 2021
Thomas Heneghan
/s/ ANDREW BERKENFIELD
Director February 22, 2021
Andrew Berkenfield
/s/ DERRICK BURKS
Director February 22, 2021
Derrick Burks
/s/ PHILIP CALIAN
Director February 22, 2021
Philip Calian
/s/ DAVID CONTIS
Director February 22, 2021
David Contis
/s/ CONSTANCE FREEDMAN
Director February 22, 2021
Constance Freedman
/s/ TAO HUANG
Director February 22, 2021
Tao Huang
/s/ SCOTT PEPPET
Director February 22, 2021
Scott Peppet
/s/ SHELI ROSENBERG
Director February 22, 2021
Sheli Rosenberg
INDEX TO CONSOLIDATED FINANCIAL STATEMENTS
EQUITY LIFESTYLE PROPERTIES, INC.
Page
Report of Independent Registered Public Accounting Firm
Report of Independent Registered Public Accounting Firm
Consolidated Balance Sheets as of December 31, 2020 and 2019
Consolidated Statements of Income and Comprehensive Income for the years ended December 31, 2020, 2019 and 2018
Consolidated Statements of Changes in Equity for the years ended December 31, 2020, 2019 and 2018
Consolidated Statements of Cash Flows for the years ended December 31, 2020, 2019 and 2018
Notes to Consolidated Financial Statements
Schedule III-Real Estate and Accumulated Depreciation
S-1
Note that certain schedules have been omitted, as they are not applicable to us.
Report of Independent Registered Public Accounting Firm
To the Board of Directors and Stockholders of Equity LifeStyle Properties, Inc.
Opinion on the Financial Statements
We have audited the accompanying consolidated balance sheets of Equity LifeStyle Properties, Inc. (the Company) as of December 31, 2020 and 2019, the related consolidated statements of income and comprehensive income, changes in equity and cash flows for each of the three years in the period ended December 31, 2020, and the related notes and financial statement schedule listed in the Index at Item 15 (collectively referred to as the consolidated financial statements). In our opinion, the consolidated financial statements present fairly, in all material respects, the financial position of the Company at December 31, 2020 and 2019, and the results of its operations and its cash flows for each of the three years in the period ended December 31, 2020, in conformity with U.S. generally accepted accounting principles.
We also have audited, in accordance with the standards of the Public Company Accounting Oversight Board (United States) (PCAOB), the Company's internal control over financial reporting as of December 31, 2020, based on criteria established in Internal Control-Integrated Framework issued by the Committee of Sponsoring Organizations of the Treadway Commission (2013 framework) and our report dated February 22, 2021 expressed an unqualified opinion thereon.
Basis for Opinion
These financial statements are the responsibility of the Company's management. Our responsibility is to express an opinion on the Company’s financial statements based on our audits. We are a public accounting firm registered with the PCAOB and are required to be independent with respect to the Company in accordance with the U.S. federal securities laws and the applicable rules and regulations of the Securities and Exchange Commission and the PCAOB.
We conducted our audits in accordance with the standards of the PCAOB. Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement, whether due to error or fraud. Our audits included performing procedures to assess the risks of material misstatement of the financial statements, whether due to error or fraud, and performing procedures that respond to those risks. Such procedures included examining, on a test basis, evidence regarding the amounts and disclosures in the financial statements. Our audits also included evaluating the accounting principles used and significant estimates made by management, as well as evaluating the overall presentation of the financial statements. We believe that our audits provide a reasonable basis for our opinion.
Critical Audit Matter
The critical audit matter communicated below is a matter arising from the current period audit of the consolidated financial statements that was communicated or required to be communicated to the audit committee and that: (1) relates to accounts or disclosures that are material to the consolidated financial statements and (2) involved our especially challenging, subjective or complex judgments. The communication of the critical audit matter does not alter in any way our opinion on the consolidated financial statements, taken as a whole and we are not, by communicating the critical audit matter below, providing a separate opinion on the critical audit matter or on the accounts or disclosures to which it relates.
Valuation of Investment in Real Estate
Description of the Matter At December 31, 2020, the Company’s net consolidated investment in real estate totaled $4.2 billion. As discussed in Note 2 to the consolidated financial statements, the Company’s investment in real estate is reviewed for impairment quarterly or whenever events or changes in circumstances indicate a possible impairment. If an impairment indicator exists related to an investment in real estate that is held and used, the expected future undiscounted cash flows are compared against the carrying amount of that asset. If the sum of the estimated undiscounted cash flows is less than the carrying amount of the asset, an impairment loss is recorded for the excess, if any, of the carrying amount of the asset over its estimated fair value.
Auditing the Company’s evaluation of investment in real estate for impairment was complex and highly subjective. The determination of the undiscounted cash flows for properties where impairment indicators have been identified are sensitive to significant assumptions such as rental revenue and expense growth rates, and capitalization rates used to estimate the property’s residual value, all of which can be affected by expectations about future market conditions, customer demand, and competition, as well as the Company’s intent to hold and operate the property over the term assumed in the analysis.
How We Addressed the Matter in Our Audit We obtained an understanding, evaluated the design, and tested the operating effectiveness of controls related to the Company’s process for evaluating investment in real estate for impairment, including controls over management’s review of the significant assumptions described above.
To test the Company’s process for evaluating investment in real estate for impairment, we performed audit procedures that included, among others, assessing the methodologies, evaluating the significant assumptions discussed above and testing the completeness and accuracy of the underlying data used by the Company in its analysis. We compared the significant assumptions used by the Company to historical operational data of the particular property, current market rates, real estate industry publications, current industry trends and other relevant sources. We also compared the projected net operating income to historical actual results. As part of our evaluation, we assessed the historical accuracy of the Company’s estimates and performed sensitivity analyses of certain assumptions to evaluate the changes in the undiscounted cash flows of certain properties that would result from changes in the assumptions used by management.
/s/ Ernst & Young LLP
We have served as the Company’s auditor since 1996.
Chicago, Illinois
February 22, 2021
Report of Independent Registered Public Accounting Firm
To the Board of Directors and Stockholders of Equity LifeStyle Properties, Inc.
Opinion on Internal Control Over Financial Reporting
We have audited Equity LifeStyle Properties, Inc.’s (the Company) internal control over financial reporting as of December 31, 2020, based on criteria established in Internal Control-Integrated Framework issued by the Committee of Sponsoring Organizations of the Treadway Commission (2013 framework) (the COSO criteria). In our opinion, the Company maintained, in all material respects, effective internal control over financial reporting as of December 31, 2020, based on the COSO criteria.
We also have audited, in accordance with the standards of the Public Company Accounting Oversight Board (United States) (PCAOB), the consolidated balance sheets of the Company as of December 31, 2020 and 2019, the related consolidated statements of income and comprehensive income, changes in equity, and cash flows for each of the three years in the period ended December 31, 2020, and the related notes and financial statement schedule listed in the Index at Item 15 and our report dated February 22, 2021 expressed an unqualified opinion thereon.
Basis for Opinion
The Company’s management is responsible for maintaining effective internal control over financial reporting and for its assessment of the effectiveness of internal control over financial reporting included in the accompanying Report of Management on Internal Control Over Financial Reporting. Our responsibility is to express an opinion on the Company’s internal control over financial reporting based on our audit. We are a public accounting firm registered with the PCAOB and are required to be independent with respect to the Company in accordance with the U.S. federal securities laws and the applicable rules and regulations of the Securities and Exchange Commission and the PCAOB.
We conducted our audit in accordance with the standards of the PCAOB. Those standards require that we plan and perform the audit to obtain reasonable assurance about whether effective internal control over financial reporting was maintained in all material respects.
Our audit included obtaining an understanding of internal control over financial reporting, assessing the risk that a material weakness exists, testing and evaluating the design and operating effectiveness of internal control based on the assessed risk, and performing such other procedures as we considered necessary in the circumstances. We believe that our audit provides a reasonable basis for our opinion.
Definition and Limitations of Internal Control Over Financial Reporting
A company’s internal control over financial reporting is a process designed to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles. A company’s internal control over financial reporting includes those policies and procedures that (1) pertain to the maintenance of records that, in reasonable detail, accurately and fairly reflect the transactions and dispositions of the assets of the company; (2) provide reasonable assurance that transactions are recorded as necessary to permit preparation of financial statements in accordance with generally accepted accounting principles, and that receipts and expenditures of the company are being made only in accordance with authorizations of management and directors of the company; and (3) provide reasonable assurance regarding prevention or timely detection of unauthorized acquisition, use, or disposition of the company’s assets that could have a material effect on the financial statements.
Because of its inherent limitations, internal control over financial reporting may not prevent or detect misstatements. Also, projections of any evaluation of effectiveness to future periods are subject to the risk that controls may become inadequate because of changes in conditions, or that the degree of compliance with the policies or procedures may deteriorate.
/s/ Ernst & Young LLP
Chicago, Illinois
February 22, 2021
Equity LifeStyle Properties, Inc.
Consolidated Balance Sheets
(amounts in thousands, except share and per share data (adjusted for stock split))
As of December 31, 2020 As of December 31, 2019
Assets
Investment in real estate:
Land $ 1,676,636 $ 1,525,407
Land improvements 3,543,479 3,336,070
Buildings and other depreciable property 940,311 881,572
6,160,426 5,743,049
Accumulated depreciation (1,924,585) (1,776,224)
Net investment in real estate 4,235,841 3,966,825
Cash and restricted cash 24,060 28,860
Notes receivable, net 35,844 37,558
Investment in unconsolidated joint ventures 19,726 20,074
Deferred commission expense 42,472 41,149
Other assets, net 61,026 56,809
Total Assets $ 4,418,969 $ 4,151,275
Liabilities and Equity
Liabilities:
Mortgage notes payable, net $ 2,444,930 $ 2,049,509
Term loan, net - 198,949
Unsecured line of credit 222,000 160,000
Accounts payable and other liabilities 129,666 124,665
Deferred revenue - upfront payments from membership upgrade sales 138,878 126,814
Deferred revenue - annual membership subscriptions 11,814 10,599
Accrued interest payable 8,336 8,639
Rents and other customer payments received in advance and security deposits 92,587 91,234
Distributions payable 66,003 58,978
Total Liabilities 3,114,214 2,829,387
Equity:
Stockholders' Equity:
Preferred stock, $0.01 par value, 10,000,000 shares authorized as of December 31, 2020 and December 31, 2019; none issued and outstanding.
- -
Common stock, $0.01 par value, 600,000,000 and 400,000,000 shares authorized as of December 31, 2020 and December 31, 2019, respectively; 182,230,631 and 182,089,595 shares issued and outstanding as of December 31, 2020 and December 31, 2019, respectively.
1,813 1,812
Paid-in capital 1,411,397 1,402,696
Distributions in excess of accumulated earnings (179,523) (154,318)
Accumulated other comprehensive income (loss) - (380)
Total Stockholders’ Equity 1,233,687 1,249,810
Non-controlling interests - Common OP Units 71,068 72,078
Total Equity 1,304,755 1,321,888
Total Liabilities and Equity $ 4,418,969 $ 4,151,275
The accompanying notes are an integral part of the consolidated financial statements.
Equity LifeStyle Properties, Inc.
Consolidated Statements of Income and Comprehensive Income
(amounts in thousands, except per share data (adjusted for stock split))
Years Ended December 31,
2020 2019 2018
Revenues:
Rental income $ 923,743 $ 879,635 $ 821,114
Annual membership subscriptions 53,085 51,015 47,778
Membership upgrade sales current period, gross 21,739 19,111 15,191
Membership upgrade sales upfront payments, deferred, net (12,062) (10,451) (7,380)
Other income 46,008 43,063 51,935
Gross revenues from home sales 45,695 34,655 36,064
Brokered resale and ancillary services revenues, net 2,060 3,493 3,584
Interest income 7,154 7,207 7,525
Income from other investments, net 4,026 9,528 10,842
Total revenues 1,091,448 1,037,256 986,653
Expenses:
Property operating and maintenance 354,340 333,520 319,839
Real estate taxes 66,120 62,338 55,892
Sales and marketing, gross 17,332 15,583 12,542
Membership sales commissions, deferred, net (1,660) (1,219) (813)
Property management 57,967 56,509 53,736
Depreciation and amortization 155,131 152,110 137,209
Cost of home sales 46,229 35,096 37,475
Home selling expenses 4,572 4,401 4,095
General and administrative 39,276 35,679 37,684
Other expenses 2,567 2,865 1,483
Early debt retirement 10,786 1,491 1,071
Interest and related amortization 102,771 104,223 104,993
Total expenses 855,431 802,596 765,206
Gain on sale of real estate, net - 52,507 -
Income before equity in income of unconsolidated joint ventures 236,017 287,167 221,447
Equity in income of unconsolidated joint ventures 5,399 8,755 4,939
Consolidated net income 241,416 295,922 226,386
Income allocated to non-controlling interests - Common OP Units (13,132) (16,783) (13,774)
Redeemable perpetual preferred stock dividends (16) (16) (16)
Net income available for Common Stockholders $ 228,268 $ 279,123 $ 212,596
Consolidated net income $ 241,416 $ 295,922 $ 226,386
Other comprehensive income (loss):
Adjustment for fair market value of swap 380 (2,679) 1,357
Consolidated comprehensive income 241,796 293,243 227,743
Comprehensive income allocated to non-controlling interests - Common OP Units (13,154) (16,633) (13,861)
Redeemable perpetual preferred stock dividends (16) (16) (16)
Comprehensive income attributable to Common Stockholders $ 228,626 $ 276,594 $ 213,866
The accompanying notes are an integral part of the consolidated financial statements.
Equity LifeStyle Properties, Inc.
Consolidated Statements of Income and Comprehensive Income
(amounts in thousands, except per share data (adjusted for stock split))
Years Ended December 31,
2020 2019 2018
Earnings per Common Share - Basic $ 1.26 $ 1.54 $ 1.19
Earnings per Common Share - Fully Diluted $ 1.25 $ 1.54 $ 1.19
Weighted average Common Shares outstanding - Basic 181,828 180,805 177,928
Weighted average Common Shares outstanding - Fully Diluted 192,555 191,995 190,110
The accompanying notes are an integral part of the consolidated financial statements.
Equity LifeStyle Properties, Inc.
Consolidated Statements of Changes In Equity
(amounts in thousands; adjusted for stock split)
Common
Stock Paid-in
Capital
Redeemable
Perpetual
Preferred Stock Distributions
in Excess of
Accumulated
Earnings Accumulated
Other
Comprehensive
Income (Loss) Non-
Controlling
Interests -
Common
OP Units Total
Equity
Balance as of December 31, 2017 $ 1,766 $ 1,241,226 $ - $ (211,980) $ 942 $ 68,088 $ 1,100,042
Cumulative effect of change in accounting principle (ASC 606, Revenue Recognition) - - - (15,186) - - (15,186)
Balance as of January 1, 2018 1,766 1,241,226 - (227,166) 942 68,088 1,084,856
Exchange of Common OP Units for Common Stock 2 1,023 - - - (1,025) -
Issuance of Common Stock through exercise of options 4 3,819 - - - - 3,823
Issuance of Common Stock through employee stock purchase plan - 2,043 - - - - 2,043
Issuance of Common Stock 20 78,735 - - - - 78,755
Compensation expenses related to restricted stock and stock options - 9,995 - - - - 9,995
Repurchase of Common Stock or Common OP Units - (3,011) - - - - (3,011)
Adjustment for Common OP Unitholders in the Operating Partnership - (3,684) - - - 3,684 -
Adjustment for fair market value of swap - - - - 1,357 - 1,357
Consolidated net income - - 16 212,596 - 13,774 226,386
Distributions - - (16) (196,464) - (12,729) (209,209)
Other - (1,651) - - - - (1,651)
Balance as of December 31, 2018 1,792 1,328,495 - (211,034) 2,299 71,792 1,193,344
Exchange of Common OP Units for Common Stock 10 6,539 - - - (6,549) -
Issuance of Common Stock through exercise of options - 53 - - - - 53
Issuance of Common Stock through employee stock purchase plan - 2,429 - - - - 2,429
Issuance of Common Stock 10 59,309 - - - - 59,319
Compensation expenses related to restricted stock and stock options - 10,481 - - - - 10,481
Repurchase of Common Stock or Common OP Units - (53) - - - - (53)
Adjustment for Common OP Unitsholders in the Operating Partnership - (3,210) - - 3,210 -
Adjustment for fair market value of swap - - - - (2,679) - (2,679)
Consolidated net income - - 16 279,123 - 16,783 295,922
Distributions - - (16) (222,407) - (13,158) (235,581)
Other - (1,347) - - - - (1,347)
Balance as of December 31, 2019 1,812 1,402,696 - (154,318) (380) 72,078 1,321,888
Cumulative effect of change in accounting principle (ASU 2016-13, Financial Instruments - Credit Losses (Topic 326)) - - - (3,875) - - (3,875)
Exchange of Common OP Units for Common Stock 1 81 - - - (82) -
Issuance of Common Stock through employee stock purchase plan - 2,026 - - - - 2,026
Compensation expenses related to restricted stock and stock options - 11,527 - - - - 11,527
Repurchase of Common Stock or Common OP Units - (3,962) - - - (3,962)
Adjustment for Common OP Unitholders in the Operating Partnership - (300) - - - 300 -
Adjustment for fair market value of swap - - - - 380 - 380
Consolidated net income - - 16 228,268 - 13,132 241,416
Distributions - - (16) (249,598) - (14,360) (263,974)
Other - (671) - - - - (671)
Balance as of December 31, 2020 $ 1,813 $ 1,411,397 $ - $ (179,523) $ - $ 71,068 $ 1,304,755
The accompanying notes are an integral part of the consolidated financial statements.
Equity LifeStyle Properties, Inc.
Consolidated Statements of Cash Flows
(amounts in thousands)
Years Ended December 31,
2020 2019 2018
Cash Flows From Operating Activities:
Consolidated net income $ 241,416 $ 295,922 $ 226,386
Adjustments to reconcile consolidated net income to net cash provided by operating activities:
Gain on sale of real estate, net - (52,507) -
Early debt retirement 10,786 1,491 1,071
Depreciation and amortization 157,760 153,980 138,688
Amortization of loan costs 3,473 3,479 3,564
Debt premium amortization (394) (483) (2,259)
Equity in income of unconsolidated joint ventures (5,399) (8,755) (4,939)
Distributions of income from unconsolidated joint ventures 95 5,133 4,122
Proceeds from insurance claims, net (1,697) (3,530) (8,525)
Compensation expense related to restricted stock and stock options 11,527 10,481 9,995
Revenue recognized from membership upgrade sales upfront payments (9,675) (8,660) (7,811)
Commission expense recognized related to membership sales 3,673 3,667 3,609
Long-term incentive plan compensation 1,531 (2,843) 1,176
Changes in assets and liabilities:
Notes receivable, net (1,166) (2,836) (247)
Deferred commission expense (4,995) (4,508) (4,274)
Other assets, net 34,048 11,621 26,898
Accounts payable and other liabilities 3,386 15,578 9,615
Deferred revenue - upfront payments from membership upgrade sales 21,739 19,111 15,191
Deferred revenue - annual membership subscriptions 1,215 544 123
Rents and other customer payments received in advance and security deposits (786) 6,635 1,701
Net cash provided by operating activities 466,537 443,520 414,084
Cash Flows From Investing Activities:
Real estate acquisitions, net (239,067) (185,411) (234,108)
Proceeds from disposition of properties, net - 77,746 -
Investment in unconsolidated joint ventures - (983) (4,497)
Distributions of capital from unconsolidated joint ventures 5,648 6,352 396
Proceeds from insurance claims 122 8,200 7,943
Repayments of notes receivable - - 13,823
Issuance of notes receivable - - -
Capital improvements (217,082) (257,993) (181,622)
Net cash used in investing activities (450,379) (352,089) (398,065)
Cash Flows From Financing Activities:
Proceeds from stock options and employee stock purchase plan 2,027 2,482 5,813
Gross proceeds from the issuance of common stock - 59,319 78,755
Distributions:
Common Stockholders (242,948) (216,098) (190,211)
Common OP Unitholders (13,983) (13,104) (12,411)
Preferred Stockholders (16) (16) (16)
Share based award tax withholding payments (3,962) (53) (2,958)
Principal payments and mortgage debt repayment (468,278) (121,028) (245,335)
Mortgage notes payable financing proceeds 662,309 - 421,774
Line of Credit repayment (390,500) (155,500) (284,000)
Line of Credit proceeds 452,500 315,500 254,000
Debt issuance and defeasance costs (17,434) (1,700) (6,436)
Redemption of preferred stock - - -
Other (673) (1,347) (1,651)
Net cash (used in) provided by financing activities (20,958) (131,545) 17,324
Net increase (decrease) in cash and restricted cash (4,800) (40,114) 33,343
Cash and restricted cash, beginning of period 28,860 68,974 35,631
Cash and restricted cash, end of period $ 24,060 $ 28,860 $ 68,974
The accompanying notes are an integral part of the consolidated financial statements.
Equity LifeStyle Properties, Inc.
Consolidated Statements of Cash Flows
(amounts in thousands)
Years Ended December 31,
2020 2019 2018
Supplemental information:
Cash paid for interest $ 100,686 $ 102,027 $ 102,377
Net investment in real estate - reclassification of rental homes $ 38,845 $ 28,260 $ 30,799
Other assets, net - reclassification of rental homes $ (38,845) $ (28,260) $ (30,799)
Real estate acquisitions:
Investment in real estate $ (248,100) $ (249,197) $ (265,129)
Investment in unconsolidated joint ventures - 35,789 -
Other assets, net (153) (1,646) (59)
Debt assumed 6,873 19,212 9,200
Debt financed - - 8,786
Other liabilities 2,313 10,431 13,094
Real estate acquisitions, net $ (239,067) $ (185,411) $ (234,108)
Real estate dispositions:
Investment in real estate $ - $ 35,572 $ -
Notes receivable, net - 295 -
Other assets, net - 97 -
Mortgage notes payable, net - (11,175) -
Other liabilities - 450 -
Gain on sale of real estate, net - 52,507 -
Real estate dispositions, net $ - $ 77,746 $ -
The accompanying notes are an integral part of the consolidated financial statements.
Equity LifeStyle Properties, Inc.
Notes to Consolidated Financial Statements
Note 1-Organization
Equity LifeStyle Properties, Inc. ("ELS"), a Maryland corporation, together with MHC Operating Limited Partnership (the "Operating Partnership") and its other consolidated subsidiaries (the "Subsidiaries"), are referred to herein as "we," "us," and "our." We are a fully integrated owner and operator of lifestyle-oriented properties ("Properties") consisting primarily of manufactured home ("MH") and recreational vehicle ("RV") communities. We provide our customers the opportunity to place manufactured homes, cottages or RVs on our Properties either on a long-term or short-term basis. Our customers may lease individual developed areas ("Sites") or enter into right-to-use contracts, also known as membership subscriptions, which provide them access to specific Properties for limited stays.
Commencing with our taxable year ended December 31, 1993, we have elected to be taxed as a real estate investment trust ("REIT") for U.S. federal income tax purposes. We believe we have qualified for taxation as a REIT. To maintain our qualification as a REIT, we must meet certain requirements, which are highly technical and complex. If we fail to qualify as a REIT, we could be subject to U.S. federal income tax at regular corporate rates. Additionally, we could remain disqualified as a REIT for four years following the year we first failed to qualify. Even as a REIT, we are subject to certain foreign, state and local taxes on our income and property and U.S. federal income and excise taxes on our undistributed income.
Our Properties are owned primarily by the Operating Partnership and managed internally by affiliates of the Operating Partnership. We are the general partner of the Operating Partnership and own 94.6% as of December 31, 2020. We contributed the proceeds from our various equity offerings, including our initial public offering, to the Operating Partnership. In exchange for these contributions, we received units of common interests in the partnership ("OP Units") equal to the number of shares of common stock issued in such equity offerings. The limited partners of the Operating Partnership (the "Common OP Unitholders") receive an allocation of net income that is based on their respective ownership percentage in the Operating Partnership that is presented on the consolidated financial statements as Non-controlling interests-Common OP Units. As of December 31, 2020, the Non-controlling interests-Common OP Units were 10,479,194, which are exchangeable for an equivalent number of shares of our common stock or, at our option, cash. The issuance of additional shares of common stock or OP Units would change the respective ownership of the Operating Partnership for the Common OP Unitholders.
Since certain activities, if performed by us, may not be qualifying REIT activities under the Internal Revenue Code of 1986, as amended (the "Code"), we have formed Taxable REIT subsidiaries (each, a "TRS") to engage in such activities. Realty Systems, Inc. ("RSI") is our wholly-owned TRS, which owns several Properties. Additionally, RSI is engaged in the business of purchasing, selling and leasing factory-built homes located in Properties owned and managed by us. RSI also offers home sales brokerage services to our residents who choose to sell their homes as opposed to relocating them when moving from a Property. Subsidiaries of RSI also operates ancillary activities at certain Properties consisting of operations such as golf courses, pro shops, stores and restaurants.
Equity LifeStyle Properties, Inc.
Notes to Consolidated Financial Statements
Note 2-Summary of Significant Accounting Policies
(a)Basis of Presentation
The consolidated financial statements present the results of operations, financial position and cash flows of ELS, its majority-owned and controlled subsidiaries and variable interest entities ("VIEs") in which ELS is the primary beneficiary. Intercompany balances and transactions have been eliminated.
The Operating Partnership meets the criteria as a VIE, where we are the general partner and controlling owner of approximately 94.6%. The limited partners do not have substantive kick-out or participating rights. Our sole significant asset is our investment in the Operating Partnership, and consequently, substantially all of our assets and liabilities represent those assets and liabilities of the Operating Partnership. Additionally, we have the power to direct the Operating Partnership's activities and the obligation to absorb its losses or the right to receive its benefits. Accordingly, we are the primary beneficiary and we have continued to consolidate the Operating Partnership.
Equity method of accounting is applied to entities in which ELS does not have a controlling interest or for VIEs in which ELS is not considered the primary beneficiary, but with respect to which it can exercise significant influence over the operations and major decisions. Our exposure to losses associated with unconsolidated joint ventures is primarily limited to the carrying value of these investments. Accordingly, distributions from a joint venture in excess of our carrying value are recognized in earnings.
On October 15, 2019, we effected a two-for-one-stock split of our common stock. Pursuant to the anti-dilution provision in the Operating Partnership's Agreement of Limited Partnership, the stock split also effected a two-for-one unit split of the outstanding OP Units. All shares of common stock and OP Units and per share data in the consolidated financial statements and accompanying footnotes, for all periods presented, have been adjusted to reflect the stock split.
(b)Use of Estimates
The preparation of the consolidated financial statements in conformity with U.S. Generally Accepted Accounting Principles (GAAP) requires management to make estimates and assumptions that affect the reported amounts of assets and liabilities, the disclosure of contingent assets and liabilities at the date of the financial statements and the reported amounts of revenues and expenses during the reporting period. Actual results could differ from these estimates. All property and site counts and acreage amounts are unaudited.
(c) Investment in Real Estate
Investment in real estate is recorded at cost less accumulated depreciation. Direct and indirect costs related to real estate improvement projects are capitalized, including salaries and related benefits of employees who are directly responsible for and spend their time on the execution and supervision of such projects. Land improvements consist primarily of improvements such as grading, landscaping and infrastructure items, such as streets, sidewalks or water mains. Improvements to buildings and other depreciable property include clubhouses, laundry facilities, maintenance storage facilities, rental units and furniture, fixtures and equipment.
For development and expansion projects, we capitalize direct project costs, such as construction, architectural and legal, as well as, indirect project costs such as interest, real estate taxes and salaries and related benefits of employees who are directly involved in the project. Capitalization of these costs begins when the activities and related expenditures commence and cease when the project, or a portion of the project, is substantially complete and ready for its intended use.
Depreciation is computed on a straight-line basis based on the estimated useful lives of the associated real estate assets.
Useful Lives
(in years)
Land and Building Improvements 10-30
Manufactured Homes 10-25
Furniture, Fixture and Equipment 5
In-place leases Expected term
Above and below-market leases Applicable lease term
Equity LifeStyle Properties, Inc.
Notes to Consolidated Financial Statements
Note 2-Summary of Significant Accounting Policies (continued)
Long-lived assets to be held and used, including our investment in real estate, are evaluated for impairment indicators quarterly or whenever events or changes in circumstances indicate a possible impairment. Our judgments regarding the existence of impairment indicators are based on factors such as operational performance, market conditions, environmental and legal factors. Future events could occur which would cause us to conclude that impairment indicators exist and an impairment loss is warranted.
If an impairment indicator exists related to a long-lived asset that is held and used, the expected future undiscounted cash flows are compared against the carrying amount of that asset. Forecasting cash flows requires us to make estimates and assumptions on various inputs including, but not limited to, rental revenue and expense growth rates, occupancy, levels of capital expenditure and capitalization rates. If the sum of the estimated undiscounted cash flows is less than the carrying amount of the asset, an impairment loss is recorded for the carrying amount in excess of the estimated fair value, if any, of the asset. For the periods presented, no impairment losses were recorded.
(d) Acquisitions
On January 1, 2018, we adopted ("ASU 2017-01") Business Combinations: Clarifying the Definition of a Business (Topic 805) on a prospective basis. We apply a screen test to evaluate if substantially all the fair value of the acquired property is concentrated in a single identifiable asset or group of similar identifiable assets to determine whether a transaction is accounted for as an asset acquisition or business combination. As most of our real estate acquisitions are concentrated in either a single or a group of similar identifiable assets, our real estate transactions are generally accounted for as asset acquisitions, which permits the capitalization of transaction costs to the basis of the acquired property.
In estimating the fair values for purposes of allocating the purchase price, we utilize a number of sources, including independent appraisals or internal valuations that may be available in connection with the acquisition or financing of the respective Property and other market data. We also consider information obtained about each Property as a result of our due diligence, marketing and leasing activities in estimating the fair value of the tangible and intangible assets acquired and liabilities assumed.
The following methods and assumptions are used to estimate the fair value of each class of asset acquired and liability assumed:
Land - Market approach based on similar, but not identical, transactions in the market. Adjustments to comparable sales based on both quantitative and qualitative data.
Depreciable property - Cost approach based on market comparable data to replace adjusted for local variations, inflation and other factors.
Manufactured homes - Sales comparison approach based on market prices for similar homes adjusted for differences in age or size.
In-place leases - In-place leases are determined via a combination of estimates of market rental rates and expense reimbursement levels as well as an estimate of the length of time required to replace each lease.
Above-market assets/below-market liabilities - Income approach based on discounted cash flows comparing contractual cash flows to be paid pursuant to the leases and our estimate of fair market lease rates over the remaining non-cancelable lease terms. For below-market leases, we also consider remaining initial lease terms plus any renewal periods.
Notes receivable - Income approach based on discounted cash flows comparing contractual cash flows at a market rate adjusted based on particular notes' or note holders' down payment, credit score and delinquency status.
Mortgage notes payable - Income approach based on discounted cash flows comparing contractual cash flows to cash flows of similar debt discounted based on market rates.
(e) Intangibles and Goodwill
We record acquired intangible assets at their estimated fair value separate and apart from goodwill. We amortize identified intangible assets and liabilities that are determined to have finite lives over the period the assets and liabilities are expected to contribute directly or indirectly to the future cash flows of the Property or business acquired. Intangible assets subject to amortization are reviewed for impairment whenever events or changes in circumstances indicate that their carrying
Equity LifeStyle Properties, Inc.
Notes to Consolidated Financial Statements
Note 2-Summary of Significant Accounting Policies (continued)
amounts may not be recoverable. An impairment loss is recognized if the carrying amount of an intangible asset is not recoverable and its carrying amount exceeds its estimated fair value.
The excess of the cost of an acquired entity over the net of the amounts assigned to assets acquired (including identified intangible assets) and liabilities assumed in a business combination is recorded as goodwill. Goodwill is not amortized but is tested for impairment at a level of reporting referred to as a reporting unit on an annual basis, or more frequently if events or changes in circumstances indicate that the asset might be impaired.
As of December 31, 2020 and 2019, the gross carrying amount of identified intangible assets and goodwill was $12.5 million and $12.1 million, respectively, which is reported as a component of other assets, net on the Consolidated Balance Sheets. As of December 31, 2020 and 2019, this amount was comprised of $4.7 million and $4.3 million, respectively of identified intangible assets and $7.8 million of goodwill. Accumulated amortization of identified intangibles assets was $3.2 million and $3.1 million as of December 31, 2020 and 2019, respectively.
(f) Assets Held for Sale
In determining whether to classify a real estate asset held for sale, we consider whether: (i) management has committed to a plan to sell the asset; (ii) the asset is available for immediate sale in its present condition, subject only to terms that are usual and customary; (iii) we have initiated a program to locate a buyer; (iv) we believe that the sale of the real estate asset is probable within one year; (v) we are actively marketing the investment property for sale at a price that is reasonable in relation to its current value, and (vi) actions required for us to complete the plan indicate that it is unlikely that any significant changes will be made. If all of the above criteria are met, we classify the real estate asset as held for sale. When all of the above criteria are met, we discontinue depreciation or amortization of the asset, measure it at the lower of its carrying amount or its fair value less estimated cost to sell, and present it separately as assets held for sale, net on the Consolidated Balance Sheets. We also present the liabilities related to assets held for sale, if any, separately on the Consolidated Balance Sheets. In connection with the held for sale evaluation, if the disposal represents a strategic shift that has, or will have, a major effect on the consolidation financial statement, then the transaction is presented as discontinued operations.
(g) Restricted Cash
As of December 31, 2020 and 2019, restricted cash consists of $24.1 million and $25.1 million, respectively, primarily related to cash reserved for customer deposits and escrows for insurance and real estate taxes.
(h) Fair Value of Financial Instruments
We disclose the estimated fair value of our financial instruments according to a fair value hierarchy. The valuation hierarchy is based on the transparency of the lowest level of input that is significant to the valuation of an asset or a liability as of the measurement date. The three levels are defined as follows:
Level 1 - Inputs to the valuation methodology are quoted prices (unadjusted) for identical assets or liabilities in active markets.
Level 2 - Inputs to the valuation methodology include quoted prices for similar assets and liabilities in active markets, and inputs that are observable for the asset or liability, either directly or indirectly, for substantially the full term of the financial instrument.
Level 3 - Inputs to the valuation methodology are unobservable and significant to the fair value measurement.
The carrying values of cash and restricted cash, accounts receivable and accounts payable approximate their fair market values due to the short-term nature of these instruments. The carrying value of the notes receivable approximates the fair market value as the interest rates are generally comparable to current market rates. Concentrations of credit risk with respect to notes receivable are limited due to the size of the receivable and geographic diversity of the underlying Properties.
The fair market value of mortgage notes payable is measured with Level 2 inputs using quoted prices and observable inputs from similar liabilities as disclosed in Note 9. Borrowing Arrangements.
We also utilize Level 2 and Level 3 inputs as part of our determination of the purchase price allocation for our acquisitions as disclosed in Note 6. Investment in Real Estate.
Equity LifeStyle Properties, Inc.
Notes to Consolidated Financial Statements
Note 2-Summary of Significant Accounting Policies (continued)
(i) Deferred Financing Costs, Net
Deferred financing costs are being amortized over the terms of the respective loans on a straight-line basis. Unamortized deferred financing costs are written-off when debt is retired before the maturity date. Deferred financing costs, net were $27.9 million and $24.0 million as of December 31, 2020 and 2019, respectively.
(j) Allowance for Doubtful Accounts
Our allowance for doubtful accounts is comprised of our reserves for receivable from tenants, receivable for annual membership subscriptions, Contracts Receivable and Chattel Loans (See Note 8. Notes Receivable, Net for definition of these terms). The allowance reflects our best estimate of collectibility risks on outstanding receivables. Our allowance for doubtful accounts was as follows:
December 31,
(amounts in thousands):
2020 2019 2018
Balance, beginning of year $ 6,586 $ 5,230 $ 5,545
Change in accounting principle (ASU 2016-13, Financial Instruments - Credit Losses (Topic 326)) (1)
3,875 - -
Provision for losses 7,287 3,929 4,154
Write-offs (3,288) (2,573) (4,469)
Balance, end of year $ 14,460 $ 6,586 $ 5,230
(1) See Note 2. (o) Summary of Significant Accounting Policies for more detail.
(k) Revenue Recognition
Our revenue streams are predominantly derived from customers renting our Sites or entering into membership subscriptions. Our MH Sites and annual RV and marina Sites are leased on an annual basis. Seasonal RV and marina Sites are leased to customers generally for one to six months. Transient RV and marina Sites are leased to customers on a short-term basis. Leases with our customers are accounted for as operating leases. Rental income is accounted for in accordance with the Accounting Standard Codification (ASC) 842, Leases, and is recognized over the term of the respective lease or the length of a customer's stay. We do not separate expenses reimbursed by our customers ("utility recoveries") from the associated rental revenue as we meet the practical expedient criteria to combine these lease and non-lease components. We assessed the criteria and concluded that the timing and pattern of transfer for rental revenue and the associated utility recoveries are the same and as our leases qualify as operating leases, we account for and present rental revenue and utility recoveries as a single component under Rental income in our Consolidated Statements of Income and Comprehensive Income.
A membership subscription gives the customer the right to a set schedule of usage at a specified group of Properties. Payments are deferred and recognized on a straight-line basis over the one-year period in which access to Sites at certain Properties are provided. Membership upgrades grant certain additional access rights to the customer and require non-refundable upfront payments. The non-refundable upfront payments are recognized on a straight-line basis over 20 years, which is our estimated membership upgrade contract term. Income from home sales is recognized when the earnings process is complete. The earnings process is complete when the home has been delivered, the purchaser has accepted the home and title has transferred. Sales from membership subscriptions, upgrades and home sales are accounted for in accordance with ASC 606, Revenue from Contracts with Customers.
(l) Stock Based Compensation
Stock-based compensation expense for restricted stock awards with service conditions is measured based on the grant date fair value and recognized on a straight-line basis over the requisite service period of the individual grants.
Stock-based compensation expense for restricted stock awards with performance conditions is measured based on the grant date fair value and recognized on a straight-line basis over the performance period of the individual grants, when achieving the performance targets is considered probable. We estimate and revisit the probability of achieving the performance targets periodically by updating our forecasts throughout the performance period as necessary.
We also issue stock options by estimating the grant date fair value using the Black-Scholes option-pricing model and recognizing over the vesting period for options that are expected to vest. We estimate forfeitures at the time of grant based on
Equity LifeStyle Properties, Inc.
Notes to Consolidated Financial Statements
Note 2-Summary of Significant Accounting Policies (continued)
historical experience, updated for changes in facts and circumstances, as appropriate, and in subsequent periods if actual forfeitures differ from those estimates. The expected volatility assumption is calculated based on our historical volatility, which is calculated over a period of time commensurate with the expected term of the options being valued. The risk-free interest rate assumption is based upon the U.S. Treasury yield curve in effect at the time of grant. The dividend yield assumption is based on our expectation of dividend payouts.
(m) Non-Controlling Interests
The OP Units are exchangeable for shares of common stock on a one-for-one basis at the option of the Common OP Unitholders, which we may, in our discretion, cause the Operating Partnership to settle in cash. The exchange is treated as a capital transaction, which results in an allocation between stockholders' equity and non-controlling interests to account for the change in the respective percentage ownership of the underlying equity of the Operating Partnership.
Net income is allocated to Common OP Unitholders based on their respective ownership percentage of the Operating Partnership. Such ownership percentage is calculated by dividing the number of OP Units held by the Common OP Unitholders by the total OP Units held by the Common OP Unitholders and the shares of common stock held by the common stockholders. Issuance of additional shares of common stock or OP Units would change the percentage ownership of both the Non-controlling interests - Common OP Units and the common stockholders.
(n) Income Taxes
Due to our structure as a REIT, the results of operations contain no provision for U.S. federal income taxes for the REIT. As of both December 31, 2020 and 2019, the REIT had a federal net operating loss carryforward of approximately $74.1 million. The REIT is entitled to utilize the net operating loss carryforward only to the extent that the REIT taxable income exceeds our deduction for dividends paid. Due to the uncertainty regarding the use of the REIT net operating loss carryforward, no net tax asset has been recorded as of December 31, 2020 and 2019.
In addition, we own certain TRSs, which are subject to federal and state income taxes at regular corporate tax rates. Overall, the TRSs have federal net operating loss carryforwards. Due to the uncertainty regarding the realization of these deferred tax assets, we have maintained a full valuation allowance as of December 31, 2020 and 2019.
The REIT remains subject to certain foreign, state and local income, excise or franchise taxes; however, they are not material to our operating results or financial position. We do not have unrecognized tax benefit items.
We, or one of our Subsidiaries, file income tax returns in the U.S. federal jurisdiction, various U.S. state jurisdictions and Canada. With few exceptions, we are no longer subject to U.S. federal, state and local, or non-U.S. income tax examinations by tax authorities for years before 2016.
As of December 31, 2020, net investment in real estate and notes receivable had a U.S. federal tax basis of approximately $4.0 billion (unaudited) and $40.7 million (unaudited), respectively.
During the years ended December 31, 2020, 2019 and 2018, our tax treatment of common stock distributions, as adjusted for the stock split, was as follows (unaudited):
2020 2019 2018
Tax status of common stock distributions deemed paid during the year:
Ordinary income $ 1.234 $ 1.241 $ 1.069
Long-term capital gains 0.006 - -
Non-dividend distributions 0.057 - -
Distributions declared per common stock outstanding $ 1.297 $ 1.241 $ 1.069
The quarterly dividend paid on January 10, 2020 is a split-year distribution with $0.015462 (unaudited) per share of common stock considered a distribution made in 2020 for federal income tax purposes. The quarterly distribution paid on January 8, 2021 is a split year distribution with $0.254699 (unaudited) per share of common stock considered a distribution made in 2020 and $0.087801 (unaudited) allocable to 2021 for federal income tax purposes.
Equity LifeStyle Properties, Inc.
Notes to Consolidated Financial Statements
Note 2-Summary of Significant Accounting Policies (continued)
(o) Recently Adopted Accounting Pronouncements
On January 1, 2020, we prospectively adopted FASB ("ASU 2018-15") Intangibles - Goodwill and Other - Internal-Use Software (ASC 350-40), Customer's Accounting for Implementation Costs Incurred in a Cloud Computing Arrangement That Is a Service Contract. ASU 2018-15 provides guidance on accounting for fees paid when the arrangement includes a software license and aligns the requirements for capitalizing implementation costs incurred in a hosting arrangement that is a service contract with the requirements for capitalizing costs to develop or obtain internal-use software. The adoption of this guidance did not have a material impact on our consolidated financial statements.
On January 1, 2020, we adopted FASB (“ASU 2016-13”) Financial Instruments - Credit Losses (Topic 326) using the modified retrospective approach. ASU 2016-13 requires entities to measure all expected credit losses for financial assets held at the reporting date based on historical experience, current conditions, and reasonable and supportable forecasts. Entities should use forward-looking information to better form their credit loss estimates.
We are exposed to credit losses primarily through sales of annual membership subscriptions and membership upgrades and home sales. We have developed an allowance for credit losses, which represents an estimate of expected losses over the remaining contractual life of our receivables. The estimate is a result of our ongoing assessments and evaluations of collectability including historical loss experience, current market conditions and future expectations in forecasting credit losses in each of our receivable portfolios. We recognized a cumulative-effect adjustment of $3.9 million, which decreased opening retained earnings as of January 1, 2020.
The cumulative-effect adjustment resulting from the adoption of ASU 2016-13 as of January 1, 2020 was as follows:
Balance net of allowance Balance Sheet Location Balance at December 31, 2019 Adjustment due to ASU 2016-13 Adoption Balance at January 1, 2020 Balance at
December 31, 2020
(amounts in thousands)
Annual membership subscriptions Other assets, net $ 2,394 $ (1,361) $ 1,033 $ 1,857
Membership upgrades Notes receivable, net $ 25,236 $ (2,514) $ 22,722 $ 25,427
Equity LifeStyle Properties, Inc.
Notes to Consolidated Financial Statements
Note 3-Leases
Lessor
Rental income derived from customers renting our Sites is accounted for in accordance with ASC 842, Leases, and is recognized over the term of the respective operating lease or the length of a customer's stay. MH Sites are generally leased on an annual basis to residents who own or lease factory-built homes, including manufactured homes. Annual RV and marina Sites are leased on an annual basis to customers who generally have an RV, factory-built cottage, boat or other unit placed on the site, including those Northern properties that are open for the summer season. Seasonal RV and marina Sites are leased to customers generally for one to six months. Transient RV and marina Sites are leased to customers on a short-term basis. In addition, customers may lease homes that are located in our communities.
The leases entered into between the customer and us for a rental of a Site are renewable upon the consent of both parties or, in some instances, as provided by statute. Long-term leases that are non-cancelable by the tenants are in effect at certain Properties. Rental rate increases at these Properties are primarily a function of increases in the Consumer Price Index, taking into consideration certain conditions. Additionally, periodic market rate adjustments are made as deemed appropriate. In addition, certain state statutes allow entry into long-term agreements that effectively modify lease terms related to rent amounts and increases over the term of the agreements. The following table presents future minimum rents expected to be received under long-term non-cancelable tenant leases, as well as those leases that are subject to long-term agreements governing rent payments and increases:
(amounts in thousands)
As of December 31, 2020
2021 $ 133,385
2022 136,225
2023 92,816
2024 43,512
2025 21,915
Thereafter 74,196
Total $ 502,049
Lessee
We lease land under non-cancelable operating leases at 13 Properties expiring at various dates between 2022 and 2054. The majority of the leases have terms requiring fixed payments plus additional rents based on a percentage of gross revenues at those Properties. We also have other operating leases, primarily office space expiring at various dates through 2030. For the years ended December 31, 2020, 2019 and 2018, total operating lease payments were $9.9 million, $9.3 million and $8.3 million, respectively.
The following table presents the operating lease payments for the year ended December 31, 2020, 2019 and 2018:
Years Ended December 31,
(amounts in thousands) 2020 2019 2018
Fixed lease cost:
Ground leases $ 5,912 $ 5,727 $ 5,537
Office and other leases 3,243 2,869 2,114
Variable lease cost:
Ground leases 652 639 599
Office and other leases 111 72 39
Total lease cost $ 9,918 $ 9,307 $ 8,289
Equity LifeStyle Properties, Inc.
Notes to Consolidated Financial Statements
Note 3-Leases (continued)
The following table summarizes our minimum future rental payments, excluding variable costs, which are discounted by our incremental borrowing rate to calculate the lease liability for our operating leases as of December 31, 2020:
(amounts in thousands) Ground Leases Office and Other Leases Total
2021 $ 1,960 $ 3,209 $ 5,169
2022 (a)
1,490 1,531 3,021
2023 545 1,240 1,785
2024 545 897 1,442
2025 545 766 1,311
Thereafter 4,493 2,125 6,618
Total undiscounted rental payments 9,578 9,768 19,346
Less imputed interest (2,044) (908) (2,952)
Total lease liabilities $ 7,534 $ 8,860 $ 16,394
_____________________
(a)The leases of our four Westwinds Properties expire on August 31, 2022 and do not contain extension options. See Note 16. Commitments and Contingencies for more details on the Westwinds leases.
ROU assets and lease liabilities from our operating leases, included within Other assets, net and Accounts payable and other liabilities on the Consolidated Balance Sheets, were $15.7 million and $16.4 million, respectively, as of December 31, 2020. The weighted average remaining lease term for our operating leases was eight years and the weighted average incremental borrowing rate was 4.0% at December 31, 2020.
ROU assets and lease liabilities from our operating leases, included within Other assets, net and Accounts payable and other liabilities on the Consolidated Balance Sheets, were $15.1 million and $16.2 million, respectively, as of December 31, 2019. The weighted average remaining lease term for our operating leases was seven years and the weighted average incremental borrowing rate was 4.4% at December 31, 2019.
Note 4-Earnings Per Common Share
Basic and fully diluted earnings per share are based on the weighted average shares outstanding during each year. The following table sets forth the computation of basic and diluted earnings per share of common stock (Common Share), as adjusted for the stock split, for the years ended December 31, 2020, 2019, and 2018:
Years Ended December 31,
(amounts in thousands, except per share data) 2020 2019 2018
Numerators:
Net income available to Common Stockholders-Basic $ 228,268 $ 279,123 $ 212,596
Amounts allocated to dilutive securities 13,132 16,783 13,774
Net income available to Common Stockholders-Fully Diluted $ 241,400 $ 295,906 $ 226,370
Denominator:
Weighted average Common Shares outstanding-Basic 181,828 180,805 177,928
Effect of dilutive securities:
Exchange of Common OP Units for Common Shares 10,484 10,934 11,586
Stock options and restricted stock 243 256 596
Weighted average Common Shares outstanding-Fully Diluted 192,555 191,995 190,110
Earnings per Common Share-Basic: $ 1.26 $ 1.54 $ 1.19
Earnings per Common Share-Fully Diluted: $ 1.25 $ 1.54 $ 1.19
Equity LifeStyle Properties, Inc.
Notes to Consolidated Financial Statements
Note 5-Common Stock and Other Equity Related Transactions
Increase in Authorized Shares
On April 28, 2020, our stockholders approved an amendment to our charter to increase the number of shares of common stock that we are authorized to issue from 400,000,000 to 600,000,000 shares.
Two-for-One Common Stock and OP Units Split
On October 15, 2019, a two-for-one stock split of our common stock, effected by and in the form of a stock dividend, was paid to stockholders of record as of October 1, 2019. In connection with our stock split, the OP Units of our Operating Partnership were also split on a two-for-one basis.
Equity Offering Program
On July 30, 2020, we entered into our current at-the-market ("ATM") equity offering program with certain sales agents, pursuant to which we may sell, from time-to-time, shares of our Common Stock, par value $0.01 per share, having an aggregate offering price of up to $200.0 million. As of December 31, 2020, we have $200.0 million of common stock available for issuance.
The following table presents the shares that were issued under our ATM equity offering programs, as adjusted for the stock split, during the years ended December 31, 2020, 2019, and 2018:
Years Ended December 31,
(amounts in thousands, except share data)
2020 2019 2018
Shares of common stock sold - 1,010,472 1,722,282
Weighted average price $ - $ 58.71 $ 45.73
Total gross proceeds $ - $ 59,319 $ 78,755
Commissions paid to sales agents $ - $ 771 $ 1,028
Employee Stock Purchase Plan
On May 10, 2016, we amended and restated the 1997 Non-Qualified Employee Stock Purchase Plan ("ESPP"). Pursuant to the ESPP, certain of our employees and directors may each annually acquire up to $250,000 of our common stock. The common stock may be purchased monthly at a price equal to 85% of the lesser of: (a) the closing price for a share of common stock on the last day of the offering period; and (b) the closing price for a share of common stock on the first day of the offering period. Shares of common stock issued through the ESPP for the years ended December 31, 2020, 2019 and 2018 were 31,385, 40,934 and 44,142, respectively. As of December 31, 2020, 743,194 shares remained available to be sold under the ESPP, subject to adjustment by our Board of Directors.
Exchanges
Subject to certain limitations, Common OP Unitholders can request an exchange of any or all of their OP Units for shares of common stock at any time. Upon receipt of such a request, we may, in lieu of issuing shares of common stock, cause the Operating Partnership to pay cash.
Equity LifeStyle Properties, Inc.
Notes to Consolidated Financial Statements
Note 5-Common Stock and Other Equity Related Transactions (continued)
Common Stock Activity and Distributions
The following table presents the changes in our outstanding common stock (excluding OP Units of 10,479,194, 10,491,222, and 11,491,932 outstanding at December 31, 2020, 2019 and 2018, respectively), as adjusted for the stock split:
Years Ended December 31,
2020 2019 2018
Shares outstanding at January 1, 182,089,595 179,842,036 177,170,320
Common stock issued through the ATM Equity Offering Program and its predecessor - 1,010,472 1,722,282
Common stock issued through exchange of OP Units 12,028 997,750 176,268
Common stock issued through exercise of options - 5,600 405,600
Common stock issued through restricted stock grants 151,104 193,262 385,010
Common stock forfeitures - - -
Common stock issued through ESPP and Dividend Reinvestment Plan 32,099 41,589 45,144
Common stock repurchased and retired (54,195) (1,114) (62,588)
Shares outstanding at December 31, 182,230,631 182,089,595 179,842,036
During the years ended December 31, 2020, 2019 and 2018, we repurchased shares of common stock representing common stock surrendered to satisfy income tax withholding obligations primarily due to the vesting of restricted stock grants at a weighted average price of $73.12, $47.48 and $48.12 per share, respectively.
As of December 31, 2020, 2019 and 2018, ELS' percentage ownership of the Operating Partnership was approximately 94.6%, 94.6% and 94.0%, respectively. The remaining approximately 5.4%, 5.4% and 6.0% as of December 31, 2020, 2019 and 2018, respectively, was owned by the Common OP Unitholders.
The following regular quarterly distributions have been declared and paid to common stockholders and Common OP Unitholders since January 1, 2018:
Distribution Amount Per Share For the Quarter Ended Stockholder Record Date Payment Date
$0.2750 March 31, 2018 March 30, 2018 April 13, 2018
$0.2750 June 30, 2018 June 29, 2018 July 13, 2018
$0.2750 September 30, 2018 September 28, 2018 October 12, 2018
$0.2750 December 31, 2018 December 28, 2018 January 11, 2019
$0.3063 March 31, 2019 March 29, 2019 April 12, 2019
$0.3063 June 30, 2019 June 28, 2019 July 12, 2019
$0.3063 September 30, 2019 September 27, 2019 October 11, 2019
$0.3063 December 31, 2019 December 27, 2019 January 10, 2020
$0.3425 March 31, 2020 March 27, 2020 April 10, 2020
$0.3425 June 30, 2020 June 26, 2020 July 10, 2020
$0.3425 September 30, 2020 September 25, 2020 October 9, 2020
$0.3425 December 31, 2020 December 24, 2020 January 8, 2021
Equity LifeStyle Properties, Inc.
Notes to Consolidated Financial Statements
Note 6-Investment in Real Estate
Acquisitions
We acquired all of the following Properties from unaffiliated third parties:
During the year ended December 31, 2020, we acquired one MH community, seven RV communities and one marina for a combined purchase price of $209.2 million, including:
•Dolce Vita at Superstition Mountain, an MH community located in Apache Junction, Arizona,
•Meridian RV Resort, an RV community located in Apache Junction, Arizona,
•Marina Dunes RV Park, an RV community located in Marina, California,
•Marker 1 Marina, a marina located in Dunedin, Florida,
•Acorn Campground, an RV community located in Green Creek, New Jersey,
•Topsail Sound, an RV community located in Holly Ridge, North Carolina,
•Harbor Point, an RV community located in Sneads Ferry, North Carolina, and
•Leisure World and Trails End, two RV communities located in Weslaco, Texas.
These properties contain 2,772 Sites. We also completed the acquisition of three development assets, including The Resort at Tranquility Lake, located in Cape Coral, Florida, Bayport, located in Jamaica, Virginia, and a development property adjacent to our Voyager joint venture, located in Tuscon, Arizona, for a combined purchase price of $23.7 million. We also acquired additional assets, including nine land parcels, for a combined purchase price of $15.2 million. All acquisitions were accounted for as asset acquisitions. As a result of these acquisitions, we assumed approximately $6.9 million of mortgage debt. The remaining purchase price was funded through new debt financing, our unsecured Line of Credit ("LOC") and available cash.
During the year ended December 31, 2019, we acquired four RV communities, including White Oak Shores, located in Stella, North Carolina, Round Top and Drummer Boy, located in Gettysburg, Pennsylvania, and Lake of the Woods, located in Wautoma, Wisconsin for a combined purchase price of $58.3 million. These properties contain 1,614 Sites. As a result of these acquisitions, we assumed approximately $18.6 million of mortgage debt, excluding mortgage premiums of $0.6 million. The remaining purchase price was funded with available cash. We also completed the acquisition of the remaining interest in our joint venture investment of 11 marinas in Florida for a purchase price of approximately $49.0 million. As part of the acquisition, we also funded the repayment of the joint venture's non-transferable debt of approximately $72.0 million. The transaction was funded with proceeds from the LOC. In addition, the gross carrying value of the joint venture investment of $35.8 million was included in the total fair value of $162.2 million that was allocated to the real estate assets. We also acquired additional assets, including three land parcels, for a combined purchase price of $28.1 million. All acquisitions were accounted for as asset acquisitions.
During the year ended December 31, 2018, we acquired four RV communities, including Sunseekers, located in North Fort Myers, Florida, Holiday Travel Park, located in Holiday, Florida, Timber Creek, located in Waverly, Rhode Island, and King Nummy, located in Cape May Court House, New Jersey and four MH communities, including Everglades Lakes, Serendipity, Kingswood and Palm Lake located in Fort Lauderdale, Clearwater, Riverview and Riviera Beach, Florida, respectively, for a combined purchase price of $251.7 million. These properties contain 3,712 Sites. As a result of these acquisitions, we assumed approximately $9.2 million of mortgage debt and entered into new mortgage debt of $8.8 million. The remaining purchase price was funded with available cash, proceeds from the ATM equity offering program and the LOC. We also acquired two vacant land parcels adjacent to our other communities for a combined purchase price of $2.8 million. All acquisitions were accounted for as asset acquisitions.
Equity LifeStyle Properties, Inc.
Notes to Consolidated Financial Statements
Note 6-Investment in Real Estate (continued)
We engaged third-party valuation firms to assist with our purchase price allocation when necessary. The following table summarizes the fair value of the assets acquired and liabilities assumed for the years ended December 31, 2020, 2019 and 2018, which we determined using Level-3 inputs for land and buildings and other depreciable property and Level-2 inputs for the others:
Years Ended December 31,
(amounts in thousands)
2020 2019 2018
Assets acquired
Land $ 150,909 $ 116,575 $ 171,111
Buildings and other depreciable property 87,749 125,721 84,019
Manufactured homes (a)
2,621 1,382 140
In-place leases (a)
6,821 5,519 9,859
Net investment in real estate $ 248,100 $ 249,197 $ 265,129
Other assets 153 1,646 59
Total assets acquired $ 248,253 $ 250,843 $ 265,188
Liabilities assumed
Mortgage notes payable $ 6,873 $ 19,212 $ 9,200
Below-market lease liability (b)
- - 10,645
Other liabilities 2,313 10,431 2,449
Total liabilities assumed $ 9,186 $ 29,643 $ 22,294
Net assets acquired $ 239,067 $ 221,200 $ 242,894
_____________________
(a)Manufactured homes and in-place leases are included in buildings and other depreciable property on the Consolidated Balance Sheets.
(b)Below-market lease liability is included in accounts payable and other liabilities on the Consolidated Balance Sheets.
Dispositions
On January 23, 2019, we closed on the sale of five all-age MH communities located in Indiana and Michigan, collectively containing 1,463 sites, for $89.7 million and recognized a gain of $52.5 million, net of transaction costs, during the first quarter of 2019. The assets sold included $35.4 million of net investment in real estate and $0.5 million of other assets that were held for sale as of December 31, 2018. In connection with the sale of these communities, we defeased $11.2 million of mortgage debt that was secured by these communities. The associated assets and liabilities were classified as held for sale as of December 31, 2018.
Equity LifeStyle Properties, Inc.
Notes to Consolidated Financial Statements
Note 7-Investment in Unconsolidated Joint Ventures
The following table summarizes our investment in unconsolidated joint ventures (investment amounts in thousands with the number of Properties shown parenthetically for the years ended December 31, 2020 and 2019, respectively):
Investment as of December 31, Income/(Loss) for Years Ended December 31,
Investment Location Number
of Sites Economic Interest (a)
2020 2019 2020 2019 2018
Meadows Various (2,2) 1,077 50 % $ - $ 146 $ 1,879 $ 1,400 $ 1,839
Lakeshore Florida (3,3) 721 (b)
2,281 2,467 1,405 263 22
Voyager Arizona (1,1) 1,801 50 % (c)
83 599 1,616 2,951 995
Loggerhead Florida 2,343 - % (d)
- - - 3,501 1,486
ECHO JV Various - 50 % 17,362 16,862 499 640 597
5,942 $ 19,726 $ 20,074 $ 5,399 $ 8,755 $ 4,939
_____________________
(a)The percentages shown approximate our economic interest as of December 31, 2020. Our legal ownership interest may differ.
(b)Includes two joint ventures in which we own a 65% interest in each and the Crosswinds joint venture in which we own a 49% interest.
(c)Voyager joint venture primarily consists of a 50% interest in Voyager RV Resort and 33% interest in the utility plant servicing this Property.
(d)On September 10, 2019, we completed the acquisition of the remaining interest in the Loggerhead joint venture (see Note 6. Investment in Real Estate). Loggerhead sites represent marina slip count.
We recognized $5.4 million, $8.8 million, and $4.9 million (net of $0.7 million, $1.2 million and $1.8 million of depreciation expense, respectively) of equity in income from unconsolidated joint ventures for the years ended December 31, 2020, 2019 and 2018, respectively. We received approximately $5.7 million, $11.5 million and $4.5 million in distributions from joint ventures for the years ended December 31, 2020, 2019 and 2018, respectively. Approximately $4.8 million, $3.5 million and $0.2 million of the distributions made to us exceeded our basis in joint ventures, and as such, were recorded as income from unconsolidated joint ventures for the years ended December 31, 2020, 2019, and 2018 respectively.
Note 8-Notes Receivable, Net
Notes receivable generally are presented at their outstanding unpaid principal balances, net of any allowances and unamortized discounts or premiums. Interest income is accrued on the unpaid principal balance. Discounts or premiums are amortized to income using the interest method.
We provide financing for non-refundable upfront payments required for membership upgrades ("Contracts Receivable"). As of December 31, 2020 and 2019, Contracts Receivable, net of allowance, was $25.4 million and $25.2 million, respectively. Contracts Receivable, as of December 31, 2020, had an average stated interest rate of 16.7% per annum, a weighted average term remaining of 4.2 years and require monthly payments of principal and interest.
In certain cases, we purchase loans made by an unaffiliated lender to finance the sales of homes to our customers at our Properties (referred to as "Chattel Loans"). These loans are secured by the underlying homes sold and require monthly principal and interest payments. As of December 31, 2020 and 2019, we had $10.4 million and $12.3 million of Chattel Loans, respectively. As of December 31, 2020, the Chattel Loans receivable had an average stated interest rate of approximately 7.6% per annum and had a weighted average term remaining of approximately 11 years.
Note 9-Borrowing Arrangements
Mortgage Notes Payable
Our mortgage notes payable is classified as Level 2 in the fair value hierarchy as of December 31, 2020 and 2019. The following table presents the fair value of our mortgage notes payable:
As of December 31, 2020 As of December 31, 2019
(amounts in thousands) Fair Value Carrying Value Fair Value Carrying Value
Mortgage notes payable, excluding deferred financing costs $ 2,537,137 $ 2,472,876 $ 2,227,185 $ 2,072,416
Equity LifeStyle Properties, Inc.
Notes to Consolidated Financial Statements
Note 9-Borrowing Arrangements (continued)
As of December 31, 2020 and 2019, we had outstanding mortgage indebtedness on Properties of approximately $2,444.9 million and $2,049.5 million, respectively, excluding liabilities classified as held for sale and net of deferred financing costs. The weighted average interest rate on our outstanding mortgage indebtedness, including the impact of premium/discount amortization and loan cost amortization on mortgage indebtedness, as of December 31, 2020 and December 31, 2019, was approximately 4.1% and 4.5% per annum, respectively. The debt bears interest at stated rates ranging from 2.5% to 8.9% per annum and matures on various dates ranging from 2022 to 2041. The debt encumbered a total of 116 of our Properties as of December 31, 2020 and December 31, 2019 and the gross carrying value of such Properties was approximately $2,580.9 million and $2,524.7 million, as of December 31, 2020 and December 31, 2019, respectively.
2020 Activity
We entered into two secured credit facilities with Fannie Mae, for total gross proceeds of $662.3 million. The average maturity for these credit facilities is 12 years and has a weighted average interest rate of 2.6%. The facilities were secured by 18 MH and four RV communities.
We also repaid $48.1 million of principal on three mortgage loans that were due to mature in 2020 and $166.8 million of principal on secured loans that were due to mature in 2021. The secured loans had a weighted average interest rate of approximately 5.1% per annum and were secured by 21 MH and three RV communities. As part of the repayment of the loans, we incurred early debt retirement costs of $9.0 million.
2019 Activity
We defeased mortgage debt of $11.2 million in conjunction with the disposition of the five all-age MH communities as disclosed in Note 6. Investment in Real Estate. These loans had a weighted average interest rate of 5.0% per annum. We also assumed mortgage debt of $18.6 million, excluding mortgage note premium of $0.6 million, in connection with the acquisitions that were closed during the year ended December 31, 2019. These loans carry a weighted average interest rate of 5.4% per annum and mature between 2022 and 2024.
We also repaid $66.8 million of principal on four mortgage loans that were due to mature in 2020, incurring $1.4 million of prepayment penalties. These mortgage loans had a weighted average interest rate of 6.9% per annum and were secured by three MH and one RV communities.
2018 Activity
We entered into two secured credit facilities with gross proceeds of $357.8 million, with a weighted average maturity of 14.8 years and a weighted average interest rate of 4.2%. We also closed on one loan secured by two RV communities for gross proceeds of $64.0 million. The loan has a term of 20 years and carries an interest rate of 4.8% per annum. Additionally, in connection with the Serendipity acquisition, we assumed $9.2 million of debt and obtained $8.8 million of additional financing for a total of $18.0 million, secured by the MH community. The debt carries a weighted average interest rate of 4.8% and matures in 2039.
We also repaid $196.8 million of principal on 16 mortgage loans (15 due to mature in 2019 and one maturing in 2018) incurring $1.9 million of prepayment penalties. These mortgage loans had a weighted average interest rate of 6.29% per annum and were secured by 15 MH and one RV communities.
Second Amended and Restated Unsecured Credit Facility
During the year ended December 31, 2017, we entered into a Second Amended and Restated Credit Agreement with Wells Fargo Bank, National Association, as the administrative agent, and other lenders named therein, which amended and restated the terms of the obligations owed by us under the Amended, Restated and Consolidated Credit Agreement dated as of July 17, 2014, pursuant to which we have access to a $400.0 million unsecured Line of Credit (the “LOC”) and entered into the $200.0 million term loan. The LOC maturity date was extended to October 27, 2021, and this term can be extended an additional year in two six-month increments, subject to certain conditions. The LOC bears interest at a rate of LIBOR plus 1.10% to 1.55% and requires an annual facility fee of 0.15% to 0.35%. The spread over LIBOR varies quarterly based on leverage measured throughout the loan term. In 2017, we incurred commitment and arrangement fees of approximately $3.7 million to extend the LOC and enter into the Term Loan.
Equity LifeStyle Properties, Inc.
Notes to Consolidated Financial Statements
Note 9-Borrowing Arrangements (continued)
We repaid our $200.0 million senior unsecured term loan (the “Term Loan”) scheduled to mature in 2023. The term loan had an interest rate of LIBOR plus 1.20% to 1.90% per annum and, subject to certain conditions, could be prepaid at any time without premium or penalty. In connection with the term loan, we entered into a LIBOR swap agreement allowing us to trade the variable rate of LIBOR on the term loan for a fixed rate of 1.85%. Our spread over LIBOR was 1.20% resulting in an all-in interest rate of 3.05% per annum. In connection with the repayment of the unsecured term loan, we terminated the associated swap agreement as disclosed in Note 10. Derivative Instruments and Hedging Activities. As part of the repayment of the term loan, we incurred early debt retirement costs of $0.8 million.
Unsecured Line of Credit
During the year ended December 31, 2020, we paid off and borrowed amounts on our LOC, leaving a balance of $222.0 million outstanding as of December 31, 2020. As of December 31, 2020, our LOC has a remaining borrowing capacity of $178.0 million with the option to increase the borrowing capacity by $200.0 million, subject to certain conditions. The LOC had a $160.0 million outstanding balance as of December 31, 2019.
Future Maturities of Debt
The following table presents the aggregate scheduled payments of principal on long-term borrowings for each of the next five years and thereafter as of December 31, 2020:
(amounts in thousands) Amount
2021 $ 53,611
2022 194,414
2023 141,795
2024 60,856
2025 138,043
Thereafter 1,883,491
Net unamortized premiums 666
Unamortized deferred financing costs (27,946)
Total $ 2,444,930
As of December 31, 2020, we were in compliance in all material respects with the covenants in our borrowing arrangements.
Note 10-Derivative Instruments and Hedging Activities
Cash Flow Hedges of Interest Rate Risk
We record all derivatives at fair value. Our objective in utilizing interest rate derivatives is to add stability to our interest expense and to manage our exposure to interest rate movements. To accomplish this objective, we primarily use interest rate swaps as part of our interest rate risk management strategy. Interest rate swaps designated as cash flow hedges involve the receipt of variable amounts from a counterparty in our exchange for making fixed-rate payments over the life of the agreements without exchange of the underlying notional amount.
The changes in the fair value of the designated derivative that qualify as a cash flow hedge are recorded in Accumulated other comprehensive income (loss) on the Consolidated Balance Sheets and subsequently reclassified into earnings on the Consolidated Statements of Income and Comprehensive Income in the period that the hedged forecasted transaction affects earnings.
During the year ended December 31, 2020, in connection with the repayment of our $200.0 million unsecured term loan (See Note 9. Borrowing Arrangements for additional information), we terminated the interest rate swap that was scheduled to mature on November 1, 2020. As a result of the interest rate swap termination, we incurred an early termination fee of $0.9 million, which was recognized in the Consolidated Statements of Income and Comprehensive Income.
Equity LifeStyle Properties, Inc.
Notes to Consolidated Financial Statements
Note 10-Derivative Instruments and Hedging Activities (continued)
Our derivative financial instrument is classified as Level 2 in the fair value hierarchy. The following table presents the fair value of our derivative financial instrument:
As of December 31,
(amounts in thousands) Balance Sheet Location 2020 2019
Interest Rate Swap Accounts payable and other liabilities $ - $ 380
The table below presents the effect of our derivative financial instrument on the Consolidated Statements of Income and Comprehensive Income:
Derivatives in Cash Flow Hedging Relationship Amount of (gain)/loss recognized
in OCI on derivative
for the year ended December 31, Location of (gain)/ loss reclassified from
accumulated OCI into income Amount of (gain)/loss reclassified from
accumulated OCI into income
for the year ended December 31,
(amounts in thousands) 2020 2019 2018 (amounts in thousands) 2020 2019 2018
Interest Rate Swap $ 1,561 $ 1,847 $ (1,613) Interest Expense $ 1,941 $ (832) $ (256)
Note 11-Deferred Revenue of Membership Upgrade Sales and Deferred Commission Expense
The components of the change in deferred revenue entry of membership subscriptions and deferred commission expense were as follows:
As of
(amounts in thousands)
2020 2019
Deferred revenue - upfront payments from membership upgrade sales as of December 31, $ 126,814 $ 116,363
Membership upgrade sales current period, gross 21,739 19,111
Revenue recognized from membership upgrade sales upfront payments (9,675) (8,660)
Net increase in deferred revenue - upfront payments from membership grade sales 12,064 10,451
Deferred revenue - upfront payments from membership upgrade sales as of December 31, $ 138,878 $ 126,814
Deferred commission expense as of December 31 $ 41,149 $ 40,308
Deferred commission expense 4,995 4,508
Commission expense recognized (3,673) (3,667)
Net increase in deferred commission expense 1,322 841
Deferred commission expense as of December 31, $ 42,471 $ 41,149
Note 12-Transactions with Related Parties
We lease office space from Two North Riverside Plaza Joint Venture Limited Partnership, an entity affiliated with Samuel Zell, Chairman of our Board of Directors. Payments made in accordance with the lease agreement to this entity amounted to approximately $1.6 million for the year ended December 31, 2020, $1.7 million for the year ended December 31, 2019, and $1.4 million for the year ended December 31, 2018.
Note 13-Equity Incentive Awards
Our 2014 Equity Incentive Plan (the "2014 Plan") was adopted by the Board of Directors on March 11, 2014 and approved by our stockholders on May 13, 2014. Pursuant to the 2014 Plan, our officers, directors, employees and consultants may be awarded restricted stock, options, including non-qualified stock options and incentive stock options, and other forms of equity awards subject to conditions and restrictions determined by the Compensation, Nominating, and Corporate Governance Committee of our Board of Directors (the "Compensation Committee").
Equity awards under the 2014 Plan are made by the Compensation Committee, who determines the individuals eligible to receive awards, the types of awards, and the terms, conditions and restrictions applicable to any award. Grants to directors are determined by the Board of Directors. As of December 31, 2020, 5,513,458 shares remained available for future grants.
Equity LifeStyle Properties, Inc.
Notes to Consolidated Financial Statements
Note 13-Equity Incentive Awards (continued)
Restricted stock and options under the 2014 Plan have a maximum contractual term of ten years from the date of grant and have an exercise price not less than the fair value of the stock on the grant date. Individual grants could have different vesting periods but generally no longer than three and a half years. All restricted stock awards have non-forfeitable rights to dividend payments even if the underlying stock does not entirely vest.
Grants Issued
During the quarter ended March 31, 2020, 90,933 shares of restricted stock were awarded to certain members of our management team. Of these shares, 50% are time-based awards, vesting in equal installments over a three-year period on January 29, 2021, January 31, 2022, and January 27, 2023, respectively, and have a grant date fair value of $3.3 million. The remaining 50% are performance-based awards vesting in equal installments on January 29, 2021, January 31, 2022, and January 27, 2023, respectively, upon meeting performance conditions as established by the Compensation Committee in the year of the vesting period. They are valued using the closing price at the grant date when all the key terms and conditions are known to all parties. The 15,154 shares of restricted stock subject to 2020 performance goals have a grant date fair value of $1.1 million.
During the quarter ended September 30, 2020, we awarded to certain members of our Board of Directors 60,171 shares of restricted stock at a fair value of approximately $4.0 million and options to purchase 16,090 shares of common stock with an exercise price of $66.81. These are time-based awards subject to various vesting dates between January 28, 2021 and July 28, 2023.
Stock-based compensation expense, reported in General and administrative expense on the Consolidated Statements of Income and Comprehensive Income, for the years ended December 31, 2020, 2019 and 2018 was $11.5 million, $10.5 million and $10.0 million, respectively.
Restricted Stock
A summary of our restricted stock activities and related information, as adjusted for stock split, is as follows:
Number of Shares Weighted Average Grant Date Fair Value Per Share
Balance at December 31, 2017 139,544 $38.89
Shares granted 385,010 $43.01
Shares vested (224,852) $40.74
Balance at December 31, 2018 299,702 $42.78
Shares granted 193,262 $55.51
Shares vested (74,222) $43.72
Balance at December 31, 2019 418,742 $48.32
Shares granted 151,104 $56.07
Shares vested (221,055) $47.74
Balance at December 31, 2020 348,791 $53.06
Compensation expense to be recognized subsequent to December 31, 2020 for restricted stock granted during or prior to 2020 that have not yet vested was $12.3 million, which is expected to be recognized over a weighted average term of 1.8 years.
Stock Options
The fair value of stock options granted was estimated on the grant date using the Black-Scholes-Merton model. The following table includes the assumptions made in the valuation, as adjusted for stock split:
2020 2019 2018
Dividend Yield 2.1% -% 2.5%
Risk-free interest rate 0.3% -% 2.8%
Expected Life 5.6 years 0 5.6 years
Expected Volatility 49.2% -% 16.7%
Weighted Average Grant Date Fair Value Per Share $29.58 $- $6.48
Equity LifeStyle Properties, Inc.
Notes to Consolidated Financial Statements
Note 13-Equity Incentive Awards (continued)
There were 16,090 stock options granted during 2020. No options were forfeited or expired for the years ended December 31, 2020, 2019 and 2018. A summary of our stock option activity and related information, as adjusted for stock split, is as follows:
Shares Subject To Options Weighted Average
Exercise Price Per Share Weighted Average Outstanding Contractual Life (in years) Average Intrinsic Value (in millions)
Balance at December 31, 2017 440,160 $11.36 1.6 $14.6
Options issued 12,540 $44.83
Options exercised (405,600) $9.43 $16.9
Balance at December 31, 2018 47,100 $36.95 7.3 $0.5
Options exercised (5,600) $9.43 $0.2
Balance at December 31, 2019 41,500 $40.65 7.3 $1.2
Options issued 16,090 $66.81
Balance at December 31, 2020 57,590 $47.96 7.2 $0.9
Exercisable at December 31, 2020 41,500 $40.65 6.3 $0.9
There were no cash proceeds received from stock options exercised for the year ended December 31, 2020, and $0.1 million and $3.8 million for the years ended December 31, 2019 and 2018, respectively.
Note 14-Long-Term Cash Incentive Plan
2019 LTIP
On February 11, 2019, the Compensation Committee approved a Long-Term Cash Incentive Plan Award (the "2019 LTIP") to provide a long-term cash bonus opportunity to certain members of our management. The 2019 LTIP was approved by the Compensation Committee pursuant to the authority set forth in the Long-Term Cash Incentive Plan approved by our Board of Directors on May 15, 2007. The total cumulative payment for all participants (the "Eligible Payment") is based upon certain performance conditions being met over a three-year period ending December 31, 2021.
The Compensation Committee has responsibility for administering the 2019 LTIP and may use its reasonable discretion to adjust the performance criteria or the Eligible Payment to take into account the impact of any major or unforeseen transaction or event. Our named executive officers are not participants in the 2019 LTIP. The Eligible Payment will be paid, at the discretion of the Compensation Committee, in cash upon completion of our annual audit for the 2021 fiscal year and upon satisfaction of the vesting conditions as outlined in the 2019 LTIP. For each of the years ended December 31, 2020 and 2019, we accrued compensation expense of approximately $1.5 million.
Note 15-Savings Plan
We maintain a qualified retirement plan under which eligible employees may defer compensation for income tax purposes under Section 401(k) of the Internal Revenue Code (the "401K Plan"). The 401K Plan permits eligible employees and those of any Subsidiary to defer up to 60.0% of their compensation on a pre-tax basis subject to certain limits. In addition, we match 100.0% of their contribution up to the first 3.0% and then 50.0% of the next 2.0% for a maximum potential match of 4.0%. Both employee's and our matching contributions vest immediately.
Our contribution to the 401K Plan was approximately $2.9 million, $1.9 million and $1.7 million for the years ended December 31, 2020, 2019 and 2018, respectively. The increase for the year ended December 31, 2020 primarily relates to the correction of an operational error in prior years approved by the IRS pursuant to its Voluntary Correction Program.
Equity LifeStyle Properties, Inc.
Notes to Consolidated Financial Statements
Note 16-Commitments and Contingencies
We are involved in various legal and regulatory proceedings ("Proceedings") arising in the ordinary course of business. The Proceedings include, but are not limited to, legal claims made by employees, vendors and customers, and notices, consent decrees, information requests, additional permit requirements and other similar enforcement actions by governmental agencies relating to our utility infrastructure, including water and wastewater treatment plants and other waste treatment facilities and electrical systems. Additionally, in the ordinary course of business, our operations are subject to audit by various taxing authorities. Management believes these Proceedings taken together do not represent a material liability. In addition, to the extent any such Proceedings or audits relate to newly acquired Properties, we consider any potential indemnification obligations of sellers in our favor.
The Operating Partnership operates and manages Westwinds, a 720 site mobilehome community, and Nicholson Plaza, an adjacent shopping center, both located in San Jose, California pursuant to ground leases that expire on August 31, 2022 and do not contain extension options. The master lessor of these ground leases, The Nicholson Family Partnership (the “Nicholsons”), has expressed a desire to redevelop Westwinds, and in a written communication, they claimed that we were obligated to deliver the property free and clear of any and all subtenancies upon the expiration of the ground leases on August 31, 2022. In connection with any redevelopment, the City of San Jose’s conversion ordinance requires, among other things, that the landowner provide relocation, rental and purchase assistance to the impacted residents.
We believe the Nicholsons’ demand is unlawful, and on December 30, 2019, the Operating Partnership, together with certain interested parties, filed a complaint in California Superior Court for Santa Clara County, seeking declaratory relief pursuant to which it requested that the Court determine, among other things, that the Operating Partnership has no obligation to deliver the property free and clear of the mobilehome residents upon the expiration of the ground leases. The Operating Partnership and the interested parties filed an amended complaint on January 29, 2020. The Nicholsons filed a demand for arbitration on January 28, 2020, which they subsequently amended, pursuant to which they request (i) a declaration that the Operating Partnership, as the “owner and manager” of Westwinds, is “required by the Ground Leases, and State and local law to deliver the Property free of any encumbrances or third-party claims at the expiration of the lease terms,” (ii) that the Operating Partnership anticipatorily breached the ground leases by publicly repudiating any such obligation and (iii) that the Operating Partnership is required to indemnify the Nicholsons with respect to the claims brought by the interested parties in the Superior Court proceeding.
On February 3, 2020, the Nicholsons filed a motion in California Superior Court to compel arbitration and to stay the Superior Court litigation, which motion was heard on June 25, 2020. On July 29, 2020, the Superior Court issued a final order denying the Nicholson’s motion to compel arbitration. The Nicholsons filed a notice of appeal on August 7, 2020. The Nicholson’s claim that the Operating Partnership is required to indemnify the Nicholsons for legal fees with respect to the claims brought by the third parties in the Superior Court litigation is proceeding in the arbitration.
We intend to continue to vigorously defend our interests in this matter. As of December 31, 2020 we have not made an accrual, as we are unable to predict the outcome of this matter or reasonably estimate any possible loss.
Equity LifeStyle Properties, Inc.
Notes to Consolidated Financial Statements
Note 17-Reportable Segments
Operating segments are defined as components of an entity for which separate financial information is available that is evaluated regularly by the chief operating decision maker ("CODM"). The CODM evaluates and assesses performance on a monthly basis. Segment operating performance is measured on Net Operating Income ("NOI"). NOI is defined as total operating revenues less total operating expenses. Segments are assessed before interest income and depreciation and amortization.
We have identified two reportable segments: (i) Property Operations and (ii) Home Sales and Rentals Operations. The Property Operations segment owns and operates land lease Properties and the Home Sales and Rentals Operations segment purchases, sells and leases homes at the Properties. The distribution of the Properties throughout the United States reflects our belief that geographic diversification helps insulate the total portfolio from regional economic influences.
All revenues are from external customers and there is no customer who contributed 10% or more of our total revenues during the years ended December 31, 2020, 2019 and 2018.
The following tables summarize our segment financial information for the years ended December 31, 2020, 2019, and 2018:
Year Ended December 31, 2020
(amounts in thousands) Property
Operations Home Sales
and Rentals
Operations Consolidated
Operations revenues $ 1,017,249 $ 63,019 $ 1,080,268
Operations expenses (488,153) (56,747) (544,900)
Income from segment operations 529,096 6,272 535,368
Interest income 4,385 2,754 7,139
Depreciation and amortization (144,235) (10,896) (155,131)
Gain on sale of real estate, net - - -
Income (loss) from operations $ 389,246 $ (1,870) $ 387,376
Reconciliation to consolidated net income:
Corporate interest income 15
Income from other investments, net 4,026
General and administrative (39,276)
Other expenses (2,567)
Interest and related amortization (102,771)
Equity in income of unconsolidated joint ventures 5,399
Early debt retirement (10,786)
Consolidated net income $ 241,416
Total assets $ 4,160,216 $ 258,753 $ 4,418,969
Capital improvements $ 157,467 $ 59,615 $ 217,082
Equity LifeStyle Properties, Inc.
Notes to Consolidated Financial Statements
Note 17-Reportable Segments (continued)
Year Ended December 31, 2019
(amounts in thousands) Property
Operations Home Sales
and Rentals
Operations Consolidated
Operations revenues $ 969,560 $ 50,961 $ 1,020,521
Operations expenses (461,128) (45,100) (506,228)
Income from segment operations 508,432 5,861 514,293
Interest income 3,856 3,324 7,180
Depreciation and amortization (141,472) (10,638) (152,110)
Gain on sale of real estate, net 52,507 - 52,507
Income (loss) from operations $ 423,323 $ (1,453) $ 421,870
Reconciliation to consolidated net income:
Corporate interest income 27
Income from other investments, net 9,528
General and administrative (35,679)
Other expenses (2,865)
Interest and related amortization (104,223)
Equity in income of unconsolidated joint venture 8,755
Early debt retirement (1,491)
Consolidated net income $ 295,922
Total assets $ 3,878,770 $ 272,505 $ 4,151,275
Capital Improvements $ 116,349 $ 141,644 $ 257,993
Year Ended December 31, 2018
(amounts in thousands) Property
Operations Home Sales
and Rentals
Operations Consolidated
Operations revenues $ 916,565 $ 51,721 $ 968,286
Operations expenses (434,360) (48,406) (482,766)
Income from segment operations 482,205 3,315 485,520
Interest income 3,374 3,898 7,272
Depreciation and amortization (127,399) (9,810) (137,209)
Gain on sale of real estate, net - - -
Income (loss) from operations $ 358,180 $ (2,597) $ 355,583
Reconciliation to consolidated net income:
Corporate interest income 253
Income from other investments, net 10,842
General and administrative (37,684)
Other expenses (1,483)
Interest and related amortization (104,993)
Equity in income of unconsolidated joint ventures 4,939
Early debt retirement (1,071)
Consolidated net income $ 226,386
Total assets $ 3,692,510 $ 233,298 $ 3,925,808
Capital Improvements $ 94,015 $ 87,607 $ 181,622
Equity LifeStyle Properties, Inc.
Notes to Consolidated Financial Statements
Note 17-Reportable Segments (continued)
The following table summarizes our financial information for the Property Operations segment for the years ended December 31, 2020, 2019, and 2018:
Years Ended December 31,
(amounts in thousands) 2020 2019 2018
Revenues:
Rental income $ 907,305 $ 864,701 $ 806,785
Annual membership subscriptions 53,085 51,015 47,778
Membership upgrade sales current period, gross 21,739 19,111 15,191
Membership upgrade sales upfront payments, deferred, net (12,062) (10,451) (7,380)
Other income 46,008 43,063 51,935
Ancillary services revenues, net 1,174 2,121 2,256
Total property operations revenues 1,017,249 969,560 916,565
Expenses:
Property operating and maintenance 348,394 327,917 313,003
Real estate taxes 66,120 62,338 55,892
Sales and marketing, gross 17,332 15,583 12,542
Membership sales commissions, deferred, net (1,660) (1,219) (813)
Property management 57,967 56,509 53,736
Total property operations expenses 488,153 461,128 434,360
Income from property operations segment $ 529,096 $ 508,432 $ 482,205
The following table summarizes our financial information for the Home Sales and Rentals Operations segment for the years ended December 31, 2020, 2019, and 2018:
Years Ended December 31,
(amounts in thousands) 2020 2019 2018
Revenues:
Rental income (1)
$ 16,438 $ 14,934 $ 14,329
Gross revenue from home sales 45,695 34,655 36,064
Brokered resale revenues, net 886 1,372 1,290
Ancillary services revenues, net - - 38
Total revenues 63,019 50,961 51,721
Expenses:
Cost of home sales 46,229 35,096 37,475
Home selling expenses 4,572 4,401 4,095
Rental home operating and maintenance 5,946 5,603 6,836
Total expenses 56,747 45,100 48,406
Income from home sales and rentals operations segment $ 6,272 $ 5,861 $ 3,315
_____________________
(1) Rental income within Home Sales and Rentals Operations does not include base rent related to the rental home Sites. Base rent is included within property operations.
Note 18-Subsequent Events
Equity Incentive Awards
On February 9, 2021, the Compensation Committee approved the 2021 Restricted Stock Award Program for certain members of our management team pursuant to the authority set forth in the 2014 Plan. As a result, we awarded 104,734 shares of restricted stock. Of these shares, 50% are time-based awards, vesting in equal installments over a three-year period on January 31, 2022, January 27, 2023 and January 26, 2024, respectively, and have a grant date fair value of $3.3 million. The remaining 50% are performance-based awards vesting in equal installments on on January 31, 2022, January 27, 2023 and
Equity LifeStyle Properties, Inc.
Notes to Consolidated Financial Statements
Note 18-Subsequent Events (continued)
January 26, 2024, respectively, upon meeting performance conditions to be established by the Compensation Committee in the year of the vesting period. They are valued using the closing price at the grant date when all the key terms and conditions are known to all parties. The 17,454 shares of restricted stock subject to 2021 performance goals have a grant date fair value of $1.1 million.
Acquisitions
In January and February 2021, we completed the acquisitions of:
•Okeechobee KOA Resort, a 740 site RV community located in Okeechobee, Florida for a purchase price of $42.2 million, which was funded with the LOC.
•11 marinas, containing 3,986 slips and 181 RV sites located in Florida, North Carolina, South Carolina, Kentucky and Ohio. The purchase price of these properties was $266.4 million, which was funded with proceeds from the term loan discussed below.
Unsecured Financing
On February 5, 2021, we entered into a term loan agreement with Wells Fargo Bank, National Association, as the administrative agent, pursuant to which we have entered into a $300.0 million senior unsecured term loan. The maturity date is October 27, 2021, and this term can be extended an additional three months, subject to certain conditions. The term loan bears interest at a rate of LIBOR plus 1.45%. We incurred commitment and arrangement fees of approximately $1.1 million.
Schedule III
Equity LifeStyle Properties, Inc.
Real Estate and Accumulated Depreciation
Initial Cost to ELS Costs Capitalized
Subsequent to
Acquisition (Improvements) Gross Amount Carried at 12/31/20
Real Estate (1)
Location Encumbrances Land Depreciable Property Land Depreciable Property Land Depreciable Property Total (3)
Accumulated
Depreciation Date of
Acquisition
Properties Held for Long Term
Hidden Cove Arley AL $ - $ 212 $ 610 $ - $ 1,842 $ 212 $ 2,452 $ 2,664 $ (434) 2006
Apache East Apache Junction AZ (4,930) 2,236 4,181 - 215 2,236 4,396 6,632 (1,577) 2011
Countryside RV Apache Junction AZ (8,035) 2,056 6,241 - 1,759 2,056 8,000 10,056 (4,667) 2002
Denali Park Apache Junction AZ - 2,394 4,016 - 324 2,394 4,340 6,734 (1,516) 2011
Dolce Vita Apache Junction AZ - 52,803 37,245 - 3 52,803 37,248 90,051 - 2020
Golden Sun RV Apache Junction AZ (5,701) 1,678 5,049 - 867 1,678 5,916 7,594 (3,391) 2002
Meridian RV Resort Apache Junction AZ - 6,445 5,292 - - 6,445 5,292 11,737 - 2020
Valley Vista Benson AZ - 115 429 - 278 115 707 822 (229) 2010
Casita Verde Casa Grande AZ - 719 2,179 - 273 719 2,452 3,171 (1,140) 2006
Fiesta Grande Casa Grande AZ - 2,869 8,653 - 1,430 2,869 10,083 12,952 (4,587) 2006
Foothills West Casa Grande AZ - 747 2,261 - 554 747 2,815 3,562 (1,344) 2006
Sunshine Valley Chandler AZ (25,359) 9,139 12,912 - 671 9,139 13,583 22,722 (4,775) 2011
Verde Valley Cottonwood AZ - 1,437 3,390 19 7,084 1,456 10,474 11,930 (2,896) 2004
Casa del Sol East II Glendale AZ - 2,103 6,283 - 3,452 2,103 9,735 11,838 (5,509) 1996
Casa del Sol East III Glendale AZ - 2,450 7,452 - 1,254 2,450 8,706 11,156 (6,146) 1998
Palm Shadows Glendale AZ - 1,400 4,218 - 1,853 1,400 6,071 7,471 (4,761) 1993
Hacienda De Valencia Mesa AZ (19,408) 833 2,701 - 5,445 833 8,146 8,979 (5,857) 1984
Mesa Spirit Mesa AZ (15,805) 17,382 25,238 192 292 17,574 25,530 43,104 (5,710) 2014
Monte Vista Resort Mesa AZ (20,179) 11,402 34,355 - 32,339 11,402 66,694 78,096 (23,372) 2004
Seyenna Vistas Mesa AZ - 1,360 4,660 (87) 3,506 1,273 8,166 9,439 (5,996) 1994
The Highlands at Brentwood Mesa AZ (12,182) 1,997 6,024 - 2,396 1,997 8,420 10,417 (6,882) 1993
ViewPoint RV & Golf Resort Mesa AZ (47,422) 24,890 56,340 15 25,404 24,905 81,744 106,649 (37,844) 2004
Apollo Village Peoria AZ - 932 3,219 - 1,846 932 5,065 5,997 (3,845) 1994
Casa del Sol West Peoria AZ - 2,215 6,467 - 2,670 2,215 9,137 11,352 (5,618) 1996
Carefree Manor Phoenix AZ - 706 3,040 - 1,099 706 4,139 4,845 (2,875) 1998
Central Park Phoenix AZ (11,243) 1,612 3,784 - 2,019 1,612 5,803 7,415 (4,880) 1983
Desert Skies Phoenix AZ (4,473) 792 3,126 - 942 792 4,068 4,860 (2,894) 1998
Sunrise Heights Phoenix AZ (5,480) 1,000 3,016 - 1,983 1,000 4,999 5,999 (3,639) 1994
Whispering Palms Phoenix AZ - 670 2,141 - 500 670 2,641 3,311 (1,914) 1998
Desert Vista Salome AZ - 66 268 - 314 66 582 648 (205) 2010
Sedona Shadows Sedona AZ - 1,096 3,431 - 2,276 1,096 5,707 6,803 (3,604) 1997
Venture In Show Low AZ (8,661) 2,050 6,188 - 777 2,050 6,965 9,015 (3,337) 2006
Paradise Sun City AZ (36,055) 6,414 19,263 11 3,074 6,425 22,337 28,762 (12,666) 2004
The Meadows AZ Tempe AZ (15,933) 2,613 7,887 - 4,709 2,613 12,596 15,209 (9,549) 1994
S-1
Schedule III
Equity LifeStyle Properties, Inc.
Real Estate and Accumulated Depreciation
Initial Cost to ELS Costs Capitalized
Subsequent to
Acquisition (Improvements) Gross Amount Carried at 12/31/20
Real Estate (1)
Location Encumbrances Land Depreciable Property Land Depreciable Property Land Depreciable Property Total (3)
Accumulated
Depreciation Date of
Acquisition
Fairview Manor Tucson AZ - 1,674 4,708 - 2,547 1,674 7,255 8,929 (5,031) 1998
Voyager Expansion Tucson AZ - 6,148 - - - 6,148 - 6,148 - 2020
Westpark Wickenburg AZ (8,425) 4,495 10,517 - 4,588 4,495 15,105 19,600 (4,028) 2011
Araby Acres Yuma AZ - 1,440 4,345 - 1,260 1,440 5,605 7,045 (2,948) 2003
Cactus Gardens Yuma AZ (6,089) 1,992 5,984 - 610 1,992 6,594 8,586 (3,534) 2004
Capri Yuma AZ - 1,595 4,774 - 503 1,595 5,277 6,872 (2,469) 2006
Desert Paradise Yuma AZ - 666 2,011 - 413 666 2,424 3,090 (1,319) 2004
Foothill Village Yuma AZ - 459 1,402 - 394 459 1,796 2,255 (963) 2003
Mesa Verde RV Yuma AZ (4,432) 1,387 4,148 - 789 1,387 4,937 6,324 (2,236) 2007
Suni Sands Yuma AZ - 1,249 3,759 - 689 1,249 4,448 5,697 (2,388) 2004
Cultus Lake Lindell Beach BC - 410 968 6 570 416 1,538 1,954 (811) 2004
Soledad Canyon Acton CA - 2,933 6,917 39 8,466 2,972 15,383 18,355 (5,748) 2004
Los Ranchos Apple Valley CA - 8,336 15,774 - 1,072 8,336 16,846 25,182 (5,850) 2011
Monte del Lago Castroville CA (35,627) 3,150 9,469 - 4,930 3,150 14,399 17,549 (9,457) 1997
Date Palm Country Club Cathedral City CA - - 18,179 - 8,371 - 26,550 26,550 (21,113) 1994
Palm Springs Oasis RV Resort Cathedral City CA - - 216 - 684 - 900 900 (510) 1994
Colony Park Ceres CA (7,568) 890 2,837 - 1,608 890 4,445 5,335 (2,867) 1998
Russian River Cloverdale CA - 368 868 5 605 373 1,473 1,846 (653) 2004
Oakzanita Springs Descanso CA - 396 934 5 2,374 401 3,308 3,709 (1,211) 2004
Rancho Mesa El Cajon CA - 2,130 6,389 - 1,555 2,130 7,944 10,074 (5,420) 1998
Rancho Valley El Cajon CA (18,320) 685 1,902 - 2,050 685 3,952 4,637 (2,940) 1983
Snowflower Emigrant Gap CA - 308 727 4 2,076 312 2,803 3,115 (900) 2004
Four Seasons Fresno CA - 756 2,348 - 1,929 756 4,277 5,033 (2,406) 1997
Yosemite Lakes Groveland CA - 2,045 4,823 27 6,206 2,072 11,029 13,101 (3,884) 2004
Royal Holiday Hemet CA - 778 2,643 - 5,017 778 7,660 8,438 (3,360) 1999
Idyllwild Idyllwild-Pine Cove CA - 313 737 4 2,201 317 2,938 3,255 (1,047) 2004
Pio Pico Jamul CA - 2,626 6,194 35 4,687 2,661 10,881 13,542 (4,700) 2004
Tahoe Valley Lake Tahoe CA - - 5,428 - 1,638 - 7,066 7,066 (3,563) 2004
Sea Oaks Los Osos CA - 871 2,703 - 1,175 871 3,878 4,749 (2,546) 1997
Ponderosa Resort Lotus CA - 900 2,100 - 2,778 900 4,878 5,778 (1,590) 2006
Turtle Beach Manteca CA - 268 633 4 1,447 272 2,080 2,352 (605) 2004
Marina Dunes RV Resort Marina CA - 20,379 8,204 - 13 20,379 8,217 28,596 (52) 2020
Wilderness Lakes Menifee CA - 2,157 5,088 29 3,063 2,186 8,151 10,337 (3,617) 2004
Coralwood Modesto CA - - 5,047 - 1,652 - 6,699 6,699 (4,516) 1997
Morgan Hill Morgan Hill CA - 1,856 4,378 980 5,569 2,836 9,947 12,783 (3,229) 2004
S-2
Schedule III
Equity LifeStyle Properties, Inc.
Real Estate and Accumulated Depreciation
Initial Cost to ELS Costs Capitalized
Subsequent to
Acquisition (Improvements) Gross Amount Carried at 12/31/20
Real Estate (1)
Location Encumbrances Land Depreciable Property Land Depreciable Property Land Depreciable Property Total (3)
Accumulated
Depreciation Date of
Acquisition
Lake Minden Nicolaus CA - 961 2,267 13 1,558 974 3,825 4,799 (1,910) 2004
Pacific Dunes Ranch Oceana CA - 1,940 5,632 - 1,662 1,940 7,294 9,234 (3,531) 2004
Lake of the Springs Oregon House CA - 1,062 2,504 14 2,328 1,076 4,832 5,908 (2,041) 2004
Concord Cascade Pacheco CA - 985 3,016 - 3,461 985 6,477 7,462 (4,634) 1983
San Francisco RV Pacifica CA - 1,660 4,973 - 3,055 1,660 8,028 9,688 (4,559) 2005
San Benito Paicines CA - 1,411 3,328 19 3,240 1,430 6,568 7,998 (2,737) 2004
Palm Springs Palm Desert CA - 1,811 4,271 24 2,164 1,835 6,435 8,270 (3,016) 2004
Las Palmas Estates Rialto CA - 1,295 3,866 - 1,050 1,295 4,916 6,211 (2,521) 2004
Parque La Quinta Rialto CA - 1,799 5,450 - 1,083 1,799 6,533 8,332 (3,342) 2004
Quail Meadows Riverbank CA - 1,155 3,469 - 1,113 1,155 4,582 5,737 (3,058) 1998
California Hawaiian San Jose CA (34,528) 5,825 17,755 - 5,124 5,825 22,879 28,704 (16,399) 1997
Nicholson Plaza San Jose CA - - 4,512 - 687 - 5,199 5,199 (4,291) 1997
Sunshadow San Jose CA - 12,334 5,707 8 1,149 12,342 6,856 19,198 (4,837) 1997
Village of the Four Seasons San Jose CA (19,666) 5,229 15,714 - 2,016 5,229 17,730 22,959 (9,293) 2004
Westwinds (4 properties) San Jose CA - - 17,616 - 10,972 - 28,588 28,588 (23,728) 1997
Laguna Lake San Luis Obispo CA (18,708) 2,845 6,520 - 1,657 2,845 8,177 11,022 (5,631) 1998
Contempo Marin San Rafael CA (36,927) 4,787 16,379 - 4,354 4,787 20,733 25,520 (17,053) 1994
Rancho Oso Santa Barbara CA - 860 2,029 12 2,738 872 4,767 5,639 (1,740) 2004
De Anza Santa Cruz Santa Cruz CA (46,010) 2,103 7,201 - 5,838 2,103 13,039 15,142 (8,340) 1994
Meadowbrook Santee CA (22,627) 4,345 12,528 - 3,307 4,345 15,835 20,180 (11,025) 1998
Santa Cruz Ranch Scotts Valley CA - 1,595 3,937 - 828 1,595 4,765 6,360 (1,955) 2007
Lamplighter Village Spring Valley CA (32,920) 633 2,201 - 2,303 633 4,504 5,137 (3,323) 1983
Santiago Estates Sylmar CA (22,705) 3,562 10,767 - 3,393 3,562 14,160 17,722 (9,361) 1998
Royal Oaks Visalia CA - 602 1,921 - 1,766 602 3,687 4,289 (2,077) 1997
Hillcrest Village CO Aurora CO (39,298) 1,912 5,202 289 6,884 2,201 12,086 14,287 (8,040) 1983
Cimarron Village Broomfield CO (29,785) 863 2,790 - 1,929 863 4,719 5,582 (3,600) 1983
Holiday Village CO Colorado Springs CO (19,672) 567 1,759 - 2,765 567 4,524 5,091 (2,916) 1983
Bear Creek Village Denver CO (5,883) 1,100 3,359 - 1,126 1,100 4,485 5,585 (2,912) 1998
Holiday Hills Village Denver CO (58,559) 2,159 7,780 - 9,068 2,159 16,848 19,007 (12,228) 1983
Golden Terrace Golden CO - 826 2,415 - 3,414 826 5,829 6,655 (3,693) 1983
Golden Terrace South Golden CO - 750 2,265 - 1,063 750 3,328 4,078 (2,302) 1997
Golden Terrace West Golden CO - 1,694 5,065 - 7,580 1,694 12,645 14,339 (6,795) 1986
Pueblo Grande Pueblo CO - 241 1,069 - 3,323 241 4,392 4,633 (1,791) 1983
Woodland Hills Thornton CO (33,521) 1,928 4,408 - 4,357 1,928 8,765 10,693 (6,421) 1994
Stonegate Manor North Windham CT - 6,011 12,336 - 467 6,011 12,803 18,814 (4,616) 2011
S-3
Schedule III
Equity LifeStyle Properties, Inc.
Real Estate and Accumulated Depreciation
Initial Cost to ELS Costs Capitalized
Subsequent to
Acquisition (Improvements) Gross Amount Carried at 12/31/20
Real Estate (1)
Location Encumbrances Land Depreciable Property Land Depreciable Property Land Depreciable Property Total (3)
Accumulated
Depreciation Date of
Acquisition
Waterford Estates Bear DE (38,991) 5,250 16,202 - 3,035 5,250 19,237 24,487 (9,262) 1996
McNicol Place Lewes DE - 562 1,710 - 270 562 1,980 2,542 (1,420) 1998
Whispering Pines Lewes DE - 1,536 4,609 - 2,594 1,536 7,203 8,739 (5,759) 1988
Mariner's Cove Millsboro DE (19,157) 990 2,971 - 7,230 990 10,201 11,191 (7,403) 1987
Sweetbriar Millsboro DE - 498 1,527 - 926 498 2,453 2,951 (1,603) 1998
Aspen Meadows Rehoboth DE (10,835) 1,148 3,460 - 746 1,148 4,206 5,354 (3,055) 1998
Camelot Meadows Rehoboth DE - 527 2,058 1,251 4,756 1,778 6,814 8,592 (4,803) 1998
Riverside RV Resort Arcadia FL - 8,400 11,905 - 742 8,400 12,647 21,047 (3,413) 2016
Toby’s RV Resort Arcadia FL - 1,093 3,280 - 709 1,093 3,989 5,082 (2,123) 2003
Sunshine Key Big Pine Key FL - 5,273 15,822 - 16,317 5,273 32,139 37,412 (11,535) 2004
Windmill Manor Bradenton FL (11,885) 2,153 6,125 - 2,348 2,153 8,473 10,626 (5,836) 1998
Winter Quarters Manatee Bradenton FL - 2,300 6,903 - 1,496 2,300 8,399 10,699 (4,421) 2004
Clover Leaf Farms Brooksville FL (32,336) 13,684 24,106 - 5,777 13,684 29,883 43,567 (9,099) 2011
Clover Leaf Forest Brooksville FL - 1,092 2,178 - 421 1,092 2,599 3,691 (766) 2011
Resort at Tranquility Lake Cape Coral FL - 12,572 - 24 205 12,596 205 12,801 - 2020
Glen Ellen Clearwater FL - 619 1,882 - 478 619 2,360 2,979 (1,309) 2002
Hillcrest FL Clearwater FL - 1,278 3,928 - 1,606 1,278 5,534 6,812 (3,937) 1998
Holiday Ranch Clearwater FL - 925 2,866 - 737 925 3,603 4,528 (2,516) 1998
Serendipity Clearwater FL (16,953) 18,944 11,782 - 2,225 18,944 14,007 32,951 (3,362) 2018
Shady Lane Oaks Clearwater FL - 4,984 8,482 - 621 4,984 9,103 14,087 (3,264) 2011
Shady Lane Village Clearwater FL - 3,102 5,480 - 353 3,102 5,833 8,935 (2,106) 2011
Silk Oak Lodge Clearwater FL - 1,649 5,028 - 623 1,649 5,651 7,300 (3,200) 2002
Clerbrook Golf & RV Resort Clermont FL - 3,883 11,700 - 2,998 3,883 14,698 18,581 (6,706) 2006
Lake Magic Clermont FL - 1,595 4,793 - 1,457 1,595 6,250 7,845 (3,228) 2004
Orange Lake Clermont FL - 4,303 6,815 - 1,078 4,303 7,893 12,196 (2,714) 2011
Orlando Clermont FL - 2,975 7,017 40 16,273 3,015 23,290 26,305 (5,871) 2004
Crystal Isles Crystal River FL - 926 2,787 10 3,580 936 6,367 7,303 (2,586) 2004
Cheron Village Davie FL - 10,393 6,217 - 329 10,393 6,546 16,939 (2,637) 2011
Carriage Cove Daytona Beach FL (16,342) 2,914 8,682 - 2,318 2,914 11,000 13,914 (7,688) 1998
Lake Haven Dunedin FL (13,613) 1,135 4,047 - 4,320 1,135 8,367 9,502 (6,237) 1983
Marker 1 Marina Dunedin FL - 21,685 15,758 - (19) 21,685 15,739 37,424 - 2020
Coquina Crossing Elkton FL (28,170) 5,274 5,545 - 19,821 5,274 25,366 30,640 (13,856) 1999
Colony Cove Ellenton FL (96,677) 28,660 92,457 38,094 27,916 66,754 120,373 187,127 (35,580) 2011
Ridgewood Estates Ellenton FL - 8,769 8,791 - 844 8,769 9,635 18,404 (3,373) 2011
Haselton Village Eustis FL - 3,800 8,955 - 721 3,800 9,676 13,476 (3,285) 2011
S-4
Schedule III
Equity LifeStyle Properties, Inc.
Real Estate and Accumulated Depreciation
Initial Cost to ELS Costs Capitalized
Subsequent to
Acquisition (Improvements) Gross Amount Carried at 12/31/20
Real Estate (1)
Location Encumbrances Land Depreciable Property Land Depreciable Property Land Depreciable Property Total (3)
Accumulated
Depreciation Date of
Acquisition
Southern Palms RV Eustis FL - 2,169 5,884 - 4,352 2,169 10,236 12,405 (6,785) 1998
Bulow Plantation Flagler Beach FL - 3,637 949 - 7,418 3,637 8,367 12,004 (5,297) 1994
Bulow RV Flagler Beach FL - - 228 - 2,472 - 2,700 2,700 (1,030) 1994
Carefree Cove Fort Lauderdale FL - 1,741 5,170 - 950 1,741 6,120 7,861 (3,228) 2004
Everglades Lakes Fort Lauderdale FL - 53,850 18,797 - 1,675 53,850 20,472 74,322 (2,443) 2018
Park City West Fort Lauderdale FL - 4,184 12,561 - 1,486 4,184 14,047 18,231 (7,614) 2004
Sunshine Holiday MH Fort Lauderdale FL (9,409) 3,099 9,286 - 1,971 3,099 11,257 14,356 (5,669) 2004
Crystal Lakes-Fort Myers Fort Myers FL - 1,047 - 1,340 825 2,387 825 3,212 (24) 2018
Fort Myers Beach Fort Myers FL - 1,188 3,548 849 1,037 2,037 4,585 6,622 (2,397) 2004
Gulf Air Fort Myers Beach FL (6,040) 1,609 4,746 - 955 1,609 5,701 7,310 (2,998) 2004
Lakeside Terrace Fruitland Park FL - 3,275 7,165 - 696 3,275 7,861 11,136 (2,699) 2011
Grand Island Resort Grand Island FL - 1,723 5,208 125 6,207 1,848 11,415 13,263 (6,023) 2001
Holiday Travel Park Holiday FL - 9,240 13,284 - 1,014 9,240 14,298 23,538 (3,598) 2018
Barrington Hills Hudson FL (4,323) 1,145 3,437 - 1,272 1,145 4,709 5,854 (2,388) 2004
Sherwood Forest - MHP Kissimmee FL - 4,852 14,596 - 7,777 4,852 22,373 27,225 (15,034) 1998
Sherwood Forest RV Kissimmee FL - 2,870 3,621 567 4,156 3,437 7,777 11,214 (4,799) 1998
Tropical Palms Kissimmee FL - 5,677 17,116 - 13,051 5,677 30,167 35,844 (15,088) 2004
Lake Worth Village Lake Worth FL (3,620) 14,959 24,501 - 4,217 14,959 28,718 43,677 (9,729) 2011
Beacon Hill Colony Lakeland FL - 3,775 6,405 - 429 3,775 6,834 10,609 (2,330) 2011
Beacon Terrace Lakeland FL (9,654) 5,372 9,153 216 719 5,588 9,872 15,460 (3,444) 2011
Kings & Queens Lakeland FL - 1,696 3,064 - 307 1,696 3,371 5,067 (1,183) 2011
Lakeland Harbor Lakeland FL (31,199) 10,446 17,376 - 919 10,446 18,295 28,741 (6,341) 2011
Lakeland Junction Lakeland FL (3,427) 3,018 4,752 - 305 3,018 5,057 8,075 (1,795) 2011
Maralago Cay Lantana FL (39,136) 5,325 15,420 - 6,640 5,325 22,060 27,385 (15,447) 1997
Down Yonder Largo FL - 2,652 7,981 - 1,593 2,652 9,574 12,226 (5,398) 1998
East Bay Oaks Largo FL (9,067) 1,240 3,322 - 1,865 1,240 5,187 6,427 (4,212) 1983
Eldorado Village Largo FL (6,058) 778 2,341 - 2,167 778 4,508 5,286 (3,109) 1983
Paradise Park - Largo Largo FL (5,442) 3,523 4,026 - 610 3,523 4,636 8,159 (1,208) 2017
Shangri-La Mobile Home Park Largo FL - 1,722 5,200 - 394 1,722 5,594 7,316 (3,079) 2004
Vacation Village Largo FL (4,441) 1,315 3,946 - 985 1,315 4,931 6,246 (2,521) 2004
Whispering Pines - Largo Largo FL - 8,218 14,054 - 1,393 8,218 15,447 23,665 (5,271) 2011
Coachwood Colony Leesburg FL - 1,602 4,822 - 1,380 1,602 6,202 7,804 (3,038) 2004
Mid-Florida Lakes Leesburg FL (60,052) 5,997 20,635 - 14,676 5,997 35,311 41,308 (24,744) 1994
Fiesta Key Long Key FL - 16,611 7,338 - 14,250 16,611 21,588 38,199 (3,200) 2013
Winter Quarters Pasco Lutz FL (3,790) 1,494 4,484 - 1,490 1,494 5,974 7,468 (2,973) 2004
S-5
Schedule III
Equity LifeStyle Properties, Inc.
Real Estate and Accumulated Depreciation
Initial Cost to ELS Costs Capitalized
Subsequent to
Acquisition (Improvements) Gross Amount Carried at 12/31/20
Real Estate (1)
Location Encumbrances Land Depreciable Property Land Depreciable Property Land Depreciable Property Total (3)
Accumulated
Depreciation Date of
Acquisition
Coral Cay Plantation Margate FL (77,795) 5,890 20,211 - 9,408 5,890 29,619 35,509 (23,066) 1994
Lakewood Village Melbourne FL - 1,862 5,627 - 2,813 1,862 8,440 10,302 (6,268) 1994
Miami Everglades Miami FL - 5,362 6,238 - 1,031 5,362 7,269 12,631 (2,284) 2015
Southernaire Mt. Dora FL - 796 2,395 - 497 796 2,892 3,688 (1,460) 2004
Loggerhead Marinas (11 properties) Multiple FL - 80,819 81,387 - 3,560 80,819 84,947 165,766 (7,582) 2019
Country Place (2)
New Port Richey FL (18,661) 663 - 18 8,291 681 8,291 8,972 (6,588) 1986
Hacienda Village New Port Richey FL (16,171) 4,297 13,088 - 4,035 4,297 17,123 21,420 (9,279) 2002
Harbor View Mobile Manor New Port Richey FL (17,456) 4,030 12,146 - 1,821 4,030 13,967 17,997 (7,738) 2002
Bay Lake Estates Nokomis FL (10,991) 990 3,390 - 2,608 990 5,998 6,988 (4,183) 1994
Lake Village Nokomis FL (15,247) 15,850 18,099 - 691 15,850 18,790 34,640 (6,587) 2011
Royal Coachman Nokomis FL - 5,321 15,978 - 1,984 5,321 17,962 23,283 (9,895) 2004
Buccaneer Estates North Fort Myers FL - 4,207 14,410 - 6,846 4,207 21,256 25,463 (14,854) 1994
Island Vista Estates North Fort Myers FL - 5,004 15,066 - 4,888 5,004 19,954 24,958 (7,840) 2006
Lake Fairways North Fort Myers FL (37,409) 6,075 18,134 35 4,241 6,110 22,375 28,485 (17,851) 1994
Pine Lakes North Fort Myers FL - 6,306 14,579 2,317 9,535 8,623 24,114 32,737 (18,544) 1994
Pioneer Village North Fort Myers FL (13,149) 4,116 12,353 - 3,173 4,116 15,526 19,642 (8,198) 2004
Sunseekers RV Resort North Fort Myers FL - 4,224 2,299 - 1,831 4,224 4,130 8,354 (639) 2018
The Heritage North Fort Myers FL - 1,438 4,371 346 5,336 1,784 9,707 11,491 (7,062) 1993
Windmill Village - N. Ft. Myers North Fort Myers FL - 1,417 5,440 - 4,477 1,417 9,917 11,334 (7,260) 1983
Foxwood Farms Ocala FL - 3,853 7,967 - 2,262 3,853 10,229 14,082 (3,301) 2011
Oak Bend Ocala FL - 850 2,572 - 3,460 850 6,032 6,882 (3,406) 1993
Villas at Spanish Oaks Ocala FL - 2,250 6,922 - 3,009 2,250 9,931 12,181 (7,548) 1993
Silver Dollar Golf & Trap Club Resort Odessa FL - 4,107 12,431 7,158 3,918 11,265 16,349 27,614 (8,483) 2004
Audubon Village - Florida Orlando FL - 4,622 7,200 - 736 4,622 7,936 12,558 (2,773) 2011
Hidden Valley Orlando FL - 11,398 12,861 - 1,099 11,398 13,960 25,358 (4,874) 2011
Starlight Ranch Orlando FL (31,796) 13,543 20,388 - 3,284 13,543 23,672 37,215 (8,116) 2011
Holiday Village, Ormond Beach Ormond Beach FL - 2,610 7,837 - 1,517 2,610 9,354 11,964 (5,133) 2002
Sunshine Holiday-Daytona North Ormond Beach FL - 2,001 6,004 - 1,069 2,001 7,073 9,074 (3,918) 2004
The Meadows, FL Palm Beach Gardens FL (36,323) 3,229 9,870 - 7,286 3,229 17,156 20,385 (9,881) 1999
Terra Ceia Palmetto FL - 965 2,905 1,833 605 2,798 3,510 6,308 (1,819) 2004
Lakes at Countrywood Plant City FL - 2,377 7,085 - 3,627 2,377 10,712 13,089 (5,904) 2001
Meadows at Countrywood Plant City FL - 4,514 13,175 75 11,758 4,589 24,933 29,522 (15,569) 1998
Oaks at Countrywood Plant City FL - 846 2,513 (75) 2,274 771 4,787 5,558 (2,597) 1998
Breezy Hill Pompano Beach FL (17,647) 5,424 16,555 - 2,894 5,424 19,449 24,873 (11,296) 2002
S-6
Schedule III
Equity LifeStyle Properties, Inc.
Real Estate and Accumulated Depreciation
Initial Cost to ELS Costs Capitalized
Subsequent to
Acquisition (Improvements) Gross Amount Carried at 12/31/20
Real Estate (1)
Location Encumbrances Land Depreciable Property Land Depreciable Property Land Depreciable Property Total (3)
Accumulated
Depreciation Date of
Acquisition
Highland Wood Travel Park Pompano Beach FL - 1,043 3,130 42 697 1,085 3,827 4,912 (2,118) 2002
Harbor Lakes Port Charlotte FL (17,462) 3,384 10,154 - 1,500 3,384 11,654 15,038 (6,234) 2004
Lighthouse Pointe at Daytona Beach Port Orange FL - 2,446 7,483 23 2,980 2,469 10,463 12,932 (6,830) 1998
Pickwick Village Port Orange FL (17,110) 2,803 8,870 - 3,933 2,803 12,803 15,606 (7,756) 1998
Rose Bay Port Orange FL - 3,866 3,528 - 609 3,866 4,137 8,003 (1,874) 2016
Emerald Lake Punta Gorda FL (4,193) 3,598 5,197 - 589 3,598 5,786 9,384 (2,019) 2011
Gulf View Punta Gorda FL - 717 2,158 - 1,592 717 3,750 4,467 (1,990) 2004
Tropical Palms MH Punta Gorda FL - 2,365 7,286 - 3,450 2,365 10,736 13,101 (4,255) 2006
Kingswood Riverview FL - 9,094 8,365 - 1,054 9,094 9,419 18,513 (2,068) 2018
Palm Lake Riviera Beach FL - 56,323 27,418 - 2,236 56,323 29,654 85,977 (5,042) 2018
Indian Oaks Rockledge FL - 1,089 3,376 - 1,446 1,089 4,822 5,911 (3,324) 1998
Space Coast Rockledge FL - 2,413 3,716 - 1,590 2,413 5,306 7,719 (1,132) 2014
Covington Estates Saint Cloud FL (9,008) 3,319 7,253 - 333 3,319 7,586 10,905 (2,701) 2011
Winds of St. Armands North Sarasota FL (23,774) 1,523 5,063 - 3,954 1,523 9,017 10,540 (7,346) 1983
Winds of St. Armands South Sarasota FL (15,499) 1,106 3,162 1,744 2,713 2,850 5,875 8,725 (4,069) 1983
Topics RV Resort Spring Hill FL (2,274) 844 2,568 - 850 844 3,418 4,262 (1,777) 2004
Pine Island St. James City FL - 1,678 5,044 - 1,629 1,678 6,673 8,351 (2,722) 2007
Carefree Village Tampa FL (23,918) 6,799 10,421 - 1,309 6,799 11,730 18,529 (4,091) 2011
Tarpon Glen Tarpon Springs FL - 2,678 4,016 - 697 2,678 4,713 7,391 (1,631) 2011
Featherock Valrico FL - 11,369 22,770 - 2,321 11,369 25,091 36,460 (8,107) 2011
Bay Indies Venice FL (61,198) 10,483 31,559 10 8,551 10,493 40,110 50,603 (32,393) 1994
Ramblers Rest RV Resort Venice FL (29,945) 4,646 14,201 - 8,258 4,646 22,459 27,105 (9,312) 2006
Countryside at Vero Beach Vero Beach FL (50,619) 3,711 11,133 - 8,908 3,711 20,041 23,752 (13,136) 1998
Heritage Plantation Vero Beach FL - 2,403 7,259 - 3,398 2,403 10,657 13,060 (8,074) 1994
Heron Cay Vero Beach FL (27,504) 14,368 23,792 - 2,081 14,368 25,873 40,241 (8,814) 2011
Holiday Village, Florida Vero Beach FL - 350 1,374 - 258 350 1,632 1,982 (1,204) 1998
Sunshine Travel-Vero Beach Vero Beach FL - 1,603 4,813 - 1,455 1,603 6,268 7,871 (3,030) 2004
Vero Palm Estates Vero Beach FL (11,042) 6,697 9,025 - 1,473 6,697 10,498 17,195 (3,451) 2011
Village Green Vero Beach FL (53,281) 15,901 25,175 518 2,874 16,419 28,049 44,468 (9,760) 2011
Peace River Wauchula FL - 900 2,100 - 2,088 900 4,188 5,088 (1,527) 2006
Palm Beach Colony West Palm Beach FL (10,632) 5,930 10,113 8 946 5,938 11,059 16,997 (3,891) 2011
Parkwood Communities Wildwood FL - 6,990 15,115 - 1,611 6,990 16,726 23,716 (5,746) 2011
Three Flags Wildwood FL - 228 684 - 625 228 1,309 1,537 (613) 2006
Winter Garden Winter Garden FL - 2,321 6,962 - 1,247 2,321 8,209 10,530 (3,446) 2007
Crystal Lake Zephyrhills Zephyrhills FL - 3,767 6,834 194 10,155 3,961 16,989 20,950 (3,201) 2011
S-7
Schedule III
Equity LifeStyle Properties, Inc.
Real Estate and Accumulated Depreciation
Initial Cost to ELS Costs Capitalized
Subsequent to
Acquisition (Improvements) Gross Amount Carried at 12/31/20
Real Estate (1)
Location Encumbrances Land Depreciable Property Land Depreciable Property Land Depreciable Property Total (3)
Accumulated
Depreciation Date of
Acquisition
Forest Lake Estates MH Zephyrhills FL (19,207) 40,716 33,918 1,048 2,005 41,764 35,923 77,687 (11,016) 2016
Forest Lake Village RV Zephyrhills FL - - 537 - 207 - 744 744 (159) 2016
Sixth Avenue Zephyrhills FL - 837 2,518 - 172 837 2,690 3,527 (1,479) 2004
Coach Royale Boise ID - 465 1,685 - 373 465 2,058 2,523 (671) 2011
Maple Grove Boise ID - 1,358 5,151 - 855 1,358 6,006 7,364 (2,020) 2011
Shenandoah Estates Boise ID (8,194) 1,287 7,603 - 562 1,287 8,165 9,452 (2,687) 2011
West Meadow Estates Boise ID (7,304) 1,371 6,770 - 293 1,371 7,063 8,434 (2,443) 2011
O'Connell's Yogi Bear RV Resort Amboy IL (3,247) 1,648 4,974 - 3,051 1,648 8,025 9,673 (3,728) 2004
Pheasant Lake Estates Beecher IL (39,315) 12,764 42,183 - 1,939 12,764 44,122 56,886 (11,906) 2013
Pine Country Belvidere IL - 53 166 - 2,579 53 2,745 2,798 (457) 2006
Willow Lake Estates Elgin IL - 6,138 21,033 - 15,567 6,138 36,600 42,738 (22,794) 1994
Golf Vista Estates Monee IL - 2,842 4,719 - 13,150 2,842 17,869 20,711 (8,293) 1997
Indian Lakes Batesville IN - 450 1,061 6 7,456 456 8,517 8,973 (1,788) 2004
Horseshoe Lakes Clinton IN - 155 365 2 1,767 157 2,132 2,289 (465) 2004
Twin Mills RV Howe IN - 1,399 4,186 - 758 1,399 4,944 6,343 (2,205) 2006
Lakeside RV New Carlisle IN - 426 1,281 - 259 426 1,540 1,966 (814) 2004
Diamond Caverns Park City KY - 530 1,512 - 611 530 2,123 2,653 (950) 2006
Gateway to Cape Cod Rochester MA - 91 288 - 420 91 708 799 (320) 2006
Hillcrest MA Rockland MA - 2,034 3,182 - 197 2,034 3,379 5,413 (1,204) 2011
The Glen Rockland MA - 940 1,680 - 15 940 1,695 2,635 (621) 2011
Old Chatham South Dennis MA (6,552) 1,760 5,293 - 612 1,760 5,905 7,665 (2,846) 2005
Sturbridge Sturbridge MA - 110 347 - 823 110 1,170 1,280 (429) 2006
Fernwood Capitol Heights MD (12,331) 6,556 11,674 - 1,269 6,556 12,943 19,499 (4,406) 2011
Williams Estates/Peppermint Woods Middle River MD - 22,774 42,575 - 1,805 22,774 44,380 67,154 (15,468) 2011
Mt. Desert Narrows Bar Harbor ME - 1,037 3,127 - 564 1,037 3,691 4,728 (1,548) 2007
Patten Pond Ellsworth ME - 267 802 - 253 267 1,055 1,322 (454) 2007
Pinehirst Old Orchard Beach ME (10,146) 1,942 5,827 - 2,608 1,942 8,435 10,377 (3,718) 2005
Narrows Too Trenton ME - 1,451 4,408 - 323 1,451 4,731 6,182 (2,031) 2007
Moody Beach Wells ME - 93 292 - 5,184 93 5,476 5,569 (486) 2006
Bear Cave Buchanan MI - 176 516 - 690 176 1,206 1,382 (403) 2006
St Clair St. Clair MI - 453 1,068 6 862 459 1,930 2,389 (846) 2004
Cedar Knolls Apple Valley MN (29,555) 10,021 14,357 - 1,977 10,021 16,334 26,355 (5,655) 2011
Cimarron Park Lake Elmo MN - 11,097 23,132 - 3,470 11,097 26,602 37,699 (8,739) 2011
Rockford Riverview Estates Rockford MN - 2,959 8,882 - 1,339 2,959 10,221 13,180 (3,410) 2011
Rosemount Woods Rosemount MN - 4,314 8,932 - 3,090 4,314 12,022 16,336 (3,309) 2011
S-8
Schedule III
Equity LifeStyle Properties, Inc.
Real Estate and Accumulated Depreciation
Initial Cost to ELS Costs Capitalized
Subsequent to
Acquisition (Improvements) Gross Amount Carried at 12/31/20
Real Estate (1)
Location Encumbrances Land Depreciable Property Land Depreciable Property Land Depreciable Property Total (3)
Accumulated
Depreciation Date of
Acquisition
Forest Lake Advance NC - 986 2,325 13 1,742 999 4,067 5,066 (1,701) 2004
Scenic Asheville NC - 1,183 3,511 - 831 1,183 4,342 5,525 (1,892) 2006
Waterway RV Cedar Point NC (4,965) 2,392 7,185 - 1,234 2,392 8,419 10,811 (4,336) 2004
Twin Lakes Chocowinity NC - 1,709 3,361 - 2,260 1,709 5,621 7,330 (2,320) 2004
Topsail Sound RV Holly Ridge NC - 3,414 5,898 - - 3,414 5,898 9,312 - 2020
Green Mountain Lenoir NC - 1,037 3,075 - 2,483 1,037 5,558 6,595 (1,972) 2006
Lake Gaston Littleton NC - 130 409 - 2,052 130 2,461 2,591 (533) 2006
Lake Myers RV Mocksville NC - 1,504 4,587 - 1,137 1,504 5,724 7,228 (2,472) 2006
Bogue Pines Newport NC - 1,476 2,592 - 204 1,476 2,796 4,272 (715) 2015
Goose Creek Newport NC (13,830) 4,612 13,848 750 2,880 5,362 16,728 22,090 (8,841) 2004
Whispering Pines - NC Newport NC - 3,096 5,081 1 340 3,097 5,421 8,518 (1,348) 2015
Harbor Point RV Sneads Ferry NC - 4,633 7,777 - - 4,633 7,777 12,410 - 2020
White Oak Shores Stella NC - 5,089 15,416 2,144 2,790 7,233 18,206 25,439 (2,356) 2019
Buena Vista Fargo ND - 4,563 14,949 - 1,338 4,563 16,287 20,850 (5,525) 2011
Meadow Park Fargo ND - 943 2,907 - 406 943 3,313 4,256 (1,147) 2011
Sandy Beach Contoocook NH - 1,755 5,265 - 271 1,755 5,536 7,291 (2,847) 2005
Pine Acres Raymond NH - 3,096 2,102 - 753 3,096 2,855 5,951 (851) 2014
Tuxbury Resort South Hampton NH - 3,557 3,910 - 1,369 3,557 5,279 8,836 (2,107) 2007
King Nummy Cape May Court House NJ - 4,027 3,584 - 391 4,027 3,975 8,002 (1,280) 2018
Acorn Campground Green Creek NJ - 3,707 4,642 - - 3,707 4,642 8,349 (273) 2020
Mays Landing Resort Mays Landing NJ - 536 289 - 1,086 536 1,375 1,911 (250) 2014
Echo Farms Ocean View NJ - 2,840 3,045 - 2,174 2,840 5,219 8,059 (1,169) 2014
Lake and Shore Ocean View NJ - 378 1,192 - 2,440 378 3,632 4,010 (1,578) 2006
Chestnut Lake Port Republic NJ - 337 796 5 1,295 342 2,091 2,433 (793) 2004
Sea Pines Swainton NJ - 198 625 - 4,149 198 4,774 4,972 (1,046) 2006
Pine Ridge at Crestwood Whiting NJ (50,057) 17,367 33,127 - 5,391 17,367 38,518 55,885 (12,478) 2011
Mountain View - NV Henderson NV (30,922) 16,665 25,915 - 878 16,665 26,793 43,458 (9,314) 2011
Bonanza Village Las Vegas NV - 908 2,643 - 2,371 908 5,014 5,922 (3,905) 1983
Boulder Cascade Las Vegas NV - 2,995 9,020 - 3,432 2,995 12,452 15,447 (8,565) 1998
Cabana Las Vegas NV - 2,648 7,989 - 1,458 2,648 9,447 12,095 (7,703) 1994
Flamingo West Las Vegas NV - 1,730 5,266 - 2,102 1,730 7,368 9,098 (5,901) 1994
Las Vegas Las Vegas NV - 1,049 2,473 14 1,715 1,063 4,188 5,251 (1,723) 2004
Villa Borega Las Vegas NV - 2,896 8,774 - 1,859 2,896 10,633 13,529 (7,662) 1997
Rondout Valley Accord NY - 1,115 3,240 - 1,660 1,115 4,900 6,015 (1,945) 2006
S-9
Schedule III
Equity LifeStyle Properties, Inc.
Real Estate and Accumulated Depreciation
Initial Cost to ELS Costs Capitalized
Subsequent to
Acquisition (Improvements) Gross Amount Carried at 12/31/20
Real Estate (1)
Location Encumbrances Land Depreciable Property Land Depreciable Property Land Depreciable Property Total (3)
Accumulated
Depreciation Date of
Acquisition
Alpine Lake RV Resort Corinth NY - 4,783 14,125 153 3,641 4,936 17,766 22,702 (8,171) 2005
Lake George Escape Lake George NY - 3,562 10,708 - 8,331 3,562 19,039 22,601 (7,199) 2005
The Woodlands Lockport NY (42,935) 12,183 39,687 - 5,551 12,183 45,238 57,421 (14,600) 2011
Greenwood Village Manorville NY - 3,667 9,414 484 6,976 4,151 16,390 20,541 (10,588) 1998
Brennan Beach Pulaski NY - 7,325 21,141 - 6,674 7,325 27,815 35,140 (13,095) 2005
Lake George Schroon Valley Warrensburg NY - 540 1,626 - 433 540 2,059 2,599 (830) 2008
Kenisee Lake Jefferson OH - 295 696 4 657 299 1,353 1,652 (531) 2004
Wilmington Wilmington OH - 235 555 3 722 238 1,277 1,515 (495) 2004
Bend Bend OR - 733 1,729 10 2,845 743 4,574 5,317 (1,509) 2004
Shadowbrook Clackamas OR - 1,197 3,693 - 1,605 1,197 5,298 6,495 (3,258) 1997
Pacific City Cloverdale OR - 1,076 2,539 15 2,746 1,091 5,285 6,376 (2,216) 2004
Falcon Wood Village Eugene OR (12,494) 1,112 3,426 - 961 1,112 4,387 5,499 (3,076) 1997
Portland Fairview Fairview OR (19,011) 7,330 10,278 - 860 7,330 11,138 18,468 (3,051) 2016
Quail Hollow Fairview OR - - 3,249 - 801 - 4,050 4,050 (2,950) 1997
South Jetty Florence OR - 678 1,598 9 1,839 687 3,437 4,124 (1,217) 2004
Seaside Seaside OR - 891 2,101 12 1,513 903 3,614 4,517 (1,581) 2004
Whalers Rest South Beach OR - 754 1,777 10 1,100 764 2,877 3,641 (1,367) 2004
Mt. Hood Village Welches OR - 1,817 5,733 - 13,458 1,817 19,191 21,008 (4,571) 2002
Greenbriar Village Bath PA - 8,359 16,941 - 798 8,359 17,739 26,098 (6,032) 2011
Sun Valley Bowmansville PA - 866 2,601 - 1,153 866 3,754 4,620 (1,317) 2009
Green Acres Breinigsville PA (36,024) 2,680 7,479 - 6,251 2,680 13,730 16,410 (10,555) 1988
Gettysburg Farm Dover PA - 111 350 - 841 111 1,191 1,302 (365) 2006
Timothy Lake North East Stroudsburg PA - 296 933 - 844 296 1,777 2,073 (686) 2006
Timothy Lake South East Stroudsburg PA - 206 649 - 324 206 973 1,179 (401) 2006
Drummer Boy Gettysburg PA (10,647) 1,884 20,342 - 643 1,884 20,985 22,869 (2,890) 2019
Round Top Gettysburg PA (7,670) 1,214 11,355 - 667 1,214 12,022 13,236 (2,481) 2019
Circle M Lancaster PA - 330 1,041 - 1,775 330 2,816 3,146 (1,072) 2006
Hershey Lebanon PA - 1,284 3,028 17 2,529 1,301 5,557 6,858 (2,481) 2004
Robin Hill Lenhartsville PA - 1,263 3,786 - 692 1,263 4,478 5,741 (1,718) 2009
PA Dutch County Manheim PA - 88 278 - 499 88 777 865 (257) 2006
Spring Gulch New Holland PA - 1,593 4,795 - 1,117 1,593 5,912 7,505 (3,140) 2004
Lil Wolf Orefield PA - 5,627 13,593 - 3,295 5,627 16,888 22,515 (5,214) 2011
Scotrun Scotrun PA - 153 483 - 909 153 1,392 1,545 (391) 2006
Appalachian RV Shartlesville PA - 1,666 5,044 - 984 1,666 6,028 7,694 (2,719) 2006
Mountain View - PA Walnutport PA - 3,207 7,182 - 747 3,207 7,929 11,136 (2,665) 2011
S-10
Schedule III
Equity LifeStyle Properties, Inc.
Real Estate and Accumulated Depreciation
Initial Cost to ELS Costs Capitalized
Subsequent to
Acquisition (Improvements) Gross Amount Carried at 12/31/20
Real Estate (1)
Location Encumbrances Land Depreciable Property Land Depreciable Property Land Depreciable Property Total (3)
Accumulated
Depreciation Date of
Acquisition
Timber Creek Westerly RI - 12,618 8,489 - 326 12,618 8,815 21,433 (3,012) 2018
Carolina Landing Fair Play SC - 457 1,078 6 923 463 2,001 2,464 (812) 2004
Inlet Oaks Village Murrells Inlet SC - 1,546 4,642 - 448 1,546 5,090 6,636 (2,384) 2006
The Oaks Yemassee SC - 267 810 - 340 267 1,150 1,417 (477) 2006
Natchez Trace Hohenwald TN - 533 1,257 7 1,803 540 3,060 3,600 (1,180) 2004
Cherokee Landing Saulsbury TN - 118 279 2 229 120 508 628 (242) 2004
Alamo Palms Alamo TX (5,874) 1,562 7,924 - 541 1,562 8,465 10,027 (2,875) 2012
Bay Landing Bridgeport TX - 438 1,033 6 1,979 444 3,012 3,456 (969) 2004
Colorado River Columbus TX - 466 1,099 6 1,246 472 2,345 2,817 (871) 2004
Victoria Palms Donna TX (9,939) 2,849 12,305 - 4,407 2,849 16,712 19,561 (5,221) 2012
Lake Texoma Gordonville TX - 488 1,151 6 1,986 494 3,137 3,631 (1,519) 2004
Lakewood Harlingen TX - 325 979 - 622 325 1,601 1,926 (764) 2004
Paradise Park Harlingen TX - 1,568 4,705 - 1,557 1,568 6,262 7,830 (3,173) 2004
Sunshine RV Resort Harlingen TX - 1,494 4,484 - 2,105 1,494 6,589 8,083 (3,253) 2004
Tropic Winds Harlingen TX - 1,221 3,809 - 1,047 1,221 4,856 6,077 (2,741) 2002
Medina Lake Lakehills TX - 936 2,208 13 1,946 949 4,154 5,103 (1,863) 2004
Paradise South Mercedes TX - 448 1,345 - 834 448 2,179 2,627 (1,011) 2004
Lake Tawakoni Point TX - 35 2,320 - 891 35 3,211 3,246 (1,525) 2004
Fun N Sun RV San Benito TX - 2,533 5,560 412 7,440 2,945 13,000 15,945 (8,682) 1998
Country Sunshine Weslaco TX - 627 1,881 - 1,500 627 3,381 4,008 (1,656) 2004
Leisure World Weslaco TX (2,642) 957 2,575 - - 957 2,575 3,532 - 2020
Southern Comfort Weslaco TX (4,165) 1,108 3,323 - 837 1,108 4,160 5,268 (2,184) 2004
Trails End RV Weslaco TX (4,089) 1,115 4,086 - - 1,115 4,086 5,201 - 2020
Lake Whitney Whitney TX - 679 1,602 10 1,729 689 3,331 4,020 (1,386) 2004
Lake Conroe Willis TX - 1,363 3,214 18 16,330 1,381 19,544 20,925 (4,334) 2004
Westwood Village Farr West UT - 1,346 4,179 - 2,601 1,346 6,780 8,126 (4,653) 1997
St George Hurricane UT - 64 264 2 1,233 66 1,497 1,563 (296) 2010
All Seasons Salt Lake City UT - 510 1,623 - 915 510 2,538 3,048 (1,646) 1997
Meadows of Chantilly Chantilly VA (39,366) 5,430 16,440 - 8,473 5,430 24,913 30,343 (18,955) 1994
Harbor View Colonial Beach VA - 64 202 - 896 64 1,098 1,162 (366) 2006
Lynchburg Gladys VA - 266 627 3 800 269 1,427 1,696 (537) 2004
Chesapeake Bay Gloucester VA - 1,230 2,900 16 3,658 1,246 6,558 7,804 (2,615) 2004
Bayport Development Jamaica VA - 4,942 - 1,892 - 6,834 - 6,834 - 2020
Virginia Landing Quinby VA - 602 1,419 8 467 610 1,886 2,496 (966) 2004
Grey's Point Camp Topping VA (21,642) 33,491 17,104 - 2,691 33,491 19,795 53,286 (4,956) 2017
S-11
Schedule III
Equity LifeStyle Properties, Inc.
Real Estate and Accumulated Depreciation
Initial Cost to ELS Costs Capitalized
Subsequent to
Acquisition (Improvements) Gross Amount Carried at 12/31/20
Real Estate (1)
Location Encumbrances Land Depreciable Property Land Depreciable Property Land Depreciable Property Total (3)
Accumulated
Depreciation Date of
Acquisition
Bethpage Camp Resort Urbanna VA (36,123) 45,415 38,149 - 3,633 45,415 41,782 87,197 (8,315) 2017
Williamsburg Williamsburg VA - 111 350 - 817 111 1,167 1,278 (338) 2006
Regency Lakes Winchester VA (40,427) 9,757 19,055 - 2,099 9,757 21,154 30,911 (7,199) 2011
Birch Bay Blaine WA - 502 1,185 7 700 509 1,885 2,394 (774) 2004
Mount Vernon Bow WA - 621 1,464 8 2,292 629 3,756 4,385 (1,401) 2004
Chehalis Chehalis WA - 590 1,392 8 2,913 598 4,305 4,903 (1,414) 2004
Grandy Creek Concrete WA - 475 1,425 - 870 475 2,295 2,770 (826) 2008
Tall Chief Fall City WA - 314 946 - 817 314 1,763 2,077 (645) 2010
Kloshe Illahee Federal Way WA (18,946) 2,408 7,286 - 1,027 2,408 8,313 10,721 (6,207) 1997
La Conner La Conner WA - - 2,016 - 1,610 - 3,626 3,626 (1,945) 2004
Leavenworth Leavenworth WA - 786 1,853 10 1,390 796 3,243 4,039 (1,456) 2004
Thunderbird Resort Monroe WA - 500 1,178 6 709 506 1,887 2,393 (838) 2004
Little Diamond Newport WA - 353 834 5 1,215 358 2,049 2,407 (846) 2004
Oceana Oceana City WA - 283 668 4 583 287 1,251 1,538 (472) 2004
Crescent Bar Quincy WA - 314 741 4 752 318 1,493 1,811 (680) 2004
Long Beach Seaview WA - 321 758 5 556 326 1,314 1,640 (603) 2004
Paradise RV Silver Creek WA - 466 1,099 6 1,033 472 2,132 2,604 (886) 2004
Rainbow Lake Manor Bristol WI - 4,474 16,594 - 3,703 4,474 20,297 24,771 (4,883) 2013
Fremont Jellystone Park Campground Fremont WI - 1,437 4,296 - 1,263 1,437 5,559 6,996 (2,895) 2004
Yukon Trails Lyndon Station WI - 556 1,629 - 312 556 1,941 2,497 (1,025) 2004
Blackhawk Camping Resort Milton WI - 1,789 7,613 - 1,454 1,789 9,067 10,856 (2,138) 2014
Lakeland Milton WI - 3,159 13,830 - 1,235 3,159 15,065 18,224 (3,721) 2014
Westwood Estates Pleasant Prairie WI (19,628) 5,382 19,732 - 2,401 5,382 22,133 27,515 (5,899) 2013
Plymouth Rock Plymouth WI - 2,293 6,879 - 1,809 2,293 8,688 10,981 (3,134) 2009
Tranquil Timbers Sturgeon Bay WI - 714 2,152 - 874 714 3,026 3,740 (1,309) 2006
Lake of the Woods RV Wautoma WI - 1,333 2,238 - 233 1,333 2,471 3,804 (874) 2019
Neshonoc Lakeside West Salem WI (4,826) 1,106 4,861 (1) 413 1,105 5,274 6,379 (1,322) 2013
Arrowhead Wisconsin Dells WI - 522 1,616 - 871 522 2,487 3,009 (1,036) 2006
Subtotal of Properties Held for Long Term (2,444,930) 1,607,061 3,019,193 65,604 1,095,340 1,672,665 4,114,533 5,787,198 (1,834,665)
Realty Systems, Inc. - - - 414 331,633 414 331,633 332,047 (64,142) 2002
Management business and other - 3,448 578 109 37,046 3,557 37,624 41,181 (25,778)
$ (2,444,930) $ 1,610,509 $ 3,019,771 $ 66,127 $ 1,464,019 $ 1,676,636 $ 4,483,790 $ 6,160,426 $ (1,924,585)
S-12
Schedule III
Equity LifeStyle Properties, Inc.
Real Estate and Accumulated Depreciation
_____________________
(1)The schedule excludes Properties in which we have a non-controlling joint venture interest and account for using the equity method of accounting.
(2)All Properties were acquired, except for Country Place Village, which was constructed.
(3)Aggregate cost for federal income tax purposes is approximately $4.0 billion.
S-13
Schedule III
Equity LifeStyle Properties, Inc.
Real Estate and Accumulated Depreciation
The following table presents the changes in gross investment in real estate:
(amounts in thousands) 2020 2019 2018
Balance, beginning of year $ 5,743,049 $ 5,273,477 $ 4,915,813
Acquisitions 248,253 250,843 265,129
Improvements 217,082 257,993 181,622
Properties held for sale - - (49,973)
Dispositions and other (47,958) (39,264) (39,114)
Balance, end of year $ 6,160,426 $ 5,743,049 $ 5,273,477
The following table presents the changes in accumulated depreciation related to investment in real estate:
(amounts in thousands) 2020 2019 2018
Balance, beginning of year $ 1,776,224 $ 1,631,888 $ 1,516,694
Depreciation and amortization 157,673 153,893 137,209
Properties held for sale - - (14,547)
Dispositions and other (9,312) (9,557) (7,468)
Balance, end of year $ 1,924,585 $ 1,776,224 $ 1,631,888
S-14

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ITEM 11. EXECUTIVE COMPENSATION

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ITEM 12. SECURITY OWNERSHIP OF CERTAIN BENEFICIAL OWNERS
Item 12. Security Ownership of Certain Beneficial Owners and Management and Related Stockholder Matters
Securities Authorized for Issuance Under Equity Compensation Plans
The following table presents securities authorized for issuance under our equity compensation plans as of December 31, 2020:
Plan Category Number of securities to
be Issued upon Exercise
of Outstanding Options,
Warrants and Rights
(a) Weighted-average Exercise Price of Outstanding Options, Warrants and Rights Number of Securities Remaining Available for Future Issuance under Equity Compensation Plans (excluding securities reflected in column (a))
Equity compensation plans approved by security holders (1)
57,590 $ 47.96 5,513,458
Equity compensation plans not approved by security holders (2)
N/A N/A 743,194
Total 57,590 $ 47.96 6,256,652
_____________________
(1)Represents shares of common stock under our Equity Incentive Plan effective May 13, 2014 (the "2014 Plan").
(2) Represents shares of common stock under our Employee Stock Purchase Plan effective July 1997, as amended and restated in May 2016. Under the Employee Stock Purchase Plan, eligible employees may make contributions which are used to purchase shares of common stock at a purchase price equal to 85% of the lesser of the closing price of a share of common stock on the first or last trading day of the purchase period. Purchases of common stock under the Employee Stock Purchase Plan are made on the first business day of the next month after the close of the purchase period. Under NYSE rules then in effect, stockholder approval was not required for the Employee Stock Purchase Plan because it is a broad-based plan available generally to all employees.
The information required by Item 403 of Regulation S-K "Security Ownership of Certain Beneficial Owners and Management" required by Item 12 will be contained in the Proxy Statement on Schedule 14A for the 2021 Annual Meeting and is therefore incorporated by reference, and thus has been omitted in accordance with General Instruction G(3) to Form 10-K.

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ITEM 13. CERTAIN RELATIONSHIPS AND RELATED TRANSACTIONS
Items 13 and 14. Certain Relationships and Related Transactions, and Director Independence, and Principal Accounting Fees and Services
The information required by Item 13 and 14 will be contained in the Proxy Statement on Schedule 14A for the 2021 Annual Meeting and is therefore incorporated by reference, and thus Items 13 and 14 have been omitted in accordance with General Instruction G(3) to Form 10-K.
PART IV
Item 15. Exhibits, Financial Statements Schedules
1.Financial Statements
See Index to Financial Statements and Schedule on page of this Form 10-K.
2.Financial Statement Schedule
See Index to Financial Statements and Schedule on page of this Form 10-K.
3.Exhibits:
In reviewing the agreements included as exhibits to this Form 10-K, please remember they are included to provide you with information regarding their terms and are not intended to provide any other factual or disclosure information or the other parties to the agreements. The agreements contain representations and warranties by each of the parties to the applicable agreement. These representations and warranties have been made solely for the benefit of the other parties to the applicable agreement and:
•should not in all instances be treated as categorical statements of fact, but rather as a way of allocating the risk to one of the parties if those statements prove to be inaccurate;
•have been qualified by disclosures that were made to the other party in connection with the negotiation of the applicable agreement, which disclosures are not necessarily reflected in the agreement;
•may apply standards of materiality in a way that is different from what may be viewed as material to you or other investors; and
•were made only as of the date of the applicable agreement or such other date or dates as may be specified in the agreement and are subject to more recent developments.
Accordingly, these representations and warranties may not describe the actual state of affairs as of the date they were made or at any other time. Additional information about us may be found elsewhere in this Form 10-K and our other public filings, which are available without charge through the SEC's website at http://www.sec.gov.
3.1(a)
Articles of Amendment and Restatement of Equity Lifestyle Properties, Inc. effective May 15, 2007
3.2(b)
Articles of Amendment of Equity Lifestyle Properties, Inc, effective November 26, 2013
3.3(c)
Second Amended and Restated Bylaws effective August 8, 2007
3.4(d)
First Amendment to Second Amended and Restated Bylaws, effective as of February 27, 2018
3.5(e)
Articles of Amendment of Equity Lifestyle Properties, Inc, effective May 2, 2019
3.6(f)
Form of Articles Supplementary for Preferred Stock
3.7(g)
Second Amendment to Second Amended and Restated Bylaws, effective as of February 28, 2020
3.8(h)
Articles of Amendment of Equity Lifestyle Properties, Inc, effective May 4, 2020
4.1(i)
Form of Specimen Stock Certificate Evidencing the Common Stock of Equity LifeStyle Properties, Inc., par value $0.01 per share
4.2*
Description of the Registrant's Securities Registered Pursuant to Section 12 of the Securities Exchange Act of 1934
10.1(j)
Second Amended and Restated MHC Operating Limited Partnership Agreement of Limited Partnership, dated March 15, 1996
10.2(k)
Amendment to Second Amended and Restated Agreement of Limited Partnership for MHC Operating Limited Partnership, dated February 27, 2004
10.3(l)
Second Amendment to the Second Amended and Restated Agreement of Limited Partnership for MHC Operating Limited Partnership effective as of December 31, 2013
10.4*
Third Amendment to the Second Amended and Restated Agreement of Limited Partnership for MHC Operating Limited Partnership effective as of December 31, 2018
10.5(m)
Equity LifeStyle Properties, Inc. 2014 Equity Incentive Plan effective May 13, 2014 (the "Plan")
10.6(n)
Amended and Restated Equity Lifestyle Properties, Inc. 1997 Non-Qualified Employee Stock Purchase Plan, effective May 10, 2016
10.7(o)
Form of Indemnification Agreement
10.8(p)
Second Amended and Restated Credit Agreement, dated as of October 27, 2017, by and among MHC Operating Limited Partnership, as Borrower, Equity Lifestyle Properties, Inc., as Parent, Wells Fargo Bank, National Association, as Administrative Agent, and each of the Lenders set forth therein
10.10(p)
Second Amended and Restated Guaranty dated as of October 27, 2017 by Equity Lifestyle Properties, Inc. in favor of Wells Fargo Bank, National Association
10.11(q)
Equity Distribution Agreement, dated July 30, 2020, by and among Equity LifeStyle Properties, Inc., MHC Operating Limited Partnership and Goldman Sachs & Co., LLC
10.12(q)
Equity Distribution Agreement, dated July 30, 2020, by and among Equity LifeStyle Properties, Inc., MHC Operating Limited Partnership and BofA Securities
10.13(q)
Equity Distribution Agreement, dated July 30, 2020, by and among Equity LifeStyle Properties, Inc., MHC Operating Limited Partnership and SunTrust Robinson Humphrey, Inc
10.14(q)
Equity Distribution Agreement, dated July 30, 2020, by and among Equity LifeStyle Properties, Inc., MHC Operating Limited Partnership and Wells Fargo Securities, LLC
10.15(q)
Equity Distribution Agreement, dated July 30, 2020, by and among Equity LifeStyle Properties, Inc., MHC Operating Limited Partnership and Morgan Stanley & Co., LLC
10.16(r)
Form of Restricted Share Award Agreement for the Plan
10.17(r)
Form of Option Award Agreement for the Plan
14*
Equity LifeStyle Properties, Inc. Business Ethics and Conduct Policy, dated October 27, 2020
21*
Subsidiaries of the Registrant
23*
Consent of Independent Registered Public Accounting Firm
31.1*
Certification of Chief Financial Officer Pursuant To Section 302 of the Sarbanes-Oxley Act Of 2002
31.2*
Certification of Chief Executive Officer Pursuant To Section 302 of the Sarbanes-Oxley Act Of 2002
32.1*
Certification of Chief Financial Officer Pursuant to 18 U.S.C. Section 1350
32.2*
Certification of Chief Executive Officer Pursuant to 18 U.S.C. Section 1350
101.SCH*
Inline XBRL Taxonomy Extension Schema Document
101.CAL*
Inline XBRL Taxonomy Extension Calculation Linkbase Document
101.LAB*
Inline XBRL Taxonomy Extension Label Linkbase Document
101.PRE*
Inline XBRL Taxonomy Extension Presentation Linkbase Document
101.DEF*
Inline XBRL Taxonomy Extension Definition Linkbase Document
104 Cover Page Interactive Data File included as Exhibit 101 (embedded within the Inline XBRL document)
The following documents are incorporated by reference.
(a)Included as an exhibit to our Report on Form 8-K dated May 22, 2007
(b)Included as an exhibit to our Report on Form 8-K dated November 26, 2013
(c)Included as an exhibit to our Report on Form 8-K dated August 10, 2007
(d)Included as an exhibit to our Report on Form 8-K dated February 27, 2018
(e)Included as an exhibit to our Report on Form 8-K dated May 2, 2019
(f)Included as an exhibit to our Report on Form 8-K dated February 19, 2020
(g)Included as an exhibit to our Report on Form 8-K dated February 28, 2020
(h)Included as an exhibit to our Report on Form 8-K dated April 28, 2020
(i)Included as an exhibit to our Report on Form S-3 Registration Statement dated May 6, 2009, file No. 333-159014
(j)Included as an exhibit to our Report on Form 10-Q for the quarter ended June 30, 1996
(k)Included as an exhibit to our Report on Form 10-K for the year ended December 31, 2005
(l)Included as an exhibit to our Report on Form 8-K dated January 2, 2014
(m)Included as Appendix B to our Definitive Proxy Statement dated March 24, 2014, relating to Annual Meeting of Stockholders held on May 13, 2014
(n)Included as an exhibit to our Report on Form 10-Q for the quarter ended June 30, 2016
(o)Included as an exhibit to our Report on Form 10-K for the year ended December 31, 2006
(p)Included as an exhibit to our Report on Form 10-Q for the quarter ended September 30, 2017
(q)Form of Agreement included as an exhibit to our Report on Form 8-K dated July 30, 2020
(r)Included as an exhibit to our Report on Form 8-K dated May 13, 2014
* Filed herewith
Item 16. Form 10-K Summary
None.
SIGNATURES
Pursuant to the requirements of Section 13 or 15(d) of the Securities Exchange Act of 1934, as amended, the Registrant has duly caused this report to be signed on its behalf by the undersigned, thereunto duly authorized.
EQUITY LIFESTYLE PROPERTIES, INC.,
a Maryland corporation
Date: February 22, 2021 By: /s/ MARGUERITE NADER
Marguerite Nader
President and Chief Executive Officer
(Principal Executive Officer)
Date: February 22, 2021 By: /s/ PAUL SEAVEY
Paul Seavey
Executive Vice President and Chief Financial
Officer
(Principal Financial Officer)
Date: February 22, 2021 By: /s/ VALERIE HENRY
Valerie Henry
Vice President and Chief Accounting Officer
(Principal Accounting Officer)
Equity LifeStyle Properties, Inc.-Signatures
Pursuant to the requirements of the Securities Exchange Act of 1934, as amended, this report has been signed below by the following persons on behalf of the Registrant and in the capacities and on the dates indicated.
Name Title Date
/s/ MARGUERITE NADER
President, Chief Executive Officer and Director (Principal Executive Officer) February 22, 2021
Marguerite Nader
/s/ PAUL SEAVEY
Executive Vice President and Chief Financial Officer (Principal Financial Officer) February 22, 2021
Paul Seavey
/s/ VALERIE HENRY
Vice President and Chief Accounting Officer (Principal Accounting Officer) February 22, 2021
Valerie Henry
/s/ SAMUEL ZELL
Chairman of the Board February 22, 2021
Samuel Zell
/s/ THOMAS HENEGHAN
Vice-Chairman of the Board February 22, 2021
Thomas Heneghan
/s/ ANDREW BERKENFIELD
Director February 22, 2021
Andrew Berkenfield
/s/ DERRICK BURKS
Director February 22, 2021
Derrick Burks
/s/ PHILIP CALIAN
Director February 22, 2021
Philip Calian
/s/ DAVID CONTIS
Director February 22, 2021
David Contis
/s/ CONSTANCE FREEDMAN
Director February 22, 2021
Constance Freedman
/s/ TAO HUANG
Director February 22, 2021
Tao Huang
/s/ SCOTT PEPPET
Director February 22, 2021
Scott Peppet
/s/ SHELI ROSENBERG
Director February 22, 2021
Sheli Rosenberg
INDEX TO CONSOLIDATED FINANCIAL STATEMENTS
EQUITY LIFESTYLE PROPERTIES, INC.
Page
Report of Independent Registered Public Accounting Firm
Report of Independent Registered Public Accounting Firm
Consolidated Balance Sheets as of December 31, 2020 and 2019
Consolidated Statements of Income and Comprehensive Income for the years ended December 31, 2020, 2019 and 2018
Consolidated Statements of Changes in Equity for the years ended December 31, 2020, 2019 and 2018
Consolidated Statements of Cash Flows for the years ended December 31, 2020, 2019 and 2018
Notes to Consolidated Financial Statements
Schedule III-Real Estate and Accumulated Depreciation
S-1
Note that certain schedules have been omitted, as they are not applicable to us.
Report of Independent Registered Public Accounting Firm
To the Board of Directors and Stockholders of Equity LifeStyle Properties, Inc.
Opinion on the Financial Statements
We have audited the accompanying consolidated balance sheets of Equity LifeStyle Properties, Inc. (the Company) as of December 31, 2020 and 2019, the related consolidated statements of income and comprehensive income, changes in equity and cash flows for each of the three years in the period ended December 31, 2020, and the related notes and financial statement schedule listed in the Index at Item 15 (collectively referred to as the consolidated financial statements). In our opinion, the consolidated financial statements present fairly, in all material respects, the financial position of the Company at December 31, 2020 and 2019, and the results of its operations and its cash flows for each of the three years in the period ended December 31, 2020, in conformity with U.S. generally accepted accounting principles.
We also have audited, in accordance with the standards of the Public Company Accounting Oversight Board (United States) (PCAOB), the Company's internal control over financial reporting as of December 31, 2020, based on criteria established in Internal Control-Integrated Framework issued by the Committee of Sponsoring Organizations of the Treadway Commission (2013 framework) and our report dated February 22, 2021 expressed an unqualified opinion thereon.
Basis for Opinion
These financial statements are the responsibility of the Company's management. Our responsibility is to express an opinion on the Company’s financial statements based on our audits. We are a public accounting firm registered with the PCAOB and are required to be independent with respect to the Company in accordance with the U.S. federal securities laws and the applicable rules and regulations of the Securities and Exchange Commission and the PCAOB.
We conducted our audits in accordance with the standards of the PCAOB. Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement, whether due to error or fraud. Our audits included performing procedures to assess the risks of material misstatement of the financial statements, whether due to error or fraud, and performing procedures that respond to those risks. Such procedures included examining, on a test basis, evidence regarding the amounts and disclosures in the financial statements. Our audits also included evaluating the accounting principles used and significant estimates made by management, as well as evaluating the overall presentation of the financial statements. We believe that our audits provide a reasonable basis for our opinion.
Critical Audit Matter
The critical audit matter communicated below is a matter arising from the current period audit of the consolidated financial statements that was communicated or required to be communicated to the audit committee and that: (1) relates to accounts or disclosures that are material to the consolidated financial statements and (2) involved our especially challenging, subjective or complex judgments. The communication of the critical audit matter does not alter in any way our opinion on the consolidated financial statements, taken as a whole and we are not, by communicating the critical audit matter below, providing a separate opinion on the critical audit matter or on the accounts or disclosures to which it relates.
Valuation of Investment in Real Estate
Description of the Matter At December 31, 2020, the Company’s net consolidated investment in real estate totaled $4.2 billion. As discussed in Note 2 to the consolidated financial statements, the Company’s investment in real estate is reviewed for impairment quarterly or whenever events or changes in circumstances indicate a possible impairment. If an impairment indicator exists related to an investment in real estate that is held and used, the expected future undiscounted cash flows are compared against the carrying amount of that asset. If the sum of the estimated undiscounted cash flows is less than the carrying amount of the asset, an impairment loss is recorded for the excess, if any, of the carrying amount of the asset over its estimated fair value.
Auditing the Company’s evaluation of investment in real estate for impairment was complex and highly subjective. The determination of the undiscounted cash flows for properties where impairment indicators have been identified are sensitive to significant assumptions such as rental revenue and expense growth rates, and capitalization rates used to estimate the property’s residual value, all of which can be affected by expectations about future market conditions, customer demand, and competition, as well as the Company’s intent to hold and operate the property over the term assumed in the analysis.
How We Addressed the Matter in Our Audit We obtained an understanding, evaluated the design, and tested the operating effectiveness of controls related to the Company’s process for evaluating investment in real estate for impairment, including controls over management’s review of the significant assumptions described above.
To test the Company’s process for evaluating investment in real estate for impairment, we performed audit procedures that included, among others, assessing the methodologies, evaluating the significant assumptions discussed above and testing the completeness and accuracy of the underlying data used by the Company in its analysis. We compared the significant assumptions used by the Company to historical operational data of the particular property, current market rates, real estate industry publications, current industry trends and other relevant sources. We also compared the projected net operating income to historical actual results. As part of our evaluation, we assessed the historical accuracy of the Company’s estimates and performed sensitivity analyses of certain assumptions to evaluate the changes in the undiscounted cash flows of certain properties that would result from changes in the assumptions used by management.
/s/ Ernst & Young LLP
We have served as the Company’s auditor since 1996.
Chicago, Illinois
February 22, 2021
Report of Independent Registered Public Accounting Firm
To the Board of Directors and Stockholders of Equity LifeStyle Properties, Inc.
Opinion on Internal Control Over Financial Reporting
We have audited Equity LifeStyle Properties, Inc.’s (the Company) internal control over financial reporting as of December 31, 2020, based on criteria established in Internal Control-Integrated Framework issued by the Committee of Sponsoring Organizations of the Treadway Commission (2013 framework) (the COSO criteria). In our opinion, the Company maintained, in all material respects, effective internal control over financial reporting as of December 31, 2020, based on the COSO criteria.
We also have audited, in accordance with the standards of the Public Company Accounting Oversight Board (United States) (PCAOB), the consolidated balance sheets of the Company as of December 31, 2020 and 2019, the related consolidated statements of income and comprehensive income, changes in equity, and cash flows for each of the three years in the period ended December 31, 2020, and the related notes and financial statement schedule listed in the Index at Item 15 and our report dated February 22, 2021 expressed an unqualified opinion thereon.
Basis for Opinion
The Company’s management is responsible for maintaining effective internal control over financial reporting and for its assessment of the effectiveness of internal control over financial reporting included in the accompanying Report of Management on Internal Control Over Financial Reporting. Our responsibility is to express an opinion on the Company’s internal control over financial reporting based on our audit. We are a public accounting firm registered with the PCAOB and are required to be independent with respect to the Company in accordance with the U.S. federal securities laws and the applicable rules and regulations of the Securities and Exchange Commission and the PCAOB.
We conducted our audit in accordance with the standards of the PCAOB. Those standards require that we plan and perform the audit to obtain reasonable assurance about whether effective internal control over financial reporting was maintained in all material respects.
Our audit included obtaining an understanding of internal control over financial reporting, assessing the risk that a material weakness exists, testing and evaluating the design and operating effectiveness of internal control based on the assessed risk, and performing such other procedures as we considered necessary in the circumstances. We believe that our audit provides a reasonable basis for our opinion.
Definition and Limitations of Internal Control Over Financial Reporting
A company’s internal control over financial reporting is a process designed to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles. A company’s internal control over financial reporting includes those policies and procedures that (1) pertain to the maintenance of records that, in reasonable detail, accurately and fairly reflect the transactions and dispositions of the assets of the company; (2) provide reasonable assurance that transactions are recorded as necessary to permit preparation of financial statements in accordance with generally accepted accounting principles, and that receipts and expenditures of the company are being made only in accordance with authorizations of management and directors of the company; and (3) provide reasonable assurance regarding prevention or timely detection of unauthorized acquisition, use, or disposition of the company’s assets that could have a material effect on the financial statements.
Because of its inherent limitations, internal control over financial reporting may not prevent or detect misstatements. Also, projections of any evaluation of effectiveness to future periods are subject to the risk that controls may become inadequate because of changes in conditions, or that the degree of compliance with the policies or procedures may deteriorate.
/s/ Ernst & Young LLP
Chicago, Illinois
February 22, 2021
Equity LifeStyle Properties, Inc.
Consolidated Balance Sheets
(amounts in thousands, except share and per share data (adjusted for stock split))
As of December 31, 2020 As of December 31, 2019
Assets
Investment in real estate:
Land $ 1,676,636 $ 1,525,407
Land improvements 3,543,479 3,336,070
Buildings and other depreciable property 940,311 881,572
6,160,426 5,743,049
Accumulated depreciation (1,924,585) (1,776,224)
Net investment in real estate 4,235,841 3,966,825
Cash and restricted cash 24,060 28,860
Notes receivable, net 35,844 37,558
Investment in unconsolidated joint ventures 19,726 20,074
Deferred commission expense 42,472 41,149
Other assets, net 61,026 56,809
Total Assets $ 4,418,969 $ 4,151,275
Liabilities and Equity
Liabilities:
Mortgage notes payable, net $ 2,444,930 $ 2,049,509
Term loan, net - 198,949
Unsecured line of credit 222,000 160,000
Accounts payable and other liabilities 129,666 124,665
Deferred revenue - upfront payments from membership upgrade sales 138,878 126,814
Deferred revenue - annual membership subscriptions 11,814 10,599
Accrued interest payable 8,336 8,639
Rents and other customer payments received in advance and security deposits 92,587 91,234
Distributions payable 66,003 58,978
Total Liabilities 3,114,214 2,829,387
Equity:
Stockholders' Equity:
Preferred stock, $0.01 par value, 10,000,000 shares authorized as of December 31, 2020 and December 31, 2019; none issued and outstanding.
- -
Common stock, $0.01 par value, 600,000,000 and 400,000,000 shares authorized as of December 31, 2020 and December 31, 2019, respectively; 182,230,631 and 182,089,595 shares issued and outstanding as of December 31, 2020 and December 31, 2019, respectively.
1,813 1,812
Paid-in capital 1,411,397 1,402,696
Distributions in excess of accumulated earnings (179,523) (154,318)
Accumulated other comprehensive income (loss) - (380)
Total Stockholders’ Equity 1,233,687 1,249,810
Non-controlling interests - Common OP Units 71,068 72,078
Total Equity 1,304,755 1,321,888
Total Liabilities and Equity $ 4,418,969 $ 4,151,275
The accompanying notes are an integral part of the consolidated financial statements.
Equity LifeStyle Properties, Inc.
Consolidated Statements of Income and Comprehensive Income
(amounts in thousands, except per share data (adjusted for stock split))
Years Ended December 31,
2020 2019 2018
Revenues:
Rental income $ 923,743 $ 879,635 $ 821,114
Annual membership subscriptions 53,085 51,015 47,778
Membership upgrade sales current period, gross 21,739 19,111 15,191
Membership upgrade sales upfront payments, deferred, net (12,062) (10,451) (7,380)
Other income 46,008 43,063 51,935
Gross revenues from home sales 45,695 34,655 36,064
Brokered resale and ancillary services revenues, net 2,060 3,493 3,584
Interest income 7,154 7,207 7,525
Income from other investments, net 4,026 9,528 10,842
Total revenues 1,091,448 1,037,256 986,653
Expenses:
Property operating and maintenance 354,340 333,520 319,839
Real estate taxes 66,120 62,338 55,892
Sales and marketing, gross 17,332 15,583 12,542
Membership sales commissions, deferred, net (1,660) (1,219) (813)
Property management 57,967 56,509 53,736
Depreciation and amortization 155,131 152,110 137,209
Cost of home sales 46,229 35,096 37,475
Home selling expenses 4,572 4,401 4,095
General and administrative 39,276 35,679 37,684
Other expenses 2,567 2,865 1,483
Early debt retirement 10,786 1,491 1,071
Interest and related amortization 102,771 104,223 104,993
Total expenses 855,431 802,596 765,206
Gain on sale of real estate, net - 52,507 -
Income before equity in income of unconsolidated joint ventures 236,017 287,167 221,447
Equity in income of unconsolidated joint ventures 5,399 8,755 4,939
Consolidated net income 241,416 295,922 226,386
Income allocated to non-controlling interests - Common OP Units (13,132) (16,783) (13,774)
Redeemable perpetual preferred stock dividends (16) (16) (16)
Net income available for Common Stockholders $ 228,268 $ 279,123 $ 212,596
Consolidated net income $ 241,416 $ 295,922 $ 226,386
Other comprehensive income (loss):
Adjustment for fair market value of swap 380 (2,679) 1,357
Consolidated comprehensive income 241,796 293,243 227,743
Comprehensive income allocated to non-controlling interests - Common OP Units (13,154) (16,633) (13,861)
Redeemable perpetual preferred stock dividends (16) (16) (16)
Comprehensive income attributable to Common Stockholders $ 228,626 $ 276,594 $ 213,866
The accompanying notes are an integral part of the consolidated financial statements.
Equity LifeStyle Properties, Inc.
Consolidated Statements of Income and Comprehensive Income
(amounts in thousands, except per share data (adjusted for stock split))
Years Ended December 31,
2020 2019 2018
Earnings per Common Share - Basic $ 1.26 $ 1.54 $ 1.19
Earnings per Common Share - Fully Diluted $ 1.25 $ 1.54 $ 1.19
Weighted average Common Shares outstanding - Basic 181,828 180,805 177,928
Weighted average Common Shares outstanding - Fully Diluted 192,555 191,995 190,110
The accompanying notes are an integral part of the consolidated financial statements.
Equity LifeStyle Properties, Inc.
Consolidated Statements of Changes In Equity
(amounts in thousands; adjusted for stock split)
Common
Stock Paid-in
Capital
Redeemable
Perpetual
Preferred Stock Distributions
in Excess of
Accumulated
Earnings Accumulated
Other
Comprehensive
Income (Loss) Non-
Controlling
Interests -
Common
OP Units Total
Equity
Balance as of December 31, 2017 $ 1,766 $ 1,241,226 $ - $ (211,980) $ 942 $ 68,088 $ 1,100,042
Cumulative effect of change in accounting principle (ASC 606, Revenue Recognition) - - - (15,186) - - (15,186)
Balance as of January 1, 2018 1,766 1,241,226 - (227,166) 942 68,088 1,084,856
Exchange of Common OP Units for Common Stock 2 1,023 - - - (1,025) -
Issuance of Common Stock through exercise of options 4 3,819 - - - - 3,823
Issuance of Common Stock through employee stock purchase plan - 2,043 - - - - 2,043
Issuance of Common Stock 20 78,735 - - - - 78,755
Compensation expenses related to restricted stock and stock options - 9,995 - - - - 9,995
Repurchase of Common Stock or Common OP Units - (3,011) - - - - (3,011)
Adjustment for Common OP Unitholders in the Operating Partnership - (3,684) - - - 3,684 -
Adjustment for fair market value of swap - - - - 1,357 - 1,357
Consolidated net income - - 16 212,596 - 13,774 226,386
Distributions - - (16) (196,464) - (12,729) (209,209)
Other - (1,651) - - - - (1,651)
Balance as of December 31, 2018 1,792 1,328,495 - (211,034) 2,299 71,792 1,193,344
Exchange of Common OP Units for Common Stock 10 6,539 - - - (6,549) -
Issuance of Common Stock through exercise of options - 53 - - - - 53
Issuance of Common Stock through employee stock purchase plan - 2,429 - - - - 2,429
Issuance of Common Stock 10 59,309 - - - - 59,319
Compensation expenses related to restricted stock and stock options - 10,481 - - - - 10,481
Repurchase of Common Stock or Common OP Units - (53) - - - - (53)
Adjustment for Common OP Unitsholders in the Operating Partnership - (3,210) - - 3,210 -
Adjustment for fair market value of swap - - - - (2,679) - (2,679)
Consolidated net income - - 16 279,123 - 16,783 295,922
Distributions - - (16) (222,407) - (13,158) (235,581)
Other - (1,347) - - - - (1,347)
Balance as of December 31, 2019 1,812 1,402,696 - (154,318) (380) 72,078 1,321,888
Cumulative effect of change in accounting principle (ASU 2016-13, Financial Instruments - Credit Losses (Topic 326)) - - - (3,875) - - (3,875)
Exchange of Common OP Units for Common Stock 1 81 - - - (82) -
Issuance of Common Stock through employee stock purchase plan - 2,026 - - - - 2,026
Compensation expenses related to restricted stock and stock options - 11,527 - - - - 11,527
Repurchase of Common Stock or Common OP Units - (3,962) - - - (3,962)
Adjustment for Common OP Unitholders in the Operating Partnership - (300) - - - 300 -
Adjustment for fair market value of swap - - - - 380 - 380
Consolidated net income - - 16 228,268 - 13,132 241,416
Distributions - - (16) (249,598) - (14,360) (263,974)
Other - (671) - - - - (671)
Balance as of December 31, 2020 $ 1,813 $ 1,411,397 $ - $ (179,523) $ - $ 71,068 $ 1,304,755
The accompanying notes are an integral part of the consolidated financial statements.
Equity LifeStyle Properties, Inc.
Consolidated Statements of Cash Flows
(amounts in thousands)
Years Ended December 31,
2020 2019 2018
Cash Flows From Operating Activities:
Consolidated net income $ 241,416 $ 295,922 $ 226,386
Adjustments to reconcile consolidated net income to net cash provided by operating activities:
Gain on sale of real estate, net - (52,507) -
Early debt retirement 10,786 1,491 1,071
Depreciation and amortization 157,760 153,980 138,688
Amortization of loan costs 3,473 3,479 3,564
Debt premium amortization (394) (483) (2,259)
Equity in income of unconsolidated joint ventures (5,399) (8,755) (4,939)
Distributions of income from unconsolidated joint ventures 95 5,133 4,122
Proceeds from insurance claims, net (1,697) (3,530) (8,525)
Compensation expense related to restricted stock and stock options 11,527 10,481 9,995
Revenue recognized from membership upgrade sales upfront payments (9,675) (8,660) (7,811)
Commission expense recognized related to membership sales 3,673 3,667 3,609
Long-term incentive plan compensation 1,531 (2,843) 1,176
Changes in assets and liabilities:
Notes receivable, net (1,166) (2,836) (247)
Deferred commission expense (4,995) (4,508) (4,274)
Other assets, net 34,048 11,621 26,898
Accounts payable and other liabilities 3,386 15,578 9,615
Deferred revenue - upfront payments from membership upgrade sales 21,739 19,111 15,191
Deferred revenue - annual membership subscriptions 1,215 544 123
Rents and other customer payments received in advance and security deposits (786) 6,635 1,701
Net cash provided by operating activities 466,537 443,520 414,084
Cash Flows From Investing Activities:
Real estate acquisitions, net (239,067) (185,411) (234,108)
Proceeds from disposition of properties, net - 77,746 -
Investment in unconsolidated joint ventures - (983) (4,497)
Distributions of capital from unconsolidated joint ventures 5,648 6,352 396
Proceeds from insurance claims 122 8,200 7,943
Repayments of notes receivable - - 13,823
Issuance of notes receivable - - -
Capital improvements (217,082) (257,993) (181,622)
Net cash used in investing activities (450,379) (352,089) (398,065)
Cash Flows From Financing Activities:
Proceeds from stock options and employee stock purchase plan 2,027 2,482 5,813
Gross proceeds from the issuance of common stock - 59,319 78,755
Distributions:
Common Stockholders (242,948) (216,098) (190,211)
Common OP Unitholders (13,983) (13,104) (12,411)
Preferred Stockholders (16) (16) (16)
Share based award tax withholding payments (3,962) (53) (2,958)
Principal payments and mortgage debt repayment (468,278) (121,028) (245,335)
Mortgage notes payable financing proceeds 662,309 - 421,774
Line of Credit repayment (390,500) (155,500) (284,000)
Line of Credit proceeds 452,500 315,500 254,000
Debt issuance and defeasance costs (17,434) (1,700) (6,436)
Redemption of preferred stock - - -
Other (673) (1,347) (1,651)
Net cash (used in) provided by financing activities (20,958) (131,545) 17,324
Net increase (decrease) in cash and restricted cash (4,800) (40,114) 33,343
Cash and restricted cash, beginning of period 28,860 68,974 35,631
Cash and restricted cash, end of period $ 24,060 $ 28,860 $ 68,974
The accompanying notes are an integral part of the consolidated financial statements.
Equity LifeStyle Properties, Inc.
Consolidated Statements of Cash Flows
(amounts in thousands)
Years Ended December 31,
2020 2019 2018
Supplemental information:
Cash paid for interest $ 100,686 $ 102,027 $ 102,377
Net investment in real estate - reclassification of rental homes $ 38,845 $ 28,260 $ 30,799
Other assets, net - reclassification of rental homes $ (38,845) $ (28,260) $ (30,799)
Real estate acquisitions:
Investment in real estate $ (248,100) $ (249,197) $ (265,129)
Investment in unconsolidated joint ventures - 35,789 -
Other assets, net (153) (1,646) (59)
Debt assumed 6,873 19,212 9,200
Debt financed - - 8,786
Other liabilities 2,313 10,431 13,094
Real estate acquisitions, net $ (239,067) $ (185,411) $ (234,108)
Real estate dispositions:
Investment in real estate $ - $ 35,572 $ -
Notes receivable, net - 295 -
Other assets, net - 97 -
Mortgage notes payable, net - (11,175) -
Other liabilities - 450 -
Gain on sale of real estate, net - 52,507 -
Real estate dispositions, net $ - $ 77,746 $ -
The accompanying notes are an integral part of the consolidated financial statements.
Equity LifeStyle Properties, Inc.
Notes to Consolidated Financial Statements
Note 1-Organization
Equity LifeStyle Properties, Inc. ("ELS"), a Maryland corporation, together with MHC Operating Limited Partnership (the "Operating Partnership") and its other consolidated subsidiaries (the "Subsidiaries"), are referred to herein as "we," "us," and "our." We are a fully integrated owner and operator of lifestyle-oriented properties ("Properties") consisting primarily of manufactured home ("MH") and recreational vehicle ("RV") communities. We provide our customers the opportunity to place manufactured homes, cottages or RVs on our Properties either on a long-term or short-term basis. Our customers may lease individual developed areas ("Sites") or enter into right-to-use contracts, also known as membership subscriptions, which provide them access to specific Properties for limited stays.
Commencing with our taxable year ended December 31, 1993, we have elected to be taxed as a real estate investment trust ("REIT") for U.S. federal income tax purposes. We believe we have qualified for taxation as a REIT. To maintain our qualification as a REIT, we must meet certain requirements, which are highly technical and complex. If we fail to qualify as a REIT, we could be subject to U.S. federal income tax at regular corporate rates. Additionally, we could remain disqualified as a REIT for four years following the year we first failed to qualify. Even as a REIT, we are subject to certain foreign, state and local taxes on our income and property and U.S. federal income and excise taxes on our undistributed income.
Our Properties are owned primarily by the Operating Partnership and managed internally by affiliates of the Operating Partnership. We are the general partner of the Operating Partnership and own 94.6% as of December 31, 2020. We contributed the proceeds from our various equity offerings, including our initial public offering, to the Operating Partnership. In exchange for these contributions, we received units of common interests in the partnership ("OP Units") equal to the number of shares of common stock issued in such equity offerings. The limited partners of the Operating Partnership (the "Common OP Unitholders") receive an allocation of net income that is based on their respective ownership percentage in the Operating Partnership that is presented on the consolidated financial statements as Non-controlling interests-Common OP Units. As of December 31, 2020, the Non-controlling interests-Common OP Units were 10,479,194, which are exchangeable for an equivalent number of shares of our common stock or, at our option, cash. The issuance of additional shares of common stock or OP Units would change the respective ownership of the Operating Partnership for the Common OP Unitholders.
Since certain activities, if performed by us, may not be qualifying REIT activities under the Internal Revenue Code of 1986, as amended (the "Code"), we have formed Taxable REIT subsidiaries (each, a "TRS") to engage in such activities. Realty Systems, Inc. ("RSI") is our wholly-owned TRS, which owns several Properties. Additionally, RSI is engaged in the business of purchasing, selling and leasing factory-built homes located in Properties owned and managed by us. RSI also offers home sales brokerage services to our residents who choose to sell their homes as opposed to relocating them when moving from a Property. Subsidiaries of RSI also operates ancillary activities at certain Properties consisting of operations such as golf courses, pro shops, stores and restaurants.
Equity LifeStyle Properties, Inc.
Notes to Consolidated Financial Statements
Note 2-Summary of Significant Accounting Policies
(a)Basis of Presentation
The consolidated financial statements present the results of operations, financial position and cash flows of ELS, its majority-owned and controlled subsidiaries and variable interest entities ("VIEs") in which ELS is the primary beneficiary. Intercompany balances and transactions have been eliminated.
The Operating Partnership meets the criteria as a VIE, where we are the general partner and controlling owner of approximately 94.6%. The limited partners do not have substantive kick-out or participating rights. Our sole significant asset is our investment in the Operating Partnership, and consequently, substantially all of our assets and liabilities represent those assets and liabilities of the Operating Partnership. Additionally, we have the power to direct the Operating Partnership's activities and the obligation to absorb its losses or the right to receive its benefits. Accordingly, we are the primary beneficiary and we have continued to consolidate the Operating Partnership.
Equity method of accounting is applied to entities in which ELS does not have a controlling interest or for VIEs in which ELS is not considered the primary beneficiary, but with respect to which it can exercise significant influence over the operations and major decisions. Our exposure to losses associated with unconsolidated joint ventures is primarily limited to the carrying value of these investments. Accordingly, distributions from a joint venture in excess of our carrying value are recognized in earnings.
On October 15, 2019, we effected a two-for-one-stock split of our common stock. Pursuant to the anti-dilution provision in the Operating Partnership's Agreement of Limited Partnership, the stock split also effected a two-for-one unit split of the outstanding OP Units. All shares of common stock and OP Units and per share data in the consolidated financial statements and accompanying footnotes, for all periods presented, have been adjusted to reflect the stock split.
(b)Use of Estimates
The preparation of the consolidated financial statements in conformity with U.S. Generally Accepted Accounting Principles (GAAP) requires management to make estimates and assumptions that affect the reported amounts of assets and liabilities, the disclosure of contingent assets and liabilities at the date of the financial statements and the reported amounts of revenues and expenses during the reporting period. Actual results could differ from these estimates. All property and site counts and acreage amounts are unaudited.
(c) Investment in Real Estate
Investment in real estate is recorded at cost less accumulated depreciation. Direct and indirect costs related to real estate improvement projects are capitalized, including salaries and related benefits of employees who are directly responsible for and spend their time on the execution and supervision of such projects. Land improvements consist primarily of improvements such as grading, landscaping and infrastructure items, such as streets, sidewalks or water mains. Improvements to buildings and other depreciable property include clubhouses, laundry facilities, maintenance storage facilities, rental units and furniture, fixtures and equipment.
For development and expansion projects, we capitalize direct project costs, such as construction, architectural and legal, as well as, indirect project costs such as interest, real estate taxes and salaries and related benefits of employees who are directly involved in the project. Capitalization of these costs begins when the activities and related expenditures commence and cease when the project, or a portion of the project, is substantially complete and ready for its intended use.
Depreciation is computed on a straight-line basis based on the estimated useful lives of the associated real estate assets.
Useful Lives
(in years)
Land and Building Improvements 10-30
Manufactured Homes 10-25
Furniture, Fixture and Equipment 5
In-place leases Expected term
Above and below-market leases Applicable lease term
Equity LifeStyle Properties, Inc.
Notes to Consolidated Financial Statements
Note 2-Summary of Significant Accounting Policies (continued)
Long-lived assets to be held and used, including our investment in real estate, are evaluated for impairment indicators quarterly or whenever events or changes in circumstances indicate a possible impairment. Our judgments regarding the existence of impairment indicators are based on factors such as operational performance, market conditions, environmental and legal factors. Future events could occur which would cause us to conclude that impairment indicators exist and an impairment loss is warranted.
If an impairment indicator exists related to a long-lived asset that is held and used, the expected future undiscounted cash flows are compared against the carrying amount of that asset. Forecasting cash flows requires us to make estimates and assumptions on various inputs including, but not limited to, rental revenue and expense growth rates, occupancy, levels of capital expenditure and capitalization rates. If the sum of the estimated undiscounted cash flows is less than the carrying amount of the asset, an impairment loss is recorded for the carrying amount in excess of the estimated fair value, if any, of the asset. For the periods presented, no impairment losses were recorded.
(d) Acquisitions
On January 1, 2018, we adopted ("ASU 2017-01") Business Combinations: Clarifying the Definition of a Business (Topic 805) on a prospective basis. We apply a screen test to evaluate if substantially all the fair value of the acquired property is concentrated in a single identifiable asset or group of similar identifiable assets to determine whether a transaction is accounted for as an asset acquisition or business combination. As most of our real estate acquisitions are concentrated in either a single or a group of similar identifiable assets, our real estate transactions are generally accounted for as asset acquisitions, which permits the capitalization of transaction costs to the basis of the acquired property.
In estimating the fair values for purposes of allocating the purchase price, we utilize a number of sources, including independent appraisals or internal valuations that may be available in connection with the acquisition or financing of the respective Property and other market data. We also consider information obtained about each Property as a result of our due diligence, marketing and leasing activities in estimating the fair value of the tangible and intangible assets acquired and liabilities assumed.
The following methods and assumptions are used to estimate the fair value of each class of asset acquired and liability assumed:
Land - Market approach based on similar, but not identical, transactions in the market. Adjustments to comparable sales based on both quantitative and qualitative data.
Depreciable property - Cost approach based on market comparable data to replace adjusted for local variations, inflation and other factors.
Manufactured homes - Sales comparison approach based on market prices for similar homes adjusted for differences in age or size.
In-place leases - In-place leases are determined via a combination of estimates of market rental rates and expense reimbursement levels as well as an estimate of the length of time required to replace each lease.
Above-market assets/below-market liabilities - Income approach based on discounted cash flows comparing contractual cash flows to be paid pursuant to the leases and our estimate of fair market lease rates over the remaining non-cancelable lease terms. For below-market leases, we also consider remaining initial lease terms plus any renewal periods.
Notes receivable - Income approach based on discounted cash flows comparing contractual cash flows at a market rate adjusted based on particular notes' or note holders' down payment, credit score and delinquency status.
Mortgage notes payable - Income approach based on discounted cash flows comparing contractual cash flows to cash flows of similar debt discounted based on market rates.
(e) Intangibles and Goodwill
We record acquired intangible assets at their estimated fair value separate and apart from goodwill. We amortize identified intangible assets and liabilities that are determined to have finite lives over the period the assets and liabilities are expected to contribute directly or indirectly to the future cash flows of the Property or business acquired. Intangible assets subject to amortization are reviewed for impairment whenever events or changes in circumstances indicate that their carrying
Equity LifeStyle Properties, Inc.
Notes to Consolidated Financial Statements
Note 2-Summary of Significant Accounting Policies (continued)
amounts may not be recoverable. An impairment loss is recognized if the carrying amount of an intangible asset is not recoverable and its carrying amount exceeds its estimated fair value.
The excess of the cost of an acquired entity over the net of the amounts assigned to assets acquired (including identified intangible assets) and liabilities assumed in a business combination is recorded as goodwill. Goodwill is not amortized but is tested for impairment at a level of reporting referred to as a reporting unit on an annual basis, or more frequently if events or changes in circumstances indicate that the asset might be impaired.
As of December 31, 2020 and 2019, the gross carrying amount of identified intangible assets and goodwill was $12.5 million and $12.1 million, respectively, which is reported as a component of other assets, net on the Consolidated Balance Sheets. As of December 31, 2020 and 2019, this amount was comprised of $4.7 million and $4.3 million, respectively of identified intangible assets and $7.8 million of goodwill. Accumulated amortization of identified intangibles assets was $3.2 million and $3.1 million as of December 31, 2020 and 2019, respectively.
(f) Assets Held for Sale
In determining whether to classify a real estate asset held for sale, we consider whether: (i) management has committed to a plan to sell the asset; (ii) the asset is available for immediate sale in its present condition, subject only to terms that are usual and customary; (iii) we have initiated a program to locate a buyer; (iv) we believe that the sale of the real estate asset is probable within one year; (v) we are actively marketing the investment property for sale at a price that is reasonable in relation to its current value, and (vi) actions required for us to complete the plan indicate that it is unlikely that any significant changes will be made. If all of the above criteria are met, we classify the real estate asset as held for sale. When all of the above criteria are met, we discontinue depreciation or amortization of the asset, measure it at the lower of its carrying amount or its fair value less estimated cost to sell, and present it separately as assets held for sale, net on the Consolidated Balance Sheets. We also present the liabilities related to assets held for sale, if any, separately on the Consolidated Balance Sheets. In connection with the held for sale evaluation, if the disposal represents a strategic shift that has, or will have, a major effect on the consolidation financial statement, then the transaction is presented as discontinued operations.
(g) Restricted Cash
As of December 31, 2020 and 2019, restricted cash consists of $24.1 million and $25.1 million, respectively, primarily related to cash reserved for customer deposits and escrows for insurance and real estate taxes.
(h) Fair Value of Financial Instruments
We disclose the estimated fair value of our financial instruments according to a fair value hierarchy. The valuation hierarchy is based on the transparency of the lowest level of input that is significant to the valuation of an asset or a liability as of the measurement date. The three levels are defined as follows:
Level 1 - Inputs to the valuation methodology are quoted prices (unadjusted) for identical assets or liabilities in active markets.
Level 2 - Inputs to the valuation methodology include quoted prices for similar assets and liabilities in active markets, and inputs that are observable for the asset or liability, either directly or indirectly, for substantially the full term of the financial instrument.
Level 3 - Inputs to the valuation methodology are unobservable and significant to the fair value measurement.
The carrying values of cash and restricted cash, accounts receivable and accounts payable approximate their fair market values due to the short-term nature of these instruments. The carrying value of the notes receivable approximates the fair market value as the interest rates are generally comparable to current market rates. Concentrations of credit risk with respect to notes receivable are limited due to the size of the receivable and geographic diversity of the underlying Properties.
The fair market value of mortgage notes payable is measured with Level 2 inputs using quoted prices and observable inputs from similar liabilities as disclosed in Note 9. Borrowing Arrangements.
We also utilize Level 2 and Level 3 inputs as part of our determination of the purchase price allocation for our acquisitions as disclosed in Note 6. Investment in Real Estate.
Equity LifeStyle Properties, Inc.
Notes to Consolidated Financial Statements
Note 2-Summary of Significant Accounting Policies (continued)
(i) Deferred Financing Costs, Net
Deferred financing costs are being amortized over the terms of the respective loans on a straight-line basis. Unamortized deferred financing costs are written-off when debt is retired before the maturity date. Deferred financing costs, net were $27.9 million and $24.0 million as of December 31, 2020 and 2019, respectively.
(j) Allowance for Doubtful Accounts
Our allowance for doubtful accounts is comprised of our reserves for receivable from tenants, receivable for annual membership subscriptions, Contracts Receivable and Chattel Loans (See Note 8. Notes Receivable, Net for definition of these terms). The allowance reflects our best estimate of collectibility risks on outstanding receivables. Our allowance for doubtful accounts was as follows:
December 31,
(amounts in thousands):
2020 2019 2018
Balance, beginning of year $ 6,586 $ 5,230 $ 5,545
Change in accounting principle (ASU 2016-13, Financial Instruments - Credit Losses (Topic 326)) (1)
3,875 - -
Provision for losses 7,287 3,929 4,154
Write-offs (3,288) (2,573) (4,469)
Balance, end of year $ 14,460 $ 6,586 $ 5,230
(1) See Note 2. (o) Summary of Significant Accounting Policies for more detail.
(k) Revenue Recognition
Our revenue streams are predominantly derived from customers renting our Sites or entering into membership subscriptions. Our MH Sites and annual RV and marina Sites are leased on an annual basis. Seasonal RV and marina Sites are leased to customers generally for one to six months. Transient RV and marina Sites are leased to customers on a short-term basis. Leases with our customers are accounted for as operating leases. Rental income is accounted for in accordance with the Accounting Standard Codification (ASC) 842, Leases, and is recognized over the term of the respective lease or the length of a customer's stay. We do not separate expenses reimbursed by our customers ("utility recoveries") from the associated rental revenue as we meet the practical expedient criteria to combine these lease and non-lease components. We assessed the criteria and concluded that the timing and pattern of transfer for rental revenue and the associated utility recoveries are the same and as our leases qualify as operating leases, we account for and present rental revenue and utility recoveries as a single component under Rental income in our Consolidated Statements of Income and Comprehensive Income.
A membership subscription gives the customer the right to a set schedule of usage at a specified group of Properties. Payments are deferred and recognized on a straight-line basis over the one-year period in which access to Sites at certain Properties are provided. Membership upgrades grant certain additional access rights to the customer and require non-refundable upfront payments. The non-refundable upfront payments are recognized on a straight-line basis over 20 years, which is our estimated membership upgrade contract term. Income from home sales is recognized when the earnings process is complete. The earnings process is complete when the home has been delivered, the purchaser has accepted the home and title has transferred. Sales from membership subscriptions, upgrades and home sales are accounted for in accordance with ASC 606, Revenue from Contracts with Customers.
(l) Stock Based Compensation
Stock-based compensation expense for restricted stock awards with service conditions is measured based on the grant date fair value and recognized on a straight-line basis over the requisite service period of the individual grants.
Stock-based compensation expense for restricted stock awards with performance conditions is measured based on the grant date fair value and recognized on a straight-line basis over the performance period of the individual grants, when achieving the performance targets is considered probable. We estimate and revisit the probability of achieving the performance targets periodically by updating our forecasts throughout the performance period as necessary.
We also issue stock options by estimating the grant date fair value using the Black-Scholes option-pricing model and recognizing over the vesting period for options that are expected to vest. We estimate forfeitures at the time of grant based on
Equity LifeStyle Properties, Inc.
Notes to Consolidated Financial Statements
Note 2-Summary of Significant Accounting Policies (continued)
historical experience, updated for changes in facts and circumstances, as appropriate, and in subsequent periods if actual forfeitures differ from those estimates. The expected volatility assumption is calculated based on our historical volatility, which is calculated over a period of time commensurate with the expected term of the options being valued. The risk-free interest rate assumption is based upon the U.S. Treasury yield curve in effect at the time of grant. The dividend yield assumption is based on our expectation of dividend payouts.
(m) Non-Controlling Interests
The OP Units are exchangeable for shares of common stock on a one-for-one basis at the option of the Common OP Unitholders, which we may, in our discretion, cause the Operating Partnership to settle in cash. The exchange is treated as a capital transaction, which results in an allocation between stockholders' equity and non-controlling interests to account for the change in the respective percentage ownership of the underlying equity of the Operating Partnership.
Net income is allocated to Common OP Unitholders based on their respective ownership percentage of the Operating Partnership. Such ownership percentage is calculated by dividing the number of OP Units held by the Common OP Unitholders by the total OP Units held by the Common OP Unitholders and the shares of common stock held by the common stockholders. Issuance of additional shares of common stock or OP Units would change the percentage ownership of both the Non-controlling interests - Common OP Units and the common stockholders.
(n) Income Taxes
Due to our structure as a REIT, the results of operations contain no provision for U.S. federal income taxes for the REIT. As of both December 31, 2020 and 2019, the REIT had a federal net operating loss carryforward of approximately $74.1 million. The REIT is entitled to utilize the net operating loss carryforward only to the extent that the REIT taxable income exceeds our deduction for dividends paid. Due to the uncertainty regarding the use of the REIT net operating loss carryforward, no net tax asset has been recorded as of December 31, 2020 and 2019.
In addition, we own certain TRSs, which are subject to federal and state income taxes at regular corporate tax rates. Overall, the TRSs have federal net operating loss carryforwards. Due to the uncertainty regarding the realization of these deferred tax assets, we have maintained a full valuation allowance as of December 31, 2020 and 2019.
The REIT remains subject to certain foreign, state and local income, excise or franchise taxes; however, they are not material to our operating results or financial position. We do not have unrecognized tax benefit items.
We, or one of our Subsidiaries, file income tax returns in the U.S. federal jurisdiction, various U.S. state jurisdictions and Canada. With few exceptions, we are no longer subject to U.S. federal, state and local, or non-U.S. income tax examinations by tax authorities for years before 2016.
As of December 31, 2020, net investment in real estate and notes receivable had a U.S. federal tax basis of approximately $4.0 billion (unaudited) and $40.7 million (unaudited), respectively.
During the years ended December 31, 2020, 2019 and 2018, our tax treatment of common stock distributions, as adjusted for the stock split, was as follows (unaudited):
2020 2019 2018
Tax status of common stock distributions deemed paid during the year:
Ordinary income $ 1.234 $ 1.241 $ 1.069
Long-term capital gains 0.006 - -
Non-dividend distributions 0.057 - -
Distributions declared per common stock outstanding $ 1.297 $ 1.241 $ 1.069
The quarterly dividend paid on January 10, 2020 is a split-year distribution with $0.015462 (unaudited) per share of common stock considered a distribution made in 2020 for federal income tax purposes. The quarterly distribution paid on January 8, 2021 is a split year distribution with $0.254699 (unaudited) per share of common stock considered a distribution made in 2020 and $0.087801 (unaudited) allocable to 2021 for federal income tax purposes.
Equity LifeStyle Properties, Inc.
Notes to Consolidated Financial Statements
Note 2-Summary of Significant Accounting Policies (continued)
(o) Recently Adopted Accounting Pronouncements
On January 1, 2020, we prospectively adopted FASB ("ASU 2018-15") Intangibles - Goodwill and Other - Internal-Use Software (ASC 350-40), Customer's Accounting for Implementation Costs Incurred in a Cloud Computing Arrangement That Is a Service Contract. ASU 2018-15 provides guidance on accounting for fees paid when the arrangement includes a software license and aligns the requirements for capitalizing implementation costs incurred in a hosting arrangement that is a service contract with the requirements for capitalizing costs to develop or obtain internal-use software. The adoption of this guidance did not have a material impact on our consolidated financial statements.
On January 1, 2020, we adopted FASB (“ASU 2016-13”) Financial Instruments - Credit Losses (Topic 326) using the modified retrospective approach. ASU 2016-13 requires entities to measure all expected credit losses for financial assets held at the reporting date based on historical experience, current conditions, and reasonable and supportable forecasts. Entities should use forward-looking information to better form their credit loss estimates.
We are exposed to credit losses primarily through sales of annual membership subscriptions and membership upgrades and home sales. We have developed an allowance for credit losses, which represents an estimate of expected losses over the remaining contractual life of our receivables. The estimate is a result of our ongoing assessments and evaluations of collectability including historical loss experience, current market conditions and future expectations in forecasting credit losses in each of our receivable portfolios. We recognized a cumulative-effect adjustment of $3.9 million, which decreased opening retained earnings as of January 1, 2020.
The cumulative-effect adjustment resulting from the adoption of ASU 2016-13 as of January 1, 2020 was as follows:
Balance net of allowance Balance Sheet Location Balance at December 31, 2019 Adjustment due to ASU 2016-13 Adoption Balance at January 1, 2020 Balance at
December 31, 2020
(amounts in thousands)
Annual membership subscriptions Other assets, net $ 2,394 $ (1,361) $ 1,033 $ 1,857
Membership upgrades Notes receivable, net $ 25,236 $ (2,514) $ 22,722 $ 25,427
Equity LifeStyle Properties, Inc.
Notes to Consolidated Financial Statements
Note 3-Leases
Lessor
Rental income derived from customers renting our Sites is accounted for in accordance with ASC 842, Leases, and is recognized over the term of the respective operating lease or the length of a customer's stay. MH Sites are generally leased on an annual basis to residents who own or lease factory-built homes, including manufactured homes. Annual RV and marina Sites are leased on an annual basis to customers who generally have an RV, factory-built cottage, boat or other unit placed on the site, including those Northern properties that are open for the summer season. Seasonal RV and marina Sites are leased to customers generally for one to six months. Transient RV and marina Sites are leased to customers on a short-term basis. In addition, customers may lease homes that are located in our communities.
The leases entered into between the customer and us for a rental of a Site are renewable upon the consent of both parties or, in some instances, as provided by statute. Long-term leases that are non-cancelable by the tenants are in effect at certain Properties. Rental rate increases at these Properties are primarily a function of increases in the Consumer Price Index, taking into consideration certain conditions. Additionally, periodic market rate adjustments are made as deemed appropriate. In addition, certain state statutes allow entry into long-term agreements that effectively modify lease terms related to rent amounts and increases over the term of the agreements. The following table presents future minimum rents expected to be received under long-term non-cancelable tenant leases, as well as those leases that are subject to long-term agreements governing rent payments and increases:
(amounts in thousands)
As of December 31, 2020
2021 $ 133,385
2022 136,225
2023 92,816
2024 43,512
2025 21,915
Thereafter 74,196
Total $ 502,049
Lessee
We lease land under non-cancelable operating leases at 13 Properties expiring at various dates between 2022 and 2054. The majority of the leases have terms requiring fixed payments plus additional rents based on a percentage of gross revenues at those Properties. We also have other operating leases, primarily office space expiring at various dates through 2030. For the years ended December 31, 2020, 2019 and 2018, total operating lease payments were $9.9 million, $9.3 million and $8.3 million, respectively.
The following table presents the operating lease payments for the year ended December 31, 2020, 2019 and 2018:
Years Ended December 31,
(amounts in thousands) 2020 2019 2018
Fixed lease cost:
Ground leases $ 5,912 $ 5,727 $ 5,537
Office and other leases 3,243 2,869 2,114
Variable lease cost:
Ground leases 652 639 599
Office and other leases 111 72 39
Total lease cost $ 9,918 $ 9,307 $ 8,289
Equity LifeStyle Properties, Inc.
Notes to Consolidated Financial Statements
Note 3-Leases (continued)
The following table summarizes our minimum future rental payments, excluding variable costs, which are discounted by our incremental borrowing rate to calculate the lease liability for our operating leases as of December 31, 2020:
(amounts in thousands) Ground Leases Office and Other Leases Total
2021 $ 1,960 $ 3,209 $ 5,169
2022 (a)
1,490 1,531 3,021
2023 545 1,240 1,785
2024 545 897 1,442
2025 545 766 1,311
Thereafter 4,493 2,125 6,618
Total undiscounted rental payments 9,578 9,768 19,346
Less imputed interest (2,044) (908) (2,952)
Total lease liabilities $ 7,534 $ 8,860 $ 16,394
_____________________
(a)The leases of our four Westwinds Properties expire on August 31, 2022 and do not contain extension options. See Note 16. Commitments and Contingencies for more details on the Westwinds leases.
ROU assets and lease liabilities from our operating leases, included within Other assets, net and Accounts payable and other liabilities on the Consolidated Balance Sheets, were $15.7 million and $16.4 million, respectively, as of December 31, 2020. The weighted average remaining lease term for our operating leases was eight years and the weighted average incremental borrowing rate was 4.0% at December 31, 2020.
ROU assets and lease liabilities from our operating leases, included within Other assets, net and Accounts payable and other liabilities on the Consolidated Balance Sheets, were $15.1 million and $16.2 million, respectively, as of December 31, 2019. The weighted average remaining lease term for our operating leases was seven years and the weighted average incremental borrowing rate was 4.4% at December 31, 2019.
Note 4-Earnings Per Common Share
Basic and fully diluted earnings per share are based on the weighted average shares outstanding during each year. The following table sets forth the computation of basic and diluted earnings per share of common stock (Common Share), as adjusted for the stock split, for the years ended December 31, 2020, 2019, and 2018:
Years Ended December 31,
(amounts in thousands, except per share data) 2020 2019 2018
Numerators:
Net income available to Common Stockholders-Basic $ 228,268 $ 279,123 $ 212,596
Amounts allocated to dilutive securities 13,132 16,783 13,774
Net income available to Common Stockholders-Fully Diluted $ 241,400 $ 295,906 $ 226,370
Denominator:
Weighted average Common Shares outstanding-Basic 181,828 180,805 177,928
Effect of dilutive securities:
Exchange of Common OP Units for Common Shares 10,484 10,934 11,586
Stock options and restricted stock 243 256 596
Weighted average Common Shares outstanding-Fully Diluted 192,555 191,995 190,110
Earnings per Common Share-Basic: $ 1.26 $ 1.54 $ 1.19
Earnings per Common Share-Fully Diluted: $ 1.25 $ 1.54 $ 1.19
Equity LifeStyle Properties, Inc.
Notes to Consolidated Financial Statements
Note 5-Common Stock and Other Equity Related Transactions
Increase in Authorized Shares
On April 28, 2020, our stockholders approved an amendment to our charter to increase the number of shares of common stock that we are authorized to issue from 400,000,000 to 600,000,000 shares.
Two-for-One Common Stock and OP Units Split
On October 15, 2019, a two-for-one stock split of our common stock, effected by and in the form of a stock dividend, was paid to stockholders of record as of October 1, 2019. In connection with our stock split, the OP Units of our Operating Partnership were also split on a two-for-one basis.
Equity Offering Program
On July 30, 2020, we entered into our current at-the-market ("ATM") equity offering program with certain sales agents, pursuant to which we may sell, from time-to-time, shares of our Common Stock, par value $0.01 per share, having an aggregate offering price of up to $200.0 million. As of December 31, 2020, we have $200.0 million of common stock available for issuance.
The following table presents the shares that were issued under our ATM equity offering programs, as adjusted for the stock split, during the years ended December 31, 2020, 2019, and 2018:
Years Ended December 31,
(amounts in thousands, except share data)
2020 2019 2018
Shares of common stock sold - 1,010,472 1,722,282
Weighted average price $ - $ 58.71 $ 45.73
Total gross proceeds $ - $ 59,319 $ 78,755
Commissions paid to sales agents $ - $ 771 $ 1,028
Employee Stock Purchase Plan
On May 10, 2016, we amended and restated the 1997 Non-Qualified Employee Stock Purchase Plan ("ESPP"). Pursuant to the ESPP, certain of our employees and directors may each annually acquire up to $250,000 of our common stock. The common stock may be purchased monthly at a price equal to 85% of the lesser of: (a) the closing price for a share of common stock on the last day of the offering period; and (b) the closing price for a share of common stock on the first day of the offering period. Shares of common stock issued through the ESPP for the years ended December 31, 2020, 2019 and 2018 were 31,385, 40,934 and 44,142, respectively. As of December 31, 2020, 743,194 shares remained available to be sold under the ESPP, subject to adjustment by our Board of Directors.
Exchanges
Subject to certain limitations, Common OP Unitholders can request an exchange of any or all of their OP Units for shares of common stock at any time. Upon receipt of such a request, we may, in lieu of issuing shares of common stock, cause the Operating Partnership to pay cash.
Equity LifeStyle Properties, Inc.
Notes to Consolidated Financial Statements
Note 5-Common Stock and Other Equity Related Transactions (continued)
Common Stock Activity and Distributions
The following table presents the changes in our outstanding common stock (excluding OP Units of 10,479,194, 10,491,222, and 11,491,932 outstanding at December 31, 2020, 2019 and 2018, respectively), as adjusted for the stock split:
Years Ended December 31,
2020 2019 2018
Shares outstanding at January 1, 182,089,595 179,842,036 177,170,320
Common stock issued through the ATM Equity Offering Program and its predecessor - 1,010,472 1,722,282
Common stock issued through exchange of OP Units 12,028 997,750 176,268
Common stock issued through exercise of options - 5,600 405,600
Common stock issued through restricted stock grants 151,104 193,262 385,010
Common stock forfeitures - - -
Common stock issued through ESPP and Dividend Reinvestment Plan 32,099 41,589 45,144
Common stock repurchased and retired (54,195) (1,114) (62,588)
Shares outstanding at December 31, 182,230,631 182,089,595 179,842,036
During the years ended December 31, 2020, 2019 and 2018, we repurchased shares of common stock representing common stock surrendered to satisfy income tax withholding obligations primarily due to the vesting of restricted stock grants at a weighted average price of $73.12, $47.48 and $48.12 per share, respectively.
As of December 31, 2020, 2019 and 2018, ELS' percentage ownership of the Operating Partnership was approximately 94.6%, 94.6% and 94.0%, respectively. The remaining approximately 5.4%, 5.4% and 6.0% as of December 31, 2020, 2019 and 2018, respectively, was owned by the Common OP Unitholders.
The following regular quarterly distributions have been declared and paid to common stockholders and Common OP Unitholders since January 1, 2018:
Distribution Amount Per Share For the Quarter Ended Stockholder Record Date Payment Date
$0.2750 March 31, 2018 March 30, 2018 April 13, 2018
$0.2750 June 30, 2018 June 29, 2018 July 13, 2018
$0.2750 September 30, 2018 September 28, 2018 October 12, 2018
$0.2750 December 31, 2018 December 28, 2018 January 11, 2019
$0.3063 March 31, 2019 March 29, 2019 April 12, 2019
$0.3063 June 30, 2019 June 28, 2019 July 12, 2019
$0.3063 September 30, 2019 September 27, 2019 October 11, 2019
$0.3063 December 31, 2019 December 27, 2019 January 10, 2020
$0.3425 March 31, 2020 March 27, 2020 April 10, 2020
$0.3425 June 30, 2020 June 26, 2020 July 10, 2020
$0.3425 September 30, 2020 September 25, 2020 October 9, 2020
$0.3425 December 31, 2020 December 24, 2020 January 8, 2021
Equity LifeStyle Properties, Inc.
Notes to Consolidated Financial Statements
Note 6-Investment in Real Estate
Acquisitions
We acquired all of the following Properties from unaffiliated third parties:
During the year ended December 31, 2020, we acquired one MH community, seven RV communities and one marina for a combined purchase price of $209.2 million, including:
•Dolce Vita at Superstition Mountain, an MH community located in Apache Junction, Arizona,
•Meridian RV Resort, an RV community located in Apache Junction, Arizona,
•Marina Dunes RV Park, an RV community located in Marina, California,
•Marker 1 Marina, a marina located in Dunedin, Florida,
•Acorn Campground, an RV community located in Green Creek, New Jersey,
•Topsail Sound, an RV community located in Holly Ridge, North Carolina,
•Harbor Point, an RV community located in Sneads Ferry, North Carolina, and
•Leisure World and Trails End, two RV communities located in Weslaco, Texas.
These properties contain 2,772 Sites. We also completed the acquisition of three development assets, including The Resort at Tranquility Lake, located in Cape Coral, Florida, Bayport, located in Jamaica, Virginia, and a development property adjacent to our Voyager joint venture, located in Tuscon, Arizona, for a combined purchase price of $23.7 million. We also acquired additional assets, including nine land parcels, for a combined purchase price of $15.2 million. All acquisitions were accounted for as asset acquisitions. As a result of these acquisitions, we assumed approximately $6.9 million of mortgage debt. The remaining purchase price was funded through new debt financing, our unsecured Line of Credit ("LOC") and available cash.
During the year ended December 31, 2019, we acquired four RV communities, including White Oak Shores, located in Stella, North Carolina, Round Top and Drummer Boy, located in Gettysburg, Pennsylvania, and Lake of the Woods, located in Wautoma, Wisconsin for a combined purchase price of $58.3 million. These properties contain 1,614 Sites. As a result of these acquisitions, we assumed approximately $18.6 million of mortgage debt, excluding mortgage premiums of $0.6 million. The remaining purchase price was funded with available cash. We also completed the acquisition of the remaining interest in our joint venture investment of 11 marinas in Florida for a purchase price of approximately $49.0 million. As part of the acquisition, we also funded the repayment of the joint venture's non-transferable debt of approximately $72.0 million. The transaction was funded with proceeds from the LOC. In addition, the gross carrying value of the joint venture investment of $35.8 million was included in the total fair value of $162.2 million that was allocated to the real estate assets. We also acquired additional assets, including three land parcels, for a combined purchase price of $28.1 million. All acquisitions were accounted for as asset acquisitions.
During the year ended December 31, 2018, we acquired four RV communities, including Sunseekers, located in North Fort Myers, Florida, Holiday Travel Park, located in Holiday, Florida, Timber Creek, located in Waverly, Rhode Island, and King Nummy, located in Cape May Court House, New Jersey and four MH communities, including Everglades Lakes, Serendipity, Kingswood and Palm Lake located in Fort Lauderdale, Clearwater, Riverview and Riviera Beach, Florida, respectively, for a combined purchase price of $251.7 million. These properties contain 3,712 Sites. As a result of these acquisitions, we assumed approximately $9.2 million of mortgage debt and entered into new mortgage debt of $8.8 million. The remaining purchase price was funded with available cash, proceeds from the ATM equity offering program and the LOC. We also acquired two vacant land parcels adjacent to our other communities for a combined purchase price of $2.8 million. All acquisitions were accounted for as asset acquisitions.
Equity LifeStyle Properties, Inc.
Notes to Consolidated Financial Statements
Note 6-Investment in Real Estate (continued)
We engaged third-party valuation firms to assist with our purchase price allocation when necessary. The following table summarizes the fair value of the assets acquired and liabilities assumed for the years ended December 31, 2020, 2019 and 2018, which we determined using Level-3 inputs for land and buildings and other depreciable property and Level-2 inputs for the others:
Years Ended December 31,
(amounts in thousands)
2020 2019 2018
Assets acquired
Land $ 150,909 $ 116,575 $ 171,111
Buildings and other depreciable property 87,749 125,721 84,019
Manufactured homes (a)
2,621 1,382 140
In-place leases (a)
6,821 5,519 9,859
Net investment in real estate $ 248,100 $ 249,197 $ 265,129
Other assets 153 1,646 59
Total assets acquired $ 248,253 $ 250,843 $ 265,188
Liabilities assumed
Mortgage notes payable $ 6,873 $ 19,212 $ 9,200
Below-market lease liability (b)
- - 10,645
Other liabilities 2,313 10,431 2,449
Total liabilities assumed $ 9,186 $ 29,643 $ 22,294
Net assets acquired $ 239,067 $ 221,200 $ 242,894
_____________________
(a)Manufactured homes and in-place leases are included in buildings and other depreciable property on the Consolidated Balance Sheets.
(b)Below-market lease liability is included in accounts payable and other liabilities on the Consolidated Balance Sheets.
Dispositions
On January 23, 2019, we closed on the sale of five all-age MH communities located in Indiana and Michigan, collectively containing 1,463 sites, for $89.7 million and recognized a gain of $52.5 million, net of transaction costs, during the first quarter of 2019. The assets sold included $35.4 million of net investment in real estate and $0.5 million of other assets that were held for sale as of December 31, 2018. In connection with the sale of these communities, we defeased $11.2 million of mortgage debt that was secured by these communities. The associated assets and liabilities were classified as held for sale as of December 31, 2018.
Equity LifeStyle Properties, Inc.
Notes to Consolidated Financial Statements
Note 7-Investment in Unconsolidated Joint Ventures
The following table summarizes our investment in unconsolidated joint ventures (investment amounts in thousands with the number of Properties shown parenthetically for the years ended December 31, 2020 and 2019, respectively):
Investment as of December 31, Income/(Loss) for Years Ended December 31,
Investment Location Number
of Sites Economic Interest (a)
2020 2019 2020 2019 2018
Meadows Various (2,2) 1,077 50 % $ - $ 146 $ 1,879 $ 1,400 $ 1,839
Lakeshore Florida (3,3) 721 (b)
2,281 2,467 1,405 263 22
Voyager Arizona (1,1) 1,801 50 % (c)
83 599 1,616 2,951 995
Loggerhead Florida 2,343 - % (d)
- - - 3,501 1,486
ECHO JV Various - 50 % 17,362 16,862 499 640 597
5,942 $ 19,726 $ 20,074 $ 5,399 $ 8,755 $ 4,939
_____________________
(a)The percentages shown approximate our economic interest as of December 31, 2020. Our legal ownership interest may differ.
(b)Includes two joint ventures in which we own a 65% interest in each and the Crosswinds joint venture in which we own a 49% interest.
(c)Voyager joint venture primarily consists of a 50% interest in Voyager RV Resort and 33% interest in the utility plant servicing this Property.
(d)On September 10, 2019, we completed the acquisition of the remaining interest in the Loggerhead joint venture (see Note 6. Investment in Real Estate). Loggerhead sites represent marina slip count.
We recognized $5.4 million, $8.8 million, and $4.9 million (net of $0.7 million, $1.2 million and $1.8 million of depreciation expense, respectively) of equity in income from unconsolidated joint ventures for the years ended December 31, 2020, 2019 and 2018, respectively. We received approximately $5.7 million, $11.5 million and $4.5 million in distributions from joint ventures for the years ended December 31, 2020, 2019 and 2018, respectively. Approximately $4.8 million, $3.5 million and $0.2 million of the distributions made to us exceeded our basis in joint ventures, and as such, were recorded as income from unconsolidated joint ventures for the years ended December 31, 2020, 2019, and 2018 respectively.
Note 8-Notes Receivable, Net
Notes receivable generally are presented at their outstanding unpaid principal balances, net of any allowances and unamortized discounts or premiums. Interest income is accrued on the unpaid principal balance. Discounts or premiums are amortized to income using the interest method.
We provide financing for non-refundable upfront payments required for membership upgrades ("Contracts Receivable"). As of December 31, 2020 and 2019, Contracts Receivable, net of allowance, was $25.4 million and $25.2 million, respectively. Contracts Receivable, as of December 31, 2020, had an average stated interest rate of 16.7% per annum, a weighted average term remaining of 4.2 years and require monthly payments of principal and interest.
In certain cases, we purchase loans made by an unaffiliated lender to finance the sales of homes to our customers at our Properties (referred to as "Chattel Loans"). These loans are secured by the underlying homes sold and require monthly principal and interest payments. As of December 31, 2020 and 2019, we had $10.4 million and $12.3 million of Chattel Loans, respectively. As of December 31, 2020, the Chattel Loans receivable had an average stated interest rate of approximately 7.6% per annum and had a weighted average term remaining of approximately 11 years.
Note 9-Borrowing Arrangements
Mortgage Notes Payable
Our mortgage notes payable is classified as Level 2 in the fair value hierarchy as of December 31, 2020 and 2019. The following table presents the fair value of our mortgage notes payable:
As of December 31, 2020 As of December 31, 2019
(amounts in thousands) Fair Value Carrying Value Fair Value Carrying Value
Mortgage notes payable, excluding deferred financing costs $ 2,537,137 $ 2,472,876 $ 2,227,185 $ 2,072,416
Equity LifeStyle Properties, Inc.
Notes to Consolidated Financial Statements
Note 9-Borrowing Arrangements (continued)
As of December 31, 2020 and 2019, we had outstanding mortgage indebtedness on Properties of approximately $2,444.9 million and $2,049.5 million, respectively, excluding liabilities classified as held for sale and net of deferred financing costs. The weighted average interest rate on our outstanding mortgage indebtedness, including the impact of premium/discount amortization and loan cost amortization on mortgage indebtedness, as of December 31, 2020 and December 31, 2019, was approximately 4.1% and 4.5% per annum, respectively. The debt bears interest at stated rates ranging from 2.5% to 8.9% per annum and matures on various dates ranging from 2022 to 2041. The debt encumbered a total of 116 of our Properties as of December 31, 2020 and December 31, 2019 and the gross carrying value of such Properties was approximately $2,580.9 million and $2,524.7 million, as of December 31, 2020 and December 31, 2019, respectively.
2020 Activity
We entered into two secured credit facilities with Fannie Mae, for total gross proceeds of $662.3 million. The average maturity for these credit facilities is 12 years and has a weighted average interest rate of 2.6%. The facilities were secured by 18 MH and four RV communities.
We also repaid $48.1 million of principal on three mortgage loans that were due to mature in 2020 and $166.8 million of principal on secured loans that were due to mature in 2021. The secured loans had a weighted average interest rate of approximately 5.1% per annum and were secured by 21 MH and three RV communities. As part of the repayment of the loans, we incurred early debt retirement costs of $9.0 million.
2019 Activity
We defeased mortgage debt of $11.2 million in conjunction with the disposition of the five all-age MH communities as disclosed in Note 6. Investment in Real Estate. These loans had a weighted average interest rate of 5.0% per annum. We also assumed mortgage debt of $18.6 million, excluding mortgage note premium of $0.6 million, in connection with the acquisitions that were closed during the year ended December 31, 2019. These loans carry a weighted average interest rate of 5.4% per annum and mature between 2022 and 2024.
We also repaid $66.8 million of principal on four mortgage loans that were due to mature in 2020, incurring $1.4 million of prepayment penalties. These mortgage loans had a weighted average interest rate of 6.9% per annum and were secured by three MH and one RV communities.
2018 Activity
We entered into two secured credit facilities with gross proceeds of $357.8 million, with a weighted average maturity of 14.8 years and a weighted average interest rate of 4.2%. We also closed on one loan secured by two RV communities for gross proceeds of $64.0 million. The loan has a term of 20 years and carries an interest rate of 4.8% per annum. Additionally, in connection with the Serendipity acquisition, we assumed $9.2 million of debt and obtained $8.8 million of additional financing for a total of $18.0 million, secured by the MH community. The debt carries a weighted average interest rate of 4.8% and matures in 2039.
We also repaid $196.8 million of principal on 16 mortgage loans (15 due to mature in 2019 and one maturing in 2018) incurring $1.9 million of prepayment penalties. These mortgage loans had a weighted average interest rate of 6.29% per annum and were secured by 15 MH and one RV communities.
Second Amended and Restated Unsecured Credit Facility
During the year ended December 31, 2017, we entered into a Second Amended and Restated Credit Agreement with Wells Fargo Bank, National Association, as the administrative agent, and other lenders named therein, which amended and restated the terms of the obligations owed by us under the Amended, Restated and Consolidated Credit Agreement dated as of July 17, 2014, pursuant to which we have access to a $400.0 million unsecured Line of Credit (the “LOC”) and entered into the $200.0 million term loan. The LOC maturity date was extended to October 27, 2021, and this term can be extended an additional year in two six-month increments, subject to certain conditions. The LOC bears interest at a rate of LIBOR plus 1.10% to 1.55% and requires an annual facility fee of 0.15% to 0.35%. The spread over LIBOR varies quarterly based on leverage measured throughout the loan term. In 2017, we incurred commitment and arrangement fees of approximately $3.7 million to extend the LOC and enter into the Term Loan.
Equity LifeStyle Properties, Inc.
Notes to Consolidated Financial Statements
Note 9-Borrowing Arrangements (continued)
We repaid our $200.0 million senior unsecured term loan (the “Term Loan”) scheduled to mature in 2023. The term loan had an interest rate of LIBOR plus 1.20% to 1.90% per annum and, subject to certain conditions, could be prepaid at any time without premium or penalty. In connection with the term loan, we entered into a LIBOR swap agreement allowing us to trade the variable rate of LIBOR on the term loan for a fixed rate of 1.85%. Our spread over LIBOR was 1.20% resulting in an all-in interest rate of 3.05% per annum. In connection with the repayment of the unsecured term loan, we terminated the associated swap agreement as disclosed in Note 10. Derivative Instruments and Hedging Activities. As part of the repayment of the term loan, we incurred early debt retirement costs of $0.8 million.
Unsecured Line of Credit
During the year ended December 31, 2020, we paid off and borrowed amounts on our LOC, leaving a balance of $222.0 million outstanding as of December 31, 2020. As of December 31, 2020, our LOC has a remaining borrowing capacity of $178.0 million with the option to increase the borrowing capacity by $200.0 million, subject to certain conditions. The LOC had a $160.0 million outstanding balance as of December 31, 2019.
Future Maturities of Debt
The following table presents the aggregate scheduled payments of principal on long-term borrowings for each of the next five years and thereafter as of December 31, 2020:
(amounts in thousands) Amount
2021 $ 53,611
2022 194,414
2023 141,795
2024 60,856
2025 138,043
Thereafter 1,883,491
Net unamortized premiums 666
Unamortized deferred financing costs (27,946)
Total $ 2,444,930
As of December 31, 2020, we were in compliance in all material respects with the covenants in our borrowing arrangements.
Note 10-Derivative Instruments and Hedging Activities
Cash Flow Hedges of Interest Rate Risk
We record all derivatives at fair value. Our objective in utilizing interest rate derivatives is to add stability to our interest expense and to manage our exposure to interest rate movements. To accomplish this objective, we primarily use interest rate swaps as part of our interest rate risk management strategy. Interest rate swaps designated as cash flow hedges involve the receipt of variable amounts from a counterparty in our exchange for making fixed-rate payments over the life of the agreements without exchange of the underlying notional amount.
The changes in the fair value of the designated derivative that qualify as a cash flow hedge are recorded in Accumulated other comprehensive income (loss) on the Consolidated Balance Sheets and subsequently reclassified into earnings on the Consolidated Statements of Income and Comprehensive Income in the period that the hedged forecasted transaction affects earnings.
During the year ended December 31, 2020, in connection with the repayment of our $200.0 million unsecured term loan (See Note 9. Borrowing Arrangements for additional information), we terminated the interest rate swap that was scheduled to mature on November 1, 2020. As a result of the interest rate swap termination, we incurred an early termination fee of $0.9 million, which was recognized in the Consolidated Statements of Income and Comprehensive Income.
Equity LifeStyle Properties, Inc.
Notes to Consolidated Financial Statements
Note 10-Derivative Instruments and Hedging Activities (continued)
Our derivative financial instrument is classified as Level 2 in the fair value hierarchy. The following table presents the fair value of our derivative financial instrument:
As of December 31,
(amounts in thousands) Balance Sheet Location 2020 2019
Interest Rate Swap Accounts payable and other liabilities $ - $ 380
The table below presents the effect of our derivative financial instrument on the Consolidated Statements of Income and Comprehensive Income:
Derivatives in Cash Flow Hedging Relationship Amount of (gain)/loss recognized
in OCI on derivative
for the year ended December 31, Location of (gain)/ loss reclassified from
accumulated OCI into income Amount of (gain)/loss reclassified from
accumulated OCI into income
for the year ended December 31,
(amounts in thousands) 2020 2019 2018 (amounts in thousands) 2020 2019 2018
Interest Rate Swap $ 1,561 $ 1,847 $ (1,613) Interest Expense $ 1,941 $ (832) $ (256)
Note 11-Deferred Revenue of Membership Upgrade Sales and Deferred Commission Expense
The components of the change in deferred revenue entry of membership subscriptions and deferred commission expense were as follows:
As of
(amounts in thousands)
2020 2019
Deferred revenue - upfront payments from membership upgrade sales as of December 31, $ 126,814 $ 116,363
Membership upgrade sales current period, gross 21,739 19,111
Revenue recognized from membership upgrade sales upfront payments (9,675) (8,660)
Net increase in deferred revenue - upfront payments from membership grade sales 12,064 10,451
Deferred revenue - upfront payments from membership upgrade sales as of December 31, $ 138,878 $ 126,814
Deferred commission expense as of December 31 $ 41,149 $ 40,308
Deferred commission expense 4,995 4,508
Commission expense recognized (3,673) (3,667)
Net increase in deferred commission expense 1,322 841
Deferred commission expense as of December 31, $ 42,471 $ 41,149
Note 12-Transactions with Related Parties
We lease office space from Two North Riverside Plaza Joint Venture Limited Partnership, an entity affiliated with Samuel Zell, Chairman of our Board of Directors. Payments made in accordance with the lease agreement to this entity amounted to approximately $1.6 million for the year ended December 31, 2020, $1.7 million for the year ended December 31, 2019, and $1.4 million for the year ended December 31, 2018.
Note 13-Equity Incentive Awards
Our 2014 Equity Incentive Plan (the "2014 Plan") was adopted by the Board of Directors on March 11, 2014 and approved by our stockholders on May 13, 2014. Pursuant to the 2014 Plan, our officers, directors, employees and consultants may be awarded restricted stock, options, including non-qualified stock options and incentive stock options, and other forms of equity awards subject to conditions and restrictions determined by the Compensation, Nominating, and Corporate Governance Committee of our Board of Directors (the "Compensation Committee").
Equity awards under the 2014 Plan are made by the Compensation Committee, who determines the individuals eligible to receive awards, the types of awards, and the terms, conditions and restrictions applicable to any award. Grants to directors are determined by the Board of Directors. As of December 31, 2020, 5,513,458 shares remained available for future grants.
Equity LifeStyle Properties, Inc.
Notes to Consolidated Financial Statements
Note 13-Equity Incentive Awards (continued)
Restricted stock and options under the 2014 Plan have a maximum contractual term of ten years from the date of grant and have an exercise price not less than the fair value of the stock on the grant date. Individual grants could have different vesting periods but generally no longer than three and a half years. All restricted stock awards have non-forfeitable rights to dividend payments even if the underlying stock does not entirely vest.
Grants Issued
During the quarter ended March 31, 2020, 90,933 shares of restricted stock were awarded to certain members of our management team. Of these shares, 50% are time-based awards, vesting in equal installments over a three-year period on January 29, 2021, January 31, 2022, and January 27, 2023, respectively, and have a grant date fair value of $3.3 million. The remaining 50% are performance-based awards vesting in equal installments on January 29, 2021, January 31, 2022, and January 27, 2023, respectively, upon meeting performance conditions as established by the Compensation Committee in the year of the vesting period. They are valued using the closing price at the grant date when all the key terms and conditions are known to all parties. The 15,154 shares of restricted stock subject to 2020 performance goals have a grant date fair value of $1.1 million.
During the quarter ended September 30, 2020, we awarded to certain members of our Board of Directors 60,171 shares of restricted stock at a fair value of approximately $4.0 million and options to purchase 16,090 shares of common stock with an exercise price of $66.81. These are time-based awards subject to various vesting dates between January 28, 2021 and July 28, 2023.
Stock-based compensation expense, reported in General and administrative expense on the Consolidated Statements of Income and Comprehensive Income, for the years ended December 31, 2020, 2019 and 2018 was $11.5 million, $10.5 million and $10.0 million, respectively.
Restricted Stock
A summary of our restricted stock activities and related information, as adjusted for stock split, is as follows:
Number of Shares Weighted Average Grant Date Fair Value Per Share
Balance at December 31, 2017 139,544 $38.89
Shares granted 385,010 $43.01
Shares vested (224,852) $40.74
Balance at December 31, 2018 299,702 $42.78
Shares granted 193,262 $55.51
Shares vested (74,222) $43.72
Balance at December 31, 2019 418,742 $48.32
Shares granted 151,104 $56.07
Shares vested (221,055) $47.74
Balance at December 31, 2020 348,791 $53.06
Compensation expense to be recognized subsequent to December 31, 2020 for restricted stock granted during or prior to 2020 that have not yet vested was $12.3 million, which is expected to be recognized over a weighted average term of 1.8 years.
Stock Options
The fair value of stock options granted was estimated on the grant date using the Black-Scholes-Merton model. The following table includes the assumptions made in the valuation, as adjusted for stock split:
2020 2019 2018
Dividend Yield 2.1% -% 2.5%
Risk-free interest rate 0.3% -% 2.8%
Expected Life 5.6 years 0 5.6 years
Expected Volatility 49.2% -% 16.7%
Weighted Average Grant Date Fair Value Per Share $29.58 $- $6.48
Equity LifeStyle Properties, Inc.
Notes to Consolidated Financial Statements
Note 13-Equity Incentive Awards (continued)
There were 16,090 stock options granted during 2020. No options were forfeited or expired for the years ended December 31, 2020, 2019 and 2018. A summary of our stock option activity and related information, as adjusted for stock split, is as follows:
Shares Subject To Options Weighted Average
Exercise Price Per Share Weighted Average Outstanding Contractual Life (in years) Average Intrinsic Value (in millions)
Balance at December 31, 2017 440,160 $11.36 1.6 $14.6
Options issued 12,540 $44.83
Options exercised (405,600) $9.43 $16.9
Balance at December 31, 2018 47,100 $36.95 7.3 $0.5
Options exercised (5,600) $9.43 $0.2
Balance at December 31, 2019 41,500 $40.65 7.3 $1.2
Options issued 16,090 $66.81
Balance at December 31, 2020 57,590 $47.96 7.2 $0.9
Exercisable at December 31, 2020 41,500 $40.65 6.3 $0.9
There were no cash proceeds received from stock options exercised for the year ended December 31, 2020, and $0.1 million and $3.8 million for the years ended December 31, 2019 and 2018, respectively.
Note 14-Long-Term Cash Incentive Plan
2019 LTIP
On February 11, 2019, the Compensation Committee approved a Long-Term Cash Incentive Plan Award (the "2019 LTIP") to provide a long-term cash bonus opportunity to certain members of our management. The 2019 LTIP was approved by the Compensation Committee pursuant to the authority set forth in the Long-Term Cash Incentive Plan approved by our Board of Directors on May 15, 2007. The total cumulative payment for all participants (the "Eligible Payment") is based upon certain performance conditions being met over a three-year period ending December 31, 2021.
The Compensation Committee has responsibility for administering the 2019 LTIP and may use its reasonable discretion to adjust the performance criteria or the Eligible Payment to take into account the impact of any major or unforeseen transaction or event. Our named executive officers are not participants in the 2019 LTIP. The Eligible Payment will be paid, at the discretion of the Compensation Committee, in cash upon completion of our annual audit for the 2021 fiscal year and upon satisfaction of the vesting conditions as outlined in the 2019 LTIP. For each of the years ended December 31, 2020 and 2019, we accrued compensation expense of approximately $1.5 million.
Note 15-Savings Plan
We maintain a qualified retirement plan under which eligible employees may defer compensation for income tax purposes under Section 401(k) of the Internal Revenue Code (the "401K Plan"). The 401K Plan permits eligible employees and those of any Subsidiary to defer up to 60.0% of their compensation on a pre-tax basis subject to certain limits. In addition, we match 100.0% of their contribution up to the first 3.0% and then 50.0% of the next 2.0% for a maximum potential match of 4.0%. Both employee's and our matching contributions vest immediately.
Our contribution to the 401K Plan was approximately $2.9 million, $1.9 million and $1.7 million for the years ended December 31, 2020, 2019 and 2018, respectively. The increase for the year ended December 31, 2020 primarily relates to the correction of an operational error in prior years approved by the IRS pursuant to its Voluntary Correction Program.
Equity LifeStyle Properties, Inc.
Notes to Consolidated Financial Statements
Note 16-Commitments and Contingencies
We are involved in various legal and regulatory proceedings ("Proceedings") arising in the ordinary course of business. The Proceedings include, but are not limited to, legal claims made by employees, vendors and customers, and notices, consent decrees, information requests, additional permit requirements and other similar enforcement actions by governmental agencies relating to our utility infrastructure, including water and wastewater treatment plants and other waste treatment facilities and electrical systems. Additionally, in the ordinary course of business, our operations are subject to audit by various taxing authorities. Management believes these Proceedings taken together do not represent a material liability. In addition, to the extent any such Proceedings or audits relate to newly acquired Properties, we consider any potential indemnification obligations of sellers in our favor.
The Operating Partnership operates and manages Westwinds, a 720 site mobilehome community, and Nicholson Plaza, an adjacent shopping center, both located in San Jose, California pursuant to ground leases that expire on August 31, 2022 and do not contain extension options. The master lessor of these ground leases, The Nicholson Family Partnership (the “Nicholsons”), has expressed a desire to redevelop Westwinds, and in a written communication, they claimed that we were obligated to deliver the property free and clear of any and all subtenancies upon the expiration of the ground leases on August 31, 2022. In connection with any redevelopment, the City of San Jose’s conversion ordinance requires, among other things, that the landowner provide relocation, rental and purchase assistance to the impacted residents.
We believe the Nicholsons’ demand is unlawful, and on December 30, 2019, the Operating Partnership, together with certain interested parties, filed a complaint in California Superior Court for Santa Clara County, seeking declaratory relief pursuant to which it requested that the Court determine, among other things, that the Operating Partnership has no obligation to deliver the property free and clear of the mobilehome residents upon the expiration of the ground leases. The Operating Partnership and the interested parties filed an amended complaint on January 29, 2020. The Nicholsons filed a demand for arbitration on January 28, 2020, which they subsequently amended, pursuant to which they request (i) a declaration that the Operating Partnership, as the “owner and manager” of Westwinds, is “required by the Ground Leases, and State and local law to deliver the Property free of any encumbrances or third-party claims at the expiration of the lease terms,” (ii) that the Operating Partnership anticipatorily breached the ground leases by publicly repudiating any such obligation and (iii) that the Operating Partnership is required to indemnify the Nicholsons with respect to the claims brought by the interested parties in the Superior Court proceeding.
On February 3, 2020, the Nicholsons filed a motion in California Superior Court to compel arbitration and to stay the Superior Court litigation, which motion was heard on June 25, 2020. On July 29, 2020, the Superior Court issued a final order denying the Nicholson’s motion to compel arbitration. The Nicholsons filed a notice of appeal on August 7, 2020. The Nicholson’s claim that the Operating Partnership is required to indemnify the Nicholsons for legal fees with respect to the claims brought by the third parties in the Superior Court litigation is proceeding in the arbitration.
We intend to continue to vigorously defend our interests in this matter. As of December 31, 2020 we have not made an accrual, as we are unable to predict the outcome of this matter or reasonably estimate any possible loss.
Equity LifeStyle Properties, Inc.
Notes to Consolidated Financial Statements
Note 17-Reportable Segments
Operating segments are defined as components of an entity for which separate financial information is available that is evaluated regularly by the chief operating decision maker ("CODM"). The CODM evaluates and assesses performance on a monthly basis. Segment operating performance is measured on Net Operating Income ("NOI"). NOI is defined as total operating revenues less total operating expenses. Segments are assessed before interest income and depreciation and amortization.
We have identified two reportable segments: (i) Property Operations and (ii) Home Sales and Rentals Operations. The Property Operations segment owns and operates land lease Properties and the Home Sales and Rentals Operations segment purchases, sells and leases homes at the Properties. The distribution of the Properties throughout the United States reflects our belief that geographic diversification helps insulate the total portfolio from regional economic influences.
All revenues are from external customers and there is no customer who contributed 10% or more of our total revenues during the years ended December 31, 2020, 2019 and 2018.
The following tables summarize our segment financial information for the years ended December 31, 2020, 2019, and 2018:
Year Ended December 31, 2020
(amounts in thousands) Property
Operations Home Sales
and Rentals
Operations Consolidated
Operations revenues $ 1,017,249 $ 63,019 $ 1,080,268
Operations expenses (488,153) (56,747) (544,900)
Income from segment operations 529,096 6,272 535,368
Interest income 4,385 2,754 7,139
Depreciation and amortization (144,235) (10,896) (155,131)
Gain on sale of real estate, net - - -
Income (loss) from operations $ 389,246 $ (1,870) $ 387,376
Reconciliation to consolidated net income:
Corporate interest income 15
Income from other investments, net 4,026
General and administrative (39,276)
Other expenses (2,567)
Interest and related amortization (102,771)
Equity in income of unconsolidated joint ventures 5,399
Early debt retirement (10,786)
Consolidated net income $ 241,416
Total assets $ 4,160,216 $ 258,753 $ 4,418,969
Capital improvements $ 157,467 $ 59,615 $ 217,082
Equity LifeStyle Properties, Inc.
Notes to Consolidated Financial Statements
Note 17-Reportable Segments (continued)
Year Ended December 31, 2019
(amounts in thousands) Property
Operations Home Sales
and Rentals
Operations Consolidated
Operations revenues $ 969,560 $ 50,961 $ 1,020,521
Operations expenses (461,128) (45,100) (506,228)
Income from segment operations 508,432 5,861 514,293
Interest income 3,856 3,324 7,180
Depreciation and amortization (141,472) (10,638) (152,110)
Gain on sale of real estate, net 52,507 - 52,507
Income (loss) from operations $ 423,323 $ (1,453) $ 421,870
Reconciliation to consolidated net income:
Corporate interest income 27
Income from other investments, net 9,528
General and administrative (35,679)
Other expenses (2,865)
Interest and related amortization (104,223)
Equity in income of unconsolidated joint venture 8,755
Early debt retirement (1,491)
Consolidated net income $ 295,922
Total assets $ 3,878,770 $ 272,505 $ 4,151,275
Capital Improvements $ 116,349 $ 141,644 $ 257,993
Year Ended December 31, 2018
(amounts in thousands) Property
Operations Home Sales
and Rentals
Operations Consolidated
Operations revenues $ 916,565 $ 51,721 $ 968,286
Operations expenses (434,360) (48,406) (482,766)
Income from segment operations 482,205 3,315 485,520
Interest income 3,374 3,898 7,272
Depreciation and amortization (127,399) (9,810) (137,209)
Gain on sale of real estate, net - - -
Income (loss) from operations $ 358,180 $ (2,597) $ 355,583
Reconciliation to consolidated net income:
Corporate interest income 253
Income from other investments, net 10,842
General and administrative (37,684)
Other expenses (1,483)
Interest and related amortization (104,993)
Equity in income of unconsolidated joint ventures 4,939
Early debt retirement (1,071)
Consolidated net income $ 226,386
Total assets $ 3,692,510 $ 233,298 $ 3,925,808
Capital Improvements $ 94,015 $ 87,607 $ 181,622
Equity LifeStyle Properties, Inc.
Notes to Consolidated Financial Statements
Note 17-Reportable Segments (continued)
The following table summarizes our financial information for the Property Operations segment for the years ended December 31, 2020, 2019, and 2018:
Years Ended December 31,
(amounts in thousands) 2020 2019 2018
Revenues:
Rental income $ 907,305 $ 864,701 $ 806,785
Annual membership subscriptions 53,085 51,015 47,778
Membership upgrade sales current period, gross 21,739 19,111 15,191
Membership upgrade sales upfront payments, deferred, net (12,062) (10,451) (7,380)
Other income 46,008 43,063 51,935
Ancillary services revenues, net 1,174 2,121 2,256
Total property operations revenues 1,017,249 969,560 916,565
Expenses:
Property operating and maintenance 348,394 327,917 313,003
Real estate taxes 66,120 62,338 55,892
Sales and marketing, gross 17,332 15,583 12,542
Membership sales commissions, deferred, net (1,660) (1,219) (813)
Property management 57,967 56,509 53,736
Total property operations expenses 488,153 461,128 434,360
Income from property operations segment $ 529,096 $ 508,432 $ 482,205
The following table summarizes our financial information for the Home Sales and Rentals Operations segment for the years ended December 31, 2020, 2019, and 2018:
Years Ended December 31,
(amounts in thousands) 2020 2019 2018
Revenues:
Rental income (1)
$ 16,438 $ 14,934 $ 14,329
Gross revenue from home sales 45,695 34,655 36,064
Brokered resale revenues, net 886 1,372 1,290
Ancillary services revenues, net - - 38
Total revenues 63,019 50,961 51,721
Expenses:
Cost of home sales 46,229 35,096 37,475
Home selling expenses 4,572 4,401 4,095
Rental home operating and maintenance 5,946 5,603 6,836
Total expenses 56,747 45,100 48,406
Income from home sales and rentals operations segment $ 6,272 $ 5,861 $ 3,315
_____________________
(1) Rental income within Home Sales and Rentals Operations does not include base rent related to the rental home Sites. Base rent is included within property operations.
Note 18-Subsequent Events
Equity Incentive Awards
On February 9, 2021, the Compensation Committee approved the 2021 Restricted Stock Award Program for certain members of our management team pursuant to the authority set forth in the 2014 Plan. As a result, we awarded 104,734 shares of restricted stock. Of these shares, 50% are time-based awards, vesting in equal installments over a three-year period on January 31, 2022, January 27, 2023 and January 26, 2024, respectively, and have a grant date fair value of $3.3 million. The remaining 50% are performance-based awards vesting in equal installments on on January 31, 2022, January 27, 2023 and
Equity LifeStyle Properties, Inc.
Notes to Consolidated Financial Statements
Note 18-Subsequent Events (continued)
January 26, 2024, respectively, upon meeting performance conditions to be established by the Compensation Committee in the year of the vesting period. They are valued using the closing price at the grant date when all the key terms and conditions are known to all parties. The 17,454 shares of restricted stock subject to 2021 performance goals have a grant date fair value of $1.1 million.
Acquisitions
In January and February 2021, we completed the acquisitions of:
•Okeechobee KOA Resort, a 740 site RV community located in Okeechobee, Florida for a purchase price of $42.2 million, which was funded with the LOC.
•11 marinas, containing 3,986 slips and 181 RV sites located in Florida, North Carolina, South Carolina, Kentucky and Ohio. The purchase price of these properties was $266.4 million, which was funded with proceeds from the term loan discussed below.
Unsecured Financing
On February 5, 2021, we entered into a term loan agreement with Wells Fargo Bank, National Association, as the administrative agent, pursuant to which we have entered into a $300.0 million senior unsecured term loan. The maturity date is October 27, 2021, and this term can be extended an additional three months, subject to certain conditions. The term loan bears interest at a rate of LIBOR plus 1.45%. We incurred commitment and arrangement fees of approximately $1.1 million.
Schedule III
Equity LifeStyle Properties, Inc.
Real Estate and Accumulated Depreciation
Initial Cost to ELS Costs Capitalized
Subsequent to
Acquisition (Improvements) Gross Amount Carried at 12/31/20
Real Estate (1)
Location Encumbrances Land Depreciable Property Land Depreciable Property Land Depreciable Property Total (3)
Accumulated
Depreciation Date of
Acquisition
Properties Held for Long Term
Hidden Cove Arley AL $ - $ 212 $ 610 $ - $ 1,842 $ 212 $ 2,452 $ 2,664 $ (434) 2006
Apache East Apache Junction AZ (4,930) 2,236 4,181 - 215 2,236 4,396 6,632 (1,577) 2011
Countryside RV Apache Junction AZ (8,035) 2,056 6,241 - 1,759 2,056 8,000 10,056 (4,667) 2002
Denali Park Apache Junction AZ - 2,394 4,016 - 324 2,394 4,340 6,734 (1,516) 2011
Dolce Vita Apache Junction AZ - 52,803 37,245 - 3 52,803 37,248 90,051 - 2020
Golden Sun RV Apache Junction AZ (5,701) 1,678 5,049 - 867 1,678 5,916 7,594 (3,391) 2002
Meridian RV Resort Apache Junction AZ - 6,445 5,292 - - 6,445 5,292 11,737 - 2020
Valley Vista Benson AZ - 115 429 - 278 115 707 822 (229) 2010
Casita Verde Casa Grande AZ - 719 2,179 - 273 719 2,452 3,171 (1,140) 2006
Fiesta Grande Casa Grande AZ - 2,869 8,653 - 1,430 2,869 10,083 12,952 (4,587) 2006
Foothills West Casa Grande AZ - 747 2,261 - 554 747 2,815 3,562 (1,344) 2006
Sunshine Valley Chandler AZ (25,359) 9,139 12,912 - 671 9,139 13,583 22,722 (4,775) 2011
Verde Valley Cottonwood AZ - 1,437 3,390 19 7,084 1,456 10,474 11,930 (2,896) 2004
Casa del Sol East II Glendale AZ - 2,103 6,283 - 3,452 2,103 9,735 11,838 (5,509) 1996
Casa del Sol East III Glendale AZ - 2,450 7,452 - 1,254 2,450 8,706 11,156 (6,146) 1998
Palm Shadows Glendale AZ - 1,400 4,218 - 1,853 1,400 6,071 7,471 (4,761) 1993
Hacienda De Valencia Mesa AZ (19,408) 833 2,701 - 5,445 833 8,146 8,979 (5,857) 1984
Mesa Spirit Mesa AZ (15,805) 17,382 25,238 192 292 17,574 25,530 43,104 (5,710) 2014
Monte Vista Resort Mesa AZ (20,179) 11,402 34,355 - 32,339 11,402 66,694 78,096 (23,372) 2004
Seyenna Vistas Mesa AZ - 1,360 4,660 (87) 3,506 1,273 8,166 9,439 (5,996) 1994
The Highlands at Brentwood Mesa AZ (12,182) 1,997 6,024 - 2,396 1,997 8,420 10,417 (6,882) 1993
ViewPoint RV & Golf Resort Mesa AZ (47,422) 24,890 56,340 15 25,404 24,905 81,744 106,649 (37,844) 2004
Apollo Village Peoria AZ - 932 3,219 - 1,846 932 5,065 5,997 (3,845) 1994
Casa del Sol West Peoria AZ - 2,215 6,467 - 2,670 2,215 9,137 11,352 (5,618) 1996
Carefree Manor Phoenix AZ - 706 3,040 - 1,099 706 4,139 4,845 (2,875) 1998
Central Park Phoenix AZ (11,243) 1,612 3,784 - 2,019 1,612 5,803 7,415 (4,880) 1983
Desert Skies Phoenix AZ (4,473) 792 3,126 - 942 792 4,068 4,860 (2,894) 1998
Sunrise Heights Phoenix AZ (5,480) 1,000 3,016 - 1,983 1,000 4,999 5,999 (3,639) 1994
Whispering Palms Phoenix AZ - 670 2,141 - 500 670 2,641 3,311 (1,914) 1998
Desert Vista Salome AZ - 66 268 - 314 66 582 648 (205) 2010
Sedona Shadows Sedona AZ - 1,096 3,431 - 2,276 1,096 5,707 6,803 (3,604) 1997
Venture In Show Low AZ (8,661) 2,050 6,188 - 777 2,050 6,965 9,015 (3,337) 2006
Paradise Sun City AZ (36,055) 6,414 19,263 11 3,074 6,425 22,337 28,762 (12,666) 2004
The Meadows AZ Tempe AZ (15,933) 2,613 7,887 - 4,709 2,613 12,596 15,209 (9,549) 1994
S-1
Schedule III
Equity LifeStyle Properties, Inc.
Real Estate and Accumulated Depreciation
Initial Cost to ELS Costs Capitalized
Subsequent to
Acquisition (Improvements) Gross Amount Carried at 12/31/20
Real Estate (1)
Location Encumbrances Land Depreciable Property Land Depreciable Property Land Depreciable Property Total (3)
Accumulated
Depreciation Date of
Acquisition
Fairview Manor Tucson AZ - 1,674 4,708 - 2,547 1,674 7,255 8,929 (5,031) 1998
Voyager Expansion Tucson AZ - 6,148 - - - 6,148 - 6,148 - 2020
Westpark Wickenburg AZ (8,425) 4,495 10,517 - 4,588 4,495 15,105 19,600 (4,028) 2011
Araby Acres Yuma AZ - 1,440 4,345 - 1,260 1,440 5,605 7,045 (2,948) 2003
Cactus Gardens Yuma AZ (6,089) 1,992 5,984 - 610 1,992 6,594 8,586 (3,534) 2004
Capri Yuma AZ - 1,595 4,774 - 503 1,595 5,277 6,872 (2,469) 2006
Desert Paradise Yuma AZ - 666 2,011 - 413 666 2,424 3,090 (1,319) 2004
Foothill Village Yuma AZ - 459 1,402 - 394 459 1,796 2,255 (963) 2003
Mesa Verde RV Yuma AZ (4,432) 1,387 4,148 - 789 1,387 4,937 6,324 (2,236) 2007
Suni Sands Yuma AZ - 1,249 3,759 - 689 1,249 4,448 5,697 (2,388) 2004
Cultus Lake Lindell Beach BC - 410 968 6 570 416 1,538 1,954 (811) 2004
Soledad Canyon Acton CA - 2,933 6,917 39 8,466 2,972 15,383 18,355 (5,748) 2004
Los Ranchos Apple Valley CA - 8,336 15,774 - 1,072 8,336 16,846 25,182 (5,850) 2011
Monte del Lago Castroville CA (35,627) 3,150 9,469 - 4,930 3,150 14,399 17,549 (9,457) 1997
Date Palm Country Club Cathedral City CA - - 18,179 - 8,371 - 26,550 26,550 (21,113) 1994
Palm Springs Oasis RV Resort Cathedral City CA - - 216 - 684 - 900 900 (510) 1994
Colony Park Ceres CA (7,568) 890 2,837 - 1,608 890 4,445 5,335 (2,867) 1998
Russian River Cloverdale CA - 368 868 5 605 373 1,473 1,846 (653) 2004
Oakzanita Springs Descanso CA - 396 934 5 2,374 401 3,308 3,709 (1,211) 2004
Rancho Mesa El Cajon CA - 2,130 6,389 - 1,555 2,130 7,944 10,074 (5,420) 1998
Rancho Valley El Cajon CA (18,320) 685 1,902 - 2,050 685 3,952 4,637 (2,940) 1983
Snowflower Emigrant Gap CA - 308 727 4 2,076 312 2,803 3,115 (900) 2004
Four Seasons Fresno CA - 756 2,348 - 1,929 756 4,277 5,033 (2,406) 1997
Yosemite Lakes Groveland CA - 2,045 4,823 27 6,206 2,072 11,029 13,101 (3,884) 2004
Royal Holiday Hemet CA - 778 2,643 - 5,017 778 7,660 8,438 (3,360) 1999
Idyllwild Idyllwild-Pine Cove CA - 313 737 4 2,201 317 2,938 3,255 (1,047) 2004
Pio Pico Jamul CA - 2,626 6,194 35 4,687 2,661 10,881 13,542 (4,700) 2004
Tahoe Valley Lake Tahoe CA - - 5,428 - 1,638 - 7,066 7,066 (3,563) 2004
Sea Oaks Los Osos CA - 871 2,703 - 1,175 871 3,878 4,749 (2,546) 1997
Ponderosa Resort Lotus CA - 900 2,100 - 2,778 900 4,878 5,778 (1,590) 2006
Turtle Beach Manteca CA - 268 633 4 1,447 272 2,080 2,352 (605) 2004
Marina Dunes RV Resort Marina CA - 20,379 8,204 - 13 20,379 8,217 28,596 (52) 2020
Wilderness Lakes Menifee CA - 2,157 5,088 29 3,063 2,186 8,151 10,337 (3,617) 2004
Coralwood Modesto CA - - 5,047 - 1,652 - 6,699 6,699 (4,516) 1997
Morgan Hill Morgan Hill CA - 1,856 4,378 980 5,569 2,836 9,947 12,783 (3,229) 2004
S-2
Schedule III
Equity LifeStyle Properties, Inc.
Real Estate and Accumulated Depreciation
Initial Cost to ELS Costs Capitalized
Subsequent to
Acquisition (Improvements) Gross Amount Carried at 12/31/20
Real Estate (1)
Location Encumbrances Land Depreciable Property Land Depreciable Property Land Depreciable Property Total (3)
Accumulated
Depreciation Date of
Acquisition
Lake Minden Nicolaus CA - 961 2,267 13 1,558 974 3,825 4,799 (1,910) 2004
Pacific Dunes Ranch Oceana CA - 1,940 5,632 - 1,662 1,940 7,294 9,234 (3,531) 2004
Lake of the Springs Oregon House CA - 1,062 2,504 14 2,328 1,076 4,832 5,908 (2,041) 2004
Concord Cascade Pacheco CA - 985 3,016 - 3,461 985 6,477 7,462 (4,634) 1983
San Francisco RV Pacifica CA - 1,660 4,973 - 3,055 1,660 8,028 9,688 (4,559) 2005
San Benito Paicines CA - 1,411 3,328 19 3,240 1,430 6,568 7,998 (2,737) 2004
Palm Springs Palm Desert CA - 1,811 4,271 24 2,164 1,835 6,435 8,270 (3,016) 2004
Las Palmas Estates Rialto CA - 1,295 3,866 - 1,050 1,295 4,916 6,211 (2,521) 2004
Parque La Quinta Rialto CA - 1,799 5,450 - 1,083 1,799 6,533 8,332 (3,342) 2004
Quail Meadows Riverbank CA - 1,155 3,469 - 1,113 1,155 4,582 5,737 (3,058) 1998
California Hawaiian San Jose CA (34,528) 5,825 17,755 - 5,124 5,825 22,879 28,704 (16,399) 1997
Nicholson Plaza San Jose CA - - 4,512 - 687 - 5,199 5,199 (4,291) 1997
Sunshadow San Jose CA - 12,334 5,707 8 1,149 12,342 6,856 19,198 (4,837) 1997
Village of the Four Seasons San Jose CA (19,666) 5,229 15,714 - 2,016 5,229 17,730 22,959 (9,293) 2004
Westwinds (4 properties) San Jose CA - - 17,616 - 10,972 - 28,588 28,588 (23,728) 1997
Laguna Lake San Luis Obispo CA (18,708) 2,845 6,520 - 1,657 2,845 8,177 11,022 (5,631) 1998
Contempo Marin San Rafael CA (36,927) 4,787 16,379 - 4,354 4,787 20,733 25,520 (17,053) 1994
Rancho Oso Santa Barbara CA - 860 2,029 12 2,738 872 4,767 5,639 (1,740) 2004
De Anza Santa Cruz Santa Cruz CA (46,010) 2,103 7,201 - 5,838 2,103 13,039 15,142 (8,340) 1994
Meadowbrook Santee CA (22,627) 4,345 12,528 - 3,307 4,345 15,835 20,180 (11,025) 1998
Santa Cruz Ranch Scotts Valley CA - 1,595 3,937 - 828 1,595 4,765 6,360 (1,955) 2007
Lamplighter Village Spring Valley CA (32,920) 633 2,201 - 2,303 633 4,504 5,137 (3,323) 1983
Santiago Estates Sylmar CA (22,705) 3,562 10,767 - 3,393 3,562 14,160 17,722 (9,361) 1998
Royal Oaks Visalia CA - 602 1,921 - 1,766 602 3,687 4,289 (2,077) 1997
Hillcrest Village CO Aurora CO (39,298) 1,912 5,202 289 6,884 2,201 12,086 14,287 (8,040) 1983
Cimarron Village Broomfield CO (29,785) 863 2,790 - 1,929 863 4,719 5,582 (3,600) 1983
Holiday Village CO Colorado Springs CO (19,672) 567 1,759 - 2,765 567 4,524 5,091 (2,916) 1983
Bear Creek Village Denver CO (5,883) 1,100 3,359 - 1,126 1,100 4,485 5,585 (2,912) 1998
Holiday Hills Village Denver CO (58,559) 2,159 7,780 - 9,068 2,159 16,848 19,007 (12,228) 1983
Golden Terrace Golden CO - 826 2,415 - 3,414 826 5,829 6,655 (3,693) 1983
Golden Terrace South Golden CO - 750 2,265 - 1,063 750 3,328 4,078 (2,302) 1997
Golden Terrace West Golden CO - 1,694 5,065 - 7,580 1,694 12,645 14,339 (6,795) 1986
Pueblo Grande Pueblo CO - 241 1,069 - 3,323 241 4,392 4,633 (1,791) 1983
Woodland Hills Thornton CO (33,521) 1,928 4,408 - 4,357 1,928 8,765 10,693 (6,421) 1994
Stonegate Manor North Windham CT - 6,011 12,336 - 467 6,011 12,803 18,814 (4,616) 2011
S-3
Schedule III
Equity LifeStyle Properties, Inc.
Real Estate and Accumulated Depreciation
Initial Cost to ELS Costs Capitalized
Subsequent to
Acquisition (Improvements) Gross Amount Carried at 12/31/20
Real Estate (1)
Location Encumbrances Land Depreciable Property Land Depreciable Property Land Depreciable Property Total (3)
Accumulated
Depreciation Date of
Acquisition
Waterford Estates Bear DE (38,991) 5,250 16,202 - 3,035 5,250 19,237 24,487 (9,262) 1996
McNicol Place Lewes DE - 562 1,710 - 270 562 1,980 2,542 (1,420) 1998
Whispering Pines Lewes DE - 1,536 4,609 - 2,594 1,536 7,203 8,739 (5,759) 1988
Mariner's Cove Millsboro DE (19,157) 990 2,971 - 7,230 990 10,201 11,191 (7,403) 1987
Sweetbriar Millsboro DE - 498 1,527 - 926 498 2,453 2,951 (1,603) 1998
Aspen Meadows Rehoboth DE (10,835) 1,148 3,460 - 746 1,148 4,206 5,354 (3,055) 1998
Camelot Meadows Rehoboth DE - 527 2,058 1,251 4,756 1,778 6,814 8,592 (4,803) 1998
Riverside RV Resort Arcadia FL - 8,400 11,905 - 742 8,400 12,647 21,047 (3,413) 2016
Toby’s RV Resort Arcadia FL - 1,093 3,280 - 709 1,093 3,989 5,082 (2,123) 2003
Sunshine Key Big Pine Key FL - 5,273 15,822 - 16,317 5,273 32,139 37,412 (11,535) 2004
Windmill Manor Bradenton FL (11,885) 2,153 6,125 - 2,348 2,153 8,473 10,626 (5,836) 1998
Winter Quarters Manatee Bradenton FL - 2,300 6,903 - 1,496 2,300 8,399 10,699 (4,421) 2004
Clover Leaf Farms Brooksville FL (32,336) 13,684 24,106 - 5,777 13,684 29,883 43,567 (9,099) 2011
Clover Leaf Forest Brooksville FL - 1,092 2,178 - 421 1,092 2,599 3,691 (766) 2011
Resort at Tranquility Lake Cape Coral FL - 12,572 - 24 205 12,596 205 12,801 - 2020
Glen Ellen Clearwater FL - 619 1,882 - 478 619 2,360 2,979 (1,309) 2002
Hillcrest FL Clearwater FL - 1,278 3,928 - 1,606 1,278 5,534 6,812 (3,937) 1998
Holiday Ranch Clearwater FL - 925 2,866 - 737 925 3,603 4,528 (2,516) 1998
Serendipity Clearwater FL (16,953) 18,944 11,782 - 2,225 18,944 14,007 32,951 (3,362) 2018
Shady Lane Oaks Clearwater FL - 4,984 8,482 - 621 4,984 9,103 14,087 (3,264) 2011
Shady Lane Village Clearwater FL - 3,102 5,480 - 353 3,102 5,833 8,935 (2,106) 2011
Silk Oak Lodge Clearwater FL - 1,649 5,028 - 623 1,649 5,651 7,300 (3,200) 2002
Clerbrook Golf & RV Resort Clermont FL - 3,883 11,700 - 2,998 3,883 14,698 18,581 (6,706) 2006
Lake Magic Clermont FL - 1,595 4,793 - 1,457 1,595 6,250 7,845 (3,228) 2004
Orange Lake Clermont FL - 4,303 6,815 - 1,078 4,303 7,893 12,196 (2,714) 2011
Orlando Clermont FL - 2,975 7,017 40 16,273 3,015 23,290 26,305 (5,871) 2004
Crystal Isles Crystal River FL - 926 2,787 10 3,580 936 6,367 7,303 (2,586) 2004
Cheron Village Davie FL - 10,393 6,217 - 329 10,393 6,546 16,939 (2,637) 2011
Carriage Cove Daytona Beach FL (16,342) 2,914 8,682 - 2,318 2,914 11,000 13,914 (7,688) 1998
Lake Haven Dunedin FL (13,613) 1,135 4,047 - 4,320 1,135 8,367 9,502 (6,237) 1983
Marker 1 Marina Dunedin FL - 21,685 15,758 - (19) 21,685 15,739 37,424 - 2020
Coquina Crossing Elkton FL (28,170) 5,274 5,545 - 19,821 5,274 25,366 30,640 (13,856) 1999
Colony Cove Ellenton FL (96,677) 28,660 92,457 38,094 27,916 66,754 120,373 187,127 (35,580) 2011
Ridgewood Estates Ellenton FL - 8,769 8,791 - 844 8,769 9,635 18,404 (3,373) 2011
Haselton Village Eustis FL - 3,800 8,955 - 721 3,800 9,676 13,476 (3,285) 2011
S-4
Schedule III
Equity LifeStyle Properties, Inc.
Real Estate and Accumulated Depreciation
Initial Cost to ELS Costs Capitalized
Subsequent to
Acquisition (Improvements) Gross Amount Carried at 12/31/20
Real Estate (1)
Location Encumbrances Land Depreciable Property Land Depreciable Property Land Depreciable Property Total (3)
Accumulated
Depreciation Date of
Acquisition
Southern Palms RV Eustis FL - 2,169 5,884 - 4,352 2,169 10,236 12,405 (6,785) 1998
Bulow Plantation Flagler Beach FL - 3,637 949 - 7,418 3,637 8,367 12,004 (5,297) 1994
Bulow RV Flagler Beach FL - - 228 - 2,472 - 2,700 2,700 (1,030) 1994
Carefree Cove Fort Lauderdale FL - 1,741 5,170 - 950 1,741 6,120 7,861 (3,228) 2004
Everglades Lakes Fort Lauderdale FL - 53,850 18,797 - 1,675 53,850 20,472 74,322 (2,443) 2018
Park City West Fort Lauderdale FL - 4,184 12,561 - 1,486 4,184 14,047 18,231 (7,614) 2004
Sunshine Holiday MH Fort Lauderdale FL (9,409) 3,099 9,286 - 1,971 3,099 11,257 14,356 (5,669) 2004
Crystal Lakes-Fort Myers Fort Myers FL - 1,047 - 1,340 825 2,387 825 3,212 (24) 2018
Fort Myers Beach Fort Myers FL - 1,188 3,548 849 1,037 2,037 4,585 6,622 (2,397) 2004
Gulf Air Fort Myers Beach FL (6,040) 1,609 4,746 - 955 1,609 5,701 7,310 (2,998) 2004
Lakeside Terrace Fruitland Park FL - 3,275 7,165 - 696 3,275 7,861 11,136 (2,699) 2011
Grand Island Resort Grand Island FL - 1,723 5,208 125 6,207 1,848 11,415 13,263 (6,023) 2001
Holiday Travel Park Holiday FL - 9,240 13,284 - 1,014 9,240 14,298 23,538 (3,598) 2018
Barrington Hills Hudson FL (4,323) 1,145 3,437 - 1,272 1,145 4,709 5,854 (2,388) 2004
Sherwood Forest - MHP Kissimmee FL - 4,852 14,596 - 7,777 4,852 22,373 27,225 (15,034) 1998
Sherwood Forest RV Kissimmee FL - 2,870 3,621 567 4,156 3,437 7,777 11,214 (4,799) 1998
Tropical Palms Kissimmee FL - 5,677 17,116 - 13,051 5,677 30,167 35,844 (15,088) 2004
Lake Worth Village Lake Worth FL (3,620) 14,959 24,501 - 4,217 14,959 28,718 43,677 (9,729) 2011
Beacon Hill Colony Lakeland FL - 3,775 6,405 - 429 3,775 6,834 10,609 (2,330) 2011
Beacon Terrace Lakeland FL (9,654) 5,372 9,153 216 719 5,588 9,872 15,460 (3,444) 2011
Kings & Queens Lakeland FL - 1,696 3,064 - 307 1,696 3,371 5,067 (1,183) 2011
Lakeland Harbor Lakeland FL (31,199) 10,446 17,376 - 919 10,446 18,295 28,741 (6,341) 2011
Lakeland Junction Lakeland FL (3,427) 3,018 4,752 - 305 3,018 5,057 8,075 (1,795) 2011
Maralago Cay Lantana FL (39,136) 5,325 15,420 - 6,640 5,325 22,060 27,385 (15,447) 1997
Down Yonder Largo FL - 2,652 7,981 - 1,593 2,652 9,574 12,226 (5,398) 1998
East Bay Oaks Largo FL (9,067) 1,240 3,322 - 1,865 1,240 5,187 6,427 (4,212) 1983
Eldorado Village Largo FL (6,058) 778 2,341 - 2,167 778 4,508 5,286 (3,109) 1983
Paradise Park - Largo Largo FL (5,442) 3,523 4,026 - 610 3,523 4,636 8,159 (1,208) 2017
Shangri-La Mobile Home Park Largo FL - 1,722 5,200 - 394 1,722 5,594 7,316 (3,079) 2004
Vacation Village Largo FL (4,441) 1,315 3,946 - 985 1,315 4,931 6,246 (2,521) 2004
Whispering Pines - Largo Largo FL - 8,218 14,054 - 1,393 8,218 15,447 23,665 (5,271) 2011
Coachwood Colony Leesburg FL - 1,602 4,822 - 1,380 1,602 6,202 7,804 (3,038) 2004
Mid-Florida Lakes Leesburg FL (60,052) 5,997 20,635 - 14,676 5,997 35,311 41,308 (24,744) 1994
Fiesta Key Long Key FL - 16,611 7,338 - 14,250 16,611 21,588 38,199 (3,200) 2013
Winter Quarters Pasco Lutz FL (3,790) 1,494 4,484 - 1,490 1,494 5,974 7,468 (2,973) 2004
S-5
Schedule III
Equity LifeStyle Properties, Inc.
Real Estate and Accumulated Depreciation
Initial Cost to ELS Costs Capitalized
Subsequent to
Acquisition (Improvements) Gross Amount Carried at 12/31/20
Real Estate (1)
Location Encumbrances Land Depreciable Property Land Depreciable Property Land Depreciable Property Total (3)
Accumulated
Depreciation Date of
Acquisition
Coral Cay Plantation Margate FL (77,795) 5,890 20,211 - 9,408 5,890 29,619 35,509 (23,066) 1994
Lakewood Village Melbourne FL - 1,862 5,627 - 2,813 1,862 8,440 10,302 (6,268) 1994
Miami Everglades Miami FL - 5,362 6,238 - 1,031 5,362 7,269 12,631 (2,284) 2015
Southernaire Mt. Dora FL - 796 2,395 - 497 796 2,892 3,688 (1,460) 2004
Loggerhead Marinas (11 properties) Multiple FL - 80,819 81,387 - 3,560 80,819 84,947 165,766 (7,582) 2019
Country Place (2)
New Port Richey FL (18,661) 663 - 18 8,291 681 8,291 8,972 (6,588) 1986
Hacienda Village New Port Richey FL (16,171) 4,297 13,088 - 4,035 4,297 17,123 21,420 (9,279) 2002
Harbor View Mobile Manor New Port Richey FL (17,456) 4,030 12,146 - 1,821 4,030 13,967 17,997 (7,738) 2002
Bay Lake Estates Nokomis FL (10,991) 990 3,390 - 2,608 990 5,998 6,988 (4,183) 1994
Lake Village Nokomis FL (15,247) 15,850 18,099 - 691 15,850 18,790 34,640 (6,587) 2011
Royal Coachman Nokomis FL - 5,321 15,978 - 1,984 5,321 17,962 23,283 (9,895) 2004
Buccaneer Estates North Fort Myers FL - 4,207 14,410 - 6,846 4,207 21,256 25,463 (14,854) 1994
Island Vista Estates North Fort Myers FL - 5,004 15,066 - 4,888 5,004 19,954 24,958 (7,840) 2006
Lake Fairways North Fort Myers FL (37,409) 6,075 18,134 35 4,241 6,110 22,375 28,485 (17,851) 1994
Pine Lakes North Fort Myers FL - 6,306 14,579 2,317 9,535 8,623 24,114 32,737 (18,544) 1994
Pioneer Village North Fort Myers FL (13,149) 4,116 12,353 - 3,173 4,116 15,526 19,642 (8,198) 2004
Sunseekers RV Resort North Fort Myers FL - 4,224 2,299 - 1,831 4,224 4,130 8,354 (639) 2018
The Heritage North Fort Myers FL - 1,438 4,371 346 5,336 1,784 9,707 11,491 (7,062) 1993
Windmill Village - N. Ft. Myers North Fort Myers FL - 1,417 5,440 - 4,477 1,417 9,917 11,334 (7,260) 1983
Foxwood Farms Ocala FL - 3,853 7,967 - 2,262 3,853 10,229 14,082 (3,301) 2011
Oak Bend Ocala FL - 850 2,572 - 3,460 850 6,032 6,882 (3,406) 1993
Villas at Spanish Oaks Ocala FL - 2,250 6,922 - 3,009 2,250 9,931 12,181 (7,548) 1993
Silver Dollar Golf & Trap Club Resort Odessa FL - 4,107 12,431 7,158 3,918 11,265 16,349 27,614 (8,483) 2004
Audubon Village - Florida Orlando FL - 4,622 7,200 - 736 4,622 7,936 12,558 (2,773) 2011
Hidden Valley Orlando FL - 11,398 12,861 - 1,099 11,398 13,960 25,358 (4,874) 2011
Starlight Ranch Orlando FL (31,796) 13,543 20,388 - 3,284 13,543 23,672 37,215 (8,116) 2011
Holiday Village, Ormond Beach Ormond Beach FL - 2,610 7,837 - 1,517 2,610 9,354 11,964 (5,133) 2002
Sunshine Holiday-Daytona North Ormond Beach FL - 2,001 6,004 - 1,069 2,001 7,073 9,074 (3,918) 2004
The Meadows, FL Palm Beach Gardens FL (36,323) 3,229 9,870 - 7,286 3,229 17,156 20,385 (9,881) 1999
Terra Ceia Palmetto FL - 965 2,905 1,833 605 2,798 3,510 6,308 (1,819) 2004
Lakes at Countrywood Plant City FL - 2,377 7,085 - 3,627 2,377 10,712 13,089 (5,904) 2001
Meadows at Countrywood Plant City FL - 4,514 13,175 75 11,758 4,589 24,933 29,522 (15,569) 1998
Oaks at Countrywood Plant City FL - 846 2,513 (75) 2,274 771 4,787 5,558 (2,597) 1998
Breezy Hill Pompano Beach FL (17,647) 5,424 16,555 - 2,894 5,424 19,449 24,873 (11,296) 2002
S-6
Schedule III
Equity LifeStyle Properties, Inc.
Real Estate and Accumulated Depreciation
Initial Cost to ELS Costs Capitalized
Subsequent to
Acquisition (Improvements) Gross Amount Carried at 12/31/20
Real Estate (1)
Location Encumbrances Land Depreciable Property Land Depreciable Property Land Depreciable Property Total (3)
Accumulated
Depreciation Date of
Acquisition
Highland Wood Travel Park Pompano Beach FL - 1,043 3,130 42 697 1,085 3,827 4,912 (2,118) 2002
Harbor Lakes Port Charlotte FL (17,462) 3,384 10,154 - 1,500 3,384 11,654 15,038 (6,234) 2004
Lighthouse Pointe at Daytona Beach Port Orange FL - 2,446 7,483 23 2,980 2,469 10,463 12,932 (6,830) 1998
Pickwick Village Port Orange FL (17,110) 2,803 8,870 - 3,933 2,803 12,803 15,606 (7,756) 1998
Rose Bay Port Orange FL - 3,866 3,528 - 609 3,866 4,137 8,003 (1,874) 2016
Emerald Lake Punta Gorda FL (4,193) 3,598 5,197 - 589 3,598 5,786 9,384 (2,019) 2011
Gulf View Punta Gorda FL - 717 2,158 - 1,592 717 3,750 4,467 (1,990) 2004
Tropical Palms MH Punta Gorda FL - 2,365 7,286 - 3,450 2,365 10,736 13,101 (4,255) 2006
Kingswood Riverview FL - 9,094 8,365 - 1,054 9,094 9,419 18,513 (2,068) 2018
Palm Lake Riviera Beach FL - 56,323 27,418 - 2,236 56,323 29,654 85,977 (5,042) 2018
Indian Oaks Rockledge FL - 1,089 3,376 - 1,446 1,089 4,822 5,911 (3,324) 1998
Space Coast Rockledge FL - 2,413 3,716 - 1,590 2,413 5,306 7,719 (1,132) 2014
Covington Estates Saint Cloud FL (9,008) 3,319 7,253 - 333 3,319 7,586 10,905 (2,701) 2011
Winds of St. Armands North Sarasota FL (23,774) 1,523 5,063 - 3,954 1,523 9,017 10,540 (7,346) 1983
Winds of St. Armands South Sarasota FL (15,499) 1,106 3,162 1,744 2,713 2,850 5,875 8,725 (4,069) 1983
Topics RV Resort Spring Hill FL (2,274) 844 2,568 - 850 844 3,418 4,262 (1,777) 2004
Pine Island St. James City FL - 1,678 5,044 - 1,629 1,678 6,673 8,351 (2,722) 2007
Carefree Village Tampa FL (23,918) 6,799 10,421 - 1,309 6,799 11,730 18,529 (4,091) 2011
Tarpon Glen Tarpon Springs FL - 2,678 4,016 - 697 2,678 4,713 7,391 (1,631) 2011
Featherock Valrico FL - 11,369 22,770 - 2,321 11,369 25,091 36,460 (8,107) 2011
Bay Indies Venice FL (61,198) 10,483 31,559 10 8,551 10,493 40,110 50,603 (32,393) 1994
Ramblers Rest RV Resort Venice FL (29,945) 4,646 14,201 - 8,258 4,646 22,459 27,105 (9,312) 2006
Countryside at Vero Beach Vero Beach FL (50,619) 3,711 11,133 - 8,908 3,711 20,041 23,752 (13,136) 1998
Heritage Plantation Vero Beach FL - 2,403 7,259 - 3,398 2,403 10,657 13,060 (8,074) 1994
Heron Cay Vero Beach FL (27,504) 14,368 23,792 - 2,081 14,368 25,873 40,241 (8,814) 2011
Holiday Village, Florida Vero Beach FL - 350 1,374 - 258 350 1,632 1,982 (1,204) 1998
Sunshine Travel-Vero Beach Vero Beach FL - 1,603 4,813 - 1,455 1,603 6,268 7,871 (3,030) 2004
Vero Palm Estates Vero Beach FL (11,042) 6,697 9,025 - 1,473 6,697 10,498 17,195 (3,451) 2011
Village Green Vero Beach FL (53,281) 15,901 25,175 518 2,874 16,419 28,049 44,468 (9,760) 2011
Peace River Wauchula FL - 900 2,100 - 2,088 900 4,188 5,088 (1,527) 2006
Palm Beach Colony West Palm Beach FL (10,632) 5,930 10,113 8 946 5,938 11,059 16,997 (3,891) 2011
Parkwood Communities Wildwood FL - 6,990 15,115 - 1,611 6,990 16,726 23,716 (5,746) 2011
Three Flags Wildwood FL - 228 684 - 625 228 1,309 1,537 (613) 2006
Winter Garden Winter Garden FL - 2,321 6,962 - 1,247 2,321 8,209 10,530 (3,446) 2007
Crystal Lake Zephyrhills Zephyrhills FL - 3,767 6,834 194 10,155 3,961 16,989 20,950 (3,201) 2011
S-7
Schedule III
Equity LifeStyle Properties, Inc.
Real Estate and Accumulated Depreciation
Initial Cost to ELS Costs Capitalized
Subsequent to
Acquisition (Improvements) Gross Amount Carried at 12/31/20
Real Estate (1)
Location Encumbrances Land Depreciable Property Land Depreciable Property Land Depreciable Property Total (3)
Accumulated
Depreciation Date of
Acquisition
Forest Lake Estates MH Zephyrhills FL (19,207) 40,716 33,918 1,048 2,005 41,764 35,923 77,687 (11,016) 2016
Forest Lake Village RV Zephyrhills FL - - 537 - 207 - 744 744 (159) 2016
Sixth Avenue Zephyrhills FL - 837 2,518 - 172 837 2,690 3,527 (1,479) 2004
Coach Royale Boise ID - 465 1,685 - 373 465 2,058 2,523 (671) 2011
Maple Grove Boise ID - 1,358 5,151 - 855 1,358 6,006 7,364 (2,020) 2011
Shenandoah Estates Boise ID (8,194) 1,287 7,603 - 562 1,287 8,165 9,452 (2,687) 2011
West Meadow Estates Boise ID (7,304) 1,371 6,770 - 293 1,371 7,063 8,434 (2,443) 2011
O'Connell's Yogi Bear RV Resort Amboy IL (3,247) 1,648 4,974 - 3,051 1,648 8,025 9,673 (3,728) 2004
Pheasant Lake Estates Beecher IL (39,315) 12,764 42,183 - 1,939 12,764 44,122 56,886 (11,906) 2013
Pine Country Belvidere IL - 53 166 - 2,579 53 2,745 2,798 (457) 2006
Willow Lake Estates Elgin IL - 6,138 21,033 - 15,567 6,138 36,600 42,738 (22,794) 1994
Golf Vista Estates Monee IL - 2,842 4,719 - 13,150 2,842 17,869 20,711 (8,293) 1997
Indian Lakes Batesville IN - 450 1,061 6 7,456 456 8,517 8,973 (1,788) 2004
Horseshoe Lakes Clinton IN - 155 365 2 1,767 157 2,132 2,289 (465) 2004
Twin Mills RV Howe IN - 1,399 4,186 - 758 1,399 4,944 6,343 (2,205) 2006
Lakeside RV New Carlisle IN - 426 1,281 - 259 426 1,540 1,966 (814) 2004
Diamond Caverns Park City KY - 530 1,512 - 611 530 2,123 2,653 (950) 2006
Gateway to Cape Cod Rochester MA - 91 288 - 420 91 708 799 (320) 2006
Hillcrest MA Rockland MA - 2,034 3,182 - 197 2,034 3,379 5,413 (1,204) 2011
The Glen Rockland MA - 940 1,680 - 15 940 1,695 2,635 (621) 2011
Old Chatham South Dennis MA (6,552) 1,760 5,293 - 612 1,760 5,905 7,665 (2,846) 2005
Sturbridge Sturbridge MA - 110 347 - 823 110 1,170 1,280 (429) 2006
Fernwood Capitol Heights MD (12,331) 6,556 11,674 - 1,269 6,556 12,943 19,499 (4,406) 2011
Williams Estates/Peppermint Woods Middle River MD - 22,774 42,575 - 1,805 22,774 44,380 67,154 (15,468) 2011
Mt. Desert Narrows Bar Harbor ME - 1,037 3,127 - 564 1,037 3,691 4,728 (1,548) 2007
Patten Pond Ellsworth ME - 267 802 - 253 267 1,055 1,322 (454) 2007
Pinehirst Old Orchard Beach ME (10,146) 1,942 5,827 - 2,608 1,942 8,435 10,377 (3,718) 2005
Narrows Too Trenton ME - 1,451 4,408 - 323 1,451 4,731 6,182 (2,031) 2007
Moody Beach Wells ME - 93 292 - 5,184 93 5,476 5,569 (486) 2006
Bear Cave Buchanan MI - 176 516 - 690 176 1,206 1,382 (403) 2006
St Clair St. Clair MI - 453 1,068 6 862 459 1,930 2,389 (846) 2004
Cedar Knolls Apple Valley MN (29,555) 10,021 14,357 - 1,977 10,021 16,334 26,355 (5,655) 2011
Cimarron Park Lake Elmo MN - 11,097 23,132 - 3,470 11,097 26,602 37,699 (8,739) 2011
Rockford Riverview Estates Rockford MN - 2,959 8,882 - 1,339 2,959 10,221 13,180 (3,410) 2011
Rosemount Woods Rosemount MN - 4,314 8,932 - 3,090 4,314 12,022 16,336 (3,309) 2011
S-8
Schedule III
Equity LifeStyle Properties, Inc.
Real Estate and Accumulated Depreciation
Initial Cost to ELS Costs Capitalized
Subsequent to
Acquisition (Improvements) Gross Amount Carried at 12/31/20
Real Estate (1)
Location Encumbrances Land Depreciable Property Land Depreciable Property Land Depreciable Property Total (3)
Accumulated
Depreciation Date of
Acquisition
Forest Lake Advance NC - 986 2,325 13 1,742 999 4,067 5,066 (1,701) 2004
Scenic Asheville NC - 1,183 3,511 - 831 1,183 4,342 5,525 (1,892) 2006
Waterway RV Cedar Point NC (4,965) 2,392 7,185 - 1,234 2,392 8,419 10,811 (4,336) 2004
Twin Lakes Chocowinity NC - 1,709 3,361 - 2,260 1,709 5,621 7,330 (2,320) 2004
Topsail Sound RV Holly Ridge NC - 3,414 5,898 - - 3,414 5,898 9,312 - 2020
Green Mountain Lenoir NC - 1,037 3,075 - 2,483 1,037 5,558 6,595 (1,972) 2006
Lake Gaston Littleton NC - 130 409 - 2,052 130 2,461 2,591 (533) 2006
Lake Myers RV Mocksville NC - 1,504 4,587 - 1,137 1,504 5,724 7,228 (2,472) 2006
Bogue Pines Newport NC - 1,476 2,592 - 204 1,476 2,796 4,272 (715) 2015
Goose Creek Newport NC (13,830) 4,612 13,848 750 2,880 5,362 16,728 22,090 (8,841) 2004
Whispering Pines - NC Newport NC - 3,096 5,081 1 340 3,097 5,421 8,518 (1,348) 2015
Harbor Point RV Sneads Ferry NC - 4,633 7,777 - - 4,633 7,777 12,410 - 2020
White Oak Shores Stella NC - 5,089 15,416 2,144 2,790 7,233 18,206 25,439 (2,356) 2019
Buena Vista Fargo ND - 4,563 14,949 - 1,338 4,563 16,287 20,850 (5,525) 2011
Meadow Park Fargo ND - 943 2,907 - 406 943 3,313 4,256 (1,147) 2011
Sandy Beach Contoocook NH - 1,755 5,265 - 271 1,755 5,536 7,291 (2,847) 2005
Pine Acres Raymond NH - 3,096 2,102 - 753 3,096 2,855 5,951 (851) 2014
Tuxbury Resort South Hampton NH - 3,557 3,910 - 1,369 3,557 5,279 8,836 (2,107) 2007
King Nummy Cape May Court House NJ - 4,027 3,584 - 391 4,027 3,975 8,002 (1,280) 2018
Acorn Campground Green Creek NJ - 3,707 4,642 - - 3,707 4,642 8,349 (273) 2020
Mays Landing Resort Mays Landing NJ - 536 289 - 1,086 536 1,375 1,911 (250) 2014
Echo Farms Ocean View NJ - 2,840 3,045 - 2,174 2,840 5,219 8,059 (1,169) 2014
Lake and Shore Ocean View NJ - 378 1,192 - 2,440 378 3,632 4,010 (1,578) 2006
Chestnut Lake Port Republic NJ - 337 796 5 1,295 342 2,091 2,433 (793) 2004
Sea Pines Swainton NJ - 198 625 - 4,149 198 4,774 4,972 (1,046) 2006
Pine Ridge at Crestwood Whiting NJ (50,057) 17,367 33,127 - 5,391 17,367 38,518 55,885 (12,478) 2011
Mountain View - NV Henderson NV (30,922) 16,665 25,915 - 878 16,665 26,793 43,458 (9,314) 2011
Bonanza Village Las Vegas NV - 908 2,643 - 2,371 908 5,014 5,922 (3,905) 1983
Boulder Cascade Las Vegas NV - 2,995 9,020 - 3,432 2,995 12,452 15,447 (8,565) 1998
Cabana Las Vegas NV - 2,648 7,989 - 1,458 2,648 9,447 12,095 (7,703) 1994
Flamingo West Las Vegas NV - 1,730 5,266 - 2,102 1,730 7,368 9,098 (5,901) 1994
Las Vegas Las Vegas NV - 1,049 2,473 14 1,715 1,063 4,188 5,251 (1,723) 2004
Villa Borega Las Vegas NV - 2,896 8,774 - 1,859 2,896 10,633 13,529 (7,662) 1997
Rondout Valley Accord NY - 1,115 3,240 - 1,660 1,115 4,900 6,015 (1,945) 2006
S-9
Schedule III
Equity LifeStyle Properties, Inc.
Real Estate and Accumulated Depreciation
Initial Cost to ELS Costs Capitalized
Subsequent to
Acquisition (Improvements) Gross Amount Carried at 12/31/20
Real Estate (1)
Location Encumbrances Land Depreciable Property Land Depreciable Property Land Depreciable Property Total (3)
Accumulated
Depreciation Date of
Acquisition
Alpine Lake RV Resort Corinth NY - 4,783 14,125 153 3,641 4,936 17,766 22,702 (8,171) 2005
Lake George Escape Lake George NY - 3,562 10,708 - 8,331 3,562 19,039 22,601 (7,199) 2005
The Woodlands Lockport NY (42,935) 12,183 39,687 - 5,551 12,183 45,238 57,421 (14,600) 2011
Greenwood Village Manorville NY - 3,667 9,414 484 6,976 4,151 16,390 20,541 (10,588) 1998
Brennan Beach Pulaski NY - 7,325 21,141 - 6,674 7,325 27,815 35,140 (13,095) 2005
Lake George Schroon Valley Warrensburg NY - 540 1,626 - 433 540 2,059 2,599 (830) 2008
Kenisee Lake Jefferson OH - 295 696 4 657 299 1,353 1,652 (531) 2004
Wilmington Wilmington OH - 235 555 3 722 238 1,277 1,515 (495) 2004
Bend Bend OR - 733 1,729 10 2,845 743 4,574 5,317 (1,509) 2004
Shadowbrook Clackamas OR - 1,197 3,693 - 1,605 1,197 5,298 6,495 (3,258) 1997
Pacific City Cloverdale OR - 1,076 2,539 15 2,746 1,091 5,285 6,376 (2,216) 2004
Falcon Wood Village Eugene OR (12,494) 1,112 3,426 - 961 1,112 4,387 5,499 (3,076) 1997
Portland Fairview Fairview OR (19,011) 7,330 10,278 - 860 7,330 11,138 18,468 (3,051) 2016
Quail Hollow Fairview OR - - 3,249 - 801 - 4,050 4,050 (2,950) 1997
South Jetty Florence OR - 678 1,598 9 1,839 687 3,437 4,124 (1,217) 2004
Seaside Seaside OR - 891 2,101 12 1,513 903 3,614 4,517 (1,581) 2004
Whalers Rest South Beach OR - 754 1,777 10 1,100 764 2,877 3,641 (1,367) 2004
Mt. Hood Village Welches OR - 1,817 5,733 - 13,458 1,817 19,191 21,008 (4,571) 2002
Greenbriar Village Bath PA - 8,359 16,941 - 798 8,359 17,739 26,098 (6,032) 2011
Sun Valley Bowmansville PA - 866 2,601 - 1,153 866 3,754 4,620 (1,317) 2009
Green Acres Breinigsville PA (36,024) 2,680 7,479 - 6,251 2,680 13,730 16,410 (10,555) 1988
Gettysburg Farm Dover PA - 111 350 - 841 111 1,191 1,302 (365) 2006
Timothy Lake North East Stroudsburg PA - 296 933 - 844 296 1,777 2,073 (686) 2006
Timothy Lake South East Stroudsburg PA - 206 649 - 324 206 973 1,179 (401) 2006
Drummer Boy Gettysburg PA (10,647) 1,884 20,342 - 643 1,884 20,985 22,869 (2,890) 2019
Round Top Gettysburg PA (7,670) 1,214 11,355 - 667 1,214 12,022 13,236 (2,481) 2019
Circle M Lancaster PA - 330 1,041 - 1,775 330 2,816 3,146 (1,072) 2006
Hershey Lebanon PA - 1,284 3,028 17 2,529 1,301 5,557 6,858 (2,481) 2004
Robin Hill Lenhartsville PA - 1,263 3,786 - 692 1,263 4,478 5,741 (1,718) 2009
PA Dutch County Manheim PA - 88 278 - 499 88 777 865 (257) 2006
Spring Gulch New Holland PA - 1,593 4,795 - 1,117 1,593 5,912 7,505 (3,140) 2004
Lil Wolf Orefield PA - 5,627 13,593 - 3,295 5,627 16,888 22,515 (5,214) 2011
Scotrun Scotrun PA - 153 483 - 909 153 1,392 1,545 (391) 2006
Appalachian RV Shartlesville PA - 1,666 5,044 - 984 1,666 6,028 7,694 (2,719) 2006
Mountain View - PA Walnutport PA - 3,207 7,182 - 747 3,207 7,929 11,136 (2,665) 2011
S-10
Schedule III
Equity LifeStyle Properties, Inc.
Real Estate and Accumulated Depreciation
Initial Cost to ELS Costs Capitalized
Subsequent to
Acquisition (Improvements) Gross Amount Carried at 12/31/20
Real Estate (1)
Location Encumbrances Land Depreciable Property Land Depreciable Property Land Depreciable Property Total (3)
Accumulated
Depreciation Date of
Acquisition
Timber Creek Westerly RI - 12,618 8,489 - 326 12,618 8,815 21,433 (3,012) 2018
Carolina Landing Fair Play SC - 457 1,078 6 923 463 2,001 2,464 (812) 2004
Inlet Oaks Village Murrells Inlet SC - 1,546 4,642 - 448 1,546 5,090 6,636 (2,384) 2006
The Oaks Yemassee SC - 267 810 - 340 267 1,150 1,417 (477) 2006
Natchez Trace Hohenwald TN - 533 1,257 7 1,803 540 3,060 3,600 (1,180) 2004
Cherokee Landing Saulsbury TN - 118 279 2 229 120 508 628 (242) 2004
Alamo Palms Alamo TX (5,874) 1,562 7,924 - 541 1,562 8,465 10,027 (2,875) 2012
Bay Landing Bridgeport TX - 438 1,033 6 1,979 444 3,012 3,456 (969) 2004
Colorado River Columbus TX - 466 1,099 6 1,246 472 2,345 2,817 (871) 2004
Victoria Palms Donna TX (9,939) 2,849 12,305 - 4,407 2,849 16,712 19,561 (5,221) 2012
Lake Texoma Gordonville TX - 488 1,151 6 1,986 494 3,137 3,631 (1,519) 2004
Lakewood Harlingen TX - 325 979 - 622 325 1,601 1,926 (764) 2004
Paradise Park Harlingen TX - 1,568 4,705 - 1,557 1,568 6,262 7,830 (3,173) 2004
Sunshine RV Resort Harlingen TX - 1,494 4,484 - 2,105 1,494 6,589 8,083 (3,253) 2004
Tropic Winds Harlingen TX - 1,221 3,809 - 1,047 1,221 4,856 6,077 (2,741) 2002
Medina Lake Lakehills TX - 936 2,208 13 1,946 949 4,154 5,103 (1,863) 2004
Paradise South Mercedes TX - 448 1,345 - 834 448 2,179 2,627 (1,011) 2004
Lake Tawakoni Point TX - 35 2,320 - 891 35 3,211 3,246 (1,525) 2004
Fun N Sun RV San Benito TX - 2,533 5,560 412 7,440 2,945 13,000 15,945 (8,682) 1998
Country Sunshine Weslaco TX - 627 1,881 - 1,500 627 3,381 4,008 (1,656) 2004
Leisure World Weslaco TX (2,642) 957 2,575 - - 957 2,575 3,532 - 2020
Southern Comfort Weslaco TX (4,165) 1,108 3,323 - 837 1,108 4,160 5,268 (2,184) 2004
Trails End RV Weslaco TX (4,089) 1,115 4,086 - - 1,115 4,086 5,201 - 2020
Lake Whitney Whitney TX - 679 1,602 10 1,729 689 3,331 4,020 (1,386) 2004
Lake Conroe Willis TX - 1,363 3,214 18 16,330 1,381 19,544 20,925 (4,334) 2004
Westwood Village Farr West UT - 1,346 4,179 - 2,601 1,346 6,780 8,126 (4,653) 1997
St George Hurricane UT - 64 264 2 1,233 66 1,497 1,563 (296) 2010
All Seasons Salt Lake City UT - 510 1,623 - 915 510 2,538 3,048 (1,646) 1997
Meadows of Chantilly Chantilly VA (39,366) 5,430 16,440 - 8,473 5,430 24,913 30,343 (18,955) 1994
Harbor View Colonial Beach VA - 64 202 - 896 64 1,098 1,162 (366) 2006
Lynchburg Gladys VA - 266 627 3 800 269 1,427 1,696 (537) 2004
Chesapeake Bay Gloucester VA - 1,230 2,900 16 3,658 1,246 6,558 7,804 (2,615) 2004
Bayport Development Jamaica VA - 4,942 - 1,892 - 6,834 - 6,834 - 2020
Virginia Landing Quinby VA - 602 1,419 8 467 610 1,886 2,496 (966) 2004
Grey's Point Camp Topping VA (21,642) 33,491 17,104 - 2,691 33,491 19,795 53,286 (4,956) 2017
S-11
Schedule III
Equity LifeStyle Properties, Inc.
Real Estate and Accumulated Depreciation
Initial Cost to ELS Costs Capitalized
Subsequent to
Acquisition (Improvements) Gross Amount Carried at 12/31/20
Real Estate (1)
Location Encumbrances Land Depreciable Property Land Depreciable Property Land Depreciable Property Total (3)
Accumulated
Depreciation Date of
Acquisition
Bethpage Camp Resort Urbanna VA (36,123) 45,415 38,149 - 3,633 45,415 41,782 87,197 (8,315) 2017
Williamsburg Williamsburg VA - 111 350 - 817 111 1,167 1,278 (338) 2006
Regency Lakes Winchester VA (40,427) 9,757 19,055 - 2,099 9,757 21,154 30,911 (7,199) 2011
Birch Bay Blaine WA - 502 1,185 7 700 509 1,885 2,394 (774) 2004
Mount Vernon Bow WA - 621 1,464 8 2,292 629 3,756 4,385 (1,401) 2004
Chehalis Chehalis WA - 590 1,392 8 2,913 598 4,305 4,903 (1,414) 2004
Grandy Creek Concrete WA - 475 1,425 - 870 475 2,295 2,770 (826) 2008
Tall Chief Fall City WA - 314 946 - 817 314 1,763 2,077 (645) 2010
Kloshe Illahee Federal Way WA (18,946) 2,408 7,286 - 1,027 2,408 8,313 10,721 (6,207) 1997
La Conner La Conner WA - - 2,016 - 1,610 - 3,626 3,626 (1,945) 2004
Leavenworth Leavenworth WA - 786 1,853 10 1,390 796 3,243 4,039 (1,456) 2004
Thunderbird Resort Monroe WA - 500 1,178 6 709 506 1,887 2,393 (838) 2004
Little Diamond Newport WA - 353 834 5 1,215 358 2,049 2,407 (846) 2004
Oceana Oceana City WA - 283 668 4 583 287 1,251 1,538 (472) 2004
Crescent Bar Quincy WA - 314 741 4 752 318 1,493 1,811 (680) 2004
Long Beach Seaview WA - 321 758 5 556 326 1,314 1,640 (603) 2004
Paradise RV Silver Creek WA - 466 1,099 6 1,033 472 2,132 2,604 (886) 2004
Rainbow Lake Manor Bristol WI - 4,474 16,594 - 3,703 4,474 20,297 24,771 (4,883) 2013
Fremont Jellystone Park Campground Fremont WI - 1,437 4,296 - 1,263 1,437 5,559 6,996 (2,895) 2004
Yukon Trails Lyndon Station WI - 556 1,629 - 312 556 1,941 2,497 (1,025) 2004
Blackhawk Camping Resort Milton WI - 1,789 7,613 - 1,454 1,789 9,067 10,856 (2,138) 2014
Lakeland Milton WI - 3,159 13,830 - 1,235 3,159 15,065 18,224 (3,721) 2014
Westwood Estates Pleasant Prairie WI (19,628) 5,382 19,732 - 2,401 5,382 22,133 27,515 (5,899) 2013
Plymouth Rock Plymouth WI - 2,293 6,879 - 1,809 2,293 8,688 10,981 (3,134) 2009
Tranquil Timbers Sturgeon Bay WI - 714 2,152 - 874 714 3,026 3,740 (1,309) 2006
Lake of the Woods RV Wautoma WI - 1,333 2,238 - 233 1,333 2,471 3,804 (874) 2019
Neshonoc Lakeside West Salem WI (4,826) 1,106 4,861 (1) 413 1,105 5,274 6,379 (1,322) 2013
Arrowhead Wisconsin Dells WI - 522 1,616 - 871 522 2,487 3,009 (1,036) 2006
Subtotal of Properties Held for Long Term (2,444,930) 1,607,061 3,019,193 65,604 1,095,340 1,672,665 4,114,533 5,787,198 (1,834,665)
Realty Systems, Inc. - - - 414 331,633 414 331,633 332,047 (64,142) 2002
Management business and other - 3,448 578 109 37,046 3,557 37,624 41,181 (25,778)
$ (2,444,930) $ 1,610,509 $ 3,019,771 $ 66,127 $ 1,464,019 $ 1,676,636 $ 4,483,790 $ 6,160,426 $ (1,924,585)
S-12
Schedule III
Equity LifeStyle Properties, Inc.
Real Estate and Accumulated Depreciation
_____________________
(1)The schedule excludes Properties in which we have a non-controlling joint venture interest and account for using the equity method of accounting.
(2)All Properties were acquired, except for Country Place Village, which was constructed.
(3)Aggregate cost for federal income tax purposes is approximately $4.0 billion.
S-13
Schedule III
Equity LifeStyle Properties, Inc.
Real Estate and Accumulated Depreciation
The following table presents the changes in gross investment in real estate:
(amounts in thousands) 2020 2019 2018
Balance, beginning of year $ 5,743,049 $ 5,273,477 $ 4,915,813
Acquisitions 248,253 250,843 265,129
Improvements 217,082 257,993 181,622
Properties held for sale - - (49,973)
Dispositions and other (47,958) (39,264) (39,114)
Balance, end of year $ 6,160,426 $ 5,743,049 $ 5,273,477
The following table presents the changes in accumulated depreciation related to investment in real estate:
(amounts in thousands) 2020 2019 2018
Balance, beginning of year $ 1,776,224 $ 1,631,888 $ 1,516,694
Depreciation and amortization 157,673 153,893 137,209
Properties held for sale - - (14,547)
Dispositions and other (9,312) (9,557) (7,468)
Balance, end of year $ 1,924,585 $ 1,776,224 $ 1,631,888
S-14

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ITEM 14. PRINCIPAL ACCOUNTING FEES AND SERVICES

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ITEM 15. EXHIBITS, FINANCIAL STATEMENT SCHEDULES
Item 15. Exhibits, Financial Statements Schedules
1.Financial Statements
See Index to Financial Statements and Schedule on page of this Form 10-K.
2.Financial Statement Schedule
See Index to Financial Statements and Schedule on page of this Form 10-K.
3.Exhibits:
In reviewing the agreements included as exhibits to this Form 10-K, please remember they are included to provide you with information regarding their terms and are not intended to provide any other factual or disclosure information or the other parties to the agreements. The agreements contain representations and warranties by each of the parties to the applicable agreement. These representations and warranties have been made solely for the benefit of the other parties to the applicable agreement and:
•should not in all instances be treated as categorical statements of fact, but rather as a way of allocating the risk to one of the parties if those statements prove to be inaccurate;
•have been qualified by disclosures that were made to the other party in connection with the negotiation of the applicable agreement, which disclosures are not necessarily reflected in the agreement;
•may apply standards of materiality in a way that is different from what may be viewed as material to you or other investors; and
•were made only as of the date of the applicable agreement or such other date or dates as may be specified in the agreement and are subject to more recent developments.
Accordingly, these representations and warranties may not describe the actual state of affairs as of the date they were made or at any other time. Additional information about us may be found elsewhere in this Form 10-K and our other public filings, which are available without charge through the SEC's website at http://www.sec.gov.
3.1(a)
Articles of Amendment and Restatement of Equity Lifestyle Properties, Inc. effective May 15, 2007
3.2(b)
Articles of Amendment of Equity Lifestyle Properties, Inc, effective November 26, 2013
3.3(c)
Second Amended and Restated Bylaws effective August 8, 2007
3.4(d)
First Amendment to Second Amended and Restated Bylaws, effective as of February 27, 2018
3.5(e)
Articles of Amendment of Equity Lifestyle Properties, Inc, effective May 2, 2019
3.6(f)
Form of Articles Supplementary for Preferred Stock
3.7(g)
Second Amendment to Second Amended and Restated Bylaws, effective as of February 28, 2020
3.8(h)
Articles of Amendment of Equity Lifestyle Properties, Inc, effective May 4, 2020
4.1(i)
Form of Specimen Stock Certificate Evidencing the Common Stock of Equity LifeStyle Properties, Inc., par value $0.01 per share
4.2*
Description of the Registrant's Securities Registered Pursuant to Section 12 of the Securities Exchange Act of 1934
10.1(j)
Second Amended and Restated MHC Operating Limited Partnership Agreement of Limited Partnership, dated March 15, 1996
10.2(k)
Amendment to Second Amended and Restated Agreement of Limited Partnership for MHC Operating Limited Partnership, dated February 27, 2004
10.3(l)
Second Amendment to the Second Amended and Restated Agreement of Limited Partnership for MHC Operating Limited Partnership effective as of December 31, 2013
10.4*
Third Amendment to the Second Amended and Restated Agreement of Limited Partnership for MHC Operating Limited Partnership effective as of December 31, 2018
10.5(m)
Equity LifeStyle Properties, Inc. 2014 Equity Incentive Plan effective May 13, 2014 (the "Plan")
10.6(n)
Amended and Restated Equity Lifestyle Properties, Inc. 1997 Non-Qualified Employee Stock Purchase Plan, effective May 10, 2016
10.7(o)
Form of Indemnification Agreement
10.8(p)
Second Amended and Restated Credit Agreement, dated as of October 27, 2017, by and among MHC Operating Limited Partnership, as Borrower, Equity Lifestyle Properties, Inc., as Parent, Wells Fargo Bank, National Association, as Administrative Agent, and each of the Lenders set forth therein
10.10(p)
Second Amended and Restated Guaranty dated as of October 27, 2017 by Equity Lifestyle Properties, Inc. in favor of Wells Fargo Bank, National Association
10.11(q)
Equity Distribution Agreement, dated July 30, 2020, by and among Equity LifeStyle Properties, Inc., MHC Operating Limited Partnership and Goldman Sachs & Co., LLC
10.12(q)
Equity Distribution Agreement, dated July 30, 2020, by and among Equity LifeStyle Properties, Inc., MHC Operating Limited Partnership and BofA Securities
10.13(q)
Equity Distribution Agreement, dated July 30, 2020, by and among Equity LifeStyle Properties, Inc., MHC Operating Limited Partnership and SunTrust Robinson Humphrey, Inc
10.14(q)
Equity Distribution Agreement, dated July 30, 2020, by and among Equity LifeStyle Properties, Inc., MHC Operating Limited Partnership and Wells Fargo Securities, LLC
10.15(q)
Equity Distribution Agreement, dated July 30, 2020, by and among Equity LifeStyle Properties, Inc., MHC Operating Limited Partnership and Morgan Stanley & Co., LLC
10.16(r)
Form of Restricted Share Award Agreement for the Plan
10.17(r)
Form of Option Award Agreement for the Plan
14*
Equity LifeStyle Properties, Inc. Business Ethics and Conduct Policy, dated October 27, 2020
21*
Subsidiaries of the Registrant
23*
Consent of Independent Registered Public Accounting Firm
31.1*
Certification of Chief Financial Officer Pursuant To Section 302 of the Sarbanes-Oxley Act Of 2002
31.2*
Certification of Chief Executive Officer Pursuant To Section 302 of the Sarbanes-Oxley Act Of 2002
32.1*
Certification of Chief Financial Officer Pursuant to 18 U.S.C. Section 1350
32.2*
Certification of Chief Executive Officer Pursuant to 18 U.S.C. Section 1350
101.SCH*
Inline XBRL Taxonomy Extension Schema Document
101.CAL*
Inline XBRL Taxonomy Extension Calculation Linkbase Document
101.LAB*
Inline XBRL Taxonomy Extension Label Linkbase Document
101.PRE*
Inline XBRL Taxonomy Extension Presentation Linkbase Document
101.DEF*
Inline XBRL Taxonomy Extension Definition Linkbase Document
104 Cover Page Interactive Data File included as Exhibit 101 (embedded within the Inline XBRL document)
The following documents are incorporated by reference.
(a)Included as an exhibit to our Report on Form 8-K dated May 22, 2007
(b)Included as an exhibit to our Report on Form 8-K dated November 26, 2013
(c)Included as an exhibit to our Report on Form 8-K dated August 10, 2007
(d)Included as an exhibit to our Report on Form 8-K dated February 27, 2018
(e)Included as an exhibit to our Report on Form 8-K dated May 2, 2019
(f)Included as an exhibit to our Report on Form 8-K dated February 19, 2020
(g)Included as an exhibit to our Report on Form 8-K dated February 28, 2020
(h)Included as an exhibit to our Report on Form 8-K dated April 28, 2020
(i)Included as an exhibit to our Report on Form S-3 Registration Statement dated May 6, 2009, file No. 333-159014
(j)Included as an exhibit to our Report on Form 10-Q for the quarter ended June 30, 1996
(k)Included as an exhibit to our Report on Form 10-K for the year ended December 31, 2005
(l)Included as an exhibit to our Report on Form 8-K dated January 2, 2014
(m)Included as Appendix B to our Definitive Proxy Statement dated March 24, 2014, relating to Annual Meeting of Stockholders held on May 13, 2014
(n)Included as an exhibit to our Report on Form 10-Q for the quarter ended June 30, 2016
(o)Included as an exhibit to our Report on Form 10-K for the year ended December 31, 2006
(p)Included as an exhibit to our Report on Form 10-Q for the quarter ended September 30, 2017
(q)Form of Agreement included as an exhibit to our Report on Form 8-K dated July 30, 2020
(r)Included as an exhibit to our Report on Form 8-K dated May 13, 2014
* Filed herewith