Thank you for joining us today for Stewart's third quarter 2026 earnings conference call. We will be discussing results that were released yesterday after the close.

Joining me today are CEO Fred Eppinger and CFO David Hisey. To listen online, please go to the stewart.com website to access the link for this conference call.

This conference call may contain forward-looking statements that involve a number of risks and uncertainties. Please refer to the company's press release and other filings with the SEC for a discussion of the risks and uncertainties that could cause our actual results to differ materially.

During our call, we will discuss some non-GAAP measures. For reconciliation of these non-GAAP measures, please refer to the appendix in today's earnings release, which is available on our website at stewart.com.

Let me now turn the call over to Fred.

Thank you for joining us today for Stewart's third quarter 2026 earnings conference call. Yesterday, we released the financial results for the quarter, and I will kick off today's call with an overview of our outlook for housing, followed by a review of our performance for the period and strategic direction broadly by business.

I will then turn the call over to David so he can provide further commentary on our performance for the quarter. In the third quarter, the market began to set a new lower bottom for residential housing market, primarily driven by the rapid escalation in the 30-year mortgage rate throughout the quarter.

In August, the 30-year rates moved higher than the same period year prior, and the rapid increase continued with rates around 7.5% into October. As I've seen in the past few years, buyers will very quickly move to the sidelines in a situation where rates meet or exceed 7% or when rates move up very quickly.

In Q3, we experienced both these scenarios, resulting in a below 4 million existing home sales for two of the three months in the quarter, a decrease of about 3% to 4% year-over-year in August and September. We believe the residential market conditions will continue to decay into the next quarter.

Considering this outlook, we will be very focused on managing our business investments and expenses while continuing to capitalize on some of the market opportunities this disruptive market will create. In the third quarter, we delivered adjusted earnings per share of $1.33.

Year-to-date, total operating revenue was up 22%, and adjusted EPS growth was up 8%. For the quarter, growth slowed to 13%, and adjusted EPS delivery was below last year's third quarter as we saw decreased margins in some of our businesses due to the rapidly decreasing residential volume off historic lows.

Our National Commercial Services business continued to deliver solid performance with overall commercial growing 9%. While the growth was less than our recent run rate, our order growth is strong and our competitive position continues to improve.

We did see a number of closings shift to the fourth quarter, which is not uncommon in a changing market. We continue to be very positive on our improving competitive position and our future growth opportunities.

In the third quarter, we also welcomed Tower Title to the family, expanding our commercial energy and infrastructure team capabilities for servicing the telecommunications space. The acquisition of best-in-class talent has remained our strategic growth priority for the National Commercial Services, and the addition of Tower Title, as well as the strategic hires we executed last quarter, will help us further bolster this business for the long-term success as these new hires ramp up in their seats and begin to convert business in the coming quarters.

We have had a lot of momentum in this space in the last three years, and we will continue encounter some tough comparables for ourselves given the outsized growth we've had. Overall, we remain positive on the large commercial and continue to see growth across multiple asset classes, though that growth is often lumpy given the timelines and transaction sizes.

Our direct operations bear the brunt of the slowing residential market and drove the majority of our margin reduction in title. Overall, our direct title operations business unit grew consolidated residential refinance and Main Street commercial by 1% in the second quarter compared to the same time frame last year.

We saw residential volumes decrease by 3% and refi shrink 7%. That was offset by our Main Street commercial delivering 11% growth.

Our growth plan for this business remains focused on strengthening our position in attractive MSAs through organic and inorganic efforts and continue to grow Main Street commercial. In 2026, we've seen more opportunities present themselves in attractive geographies.

Given market conditions, we will still focus on pursuing these opportunities, but we are sharpening our pencils even further to ensure they fit in our long-term financial goals. In the third quarter, we announced the acquisition of Radian Title, one of the oldest and well-respected title agencies in Texas servicing Fort Worth.

This transaction is a great example of a strong strategic fit for Stewart as it strengthens our position in the Dallas-Fort Worth marketplace, giving us a Fort Worth stronghold. Our Centralized Title Operations, which are included in our direct title revenue summary, includes our centralized refinance, institutional business, and default business.

In the third quarter, we welcomed ProTitle USA and DocuSolutions USA to this organization. The addition of these companies, along with our existing offerings, expand our scale in the title services for investors and capital market clients.

In the third quarter, we grew this business 20% for these businesses. Finally, moving to our international operations, we focus on profitably growing our business.

In the third quarter, we saw a slight deceleration of our non-commercial revenue by 1%. However, we have grown our revenue in this business unit by 4% year-to-date, which is solid given the Canadian residential marketplace has been decelerating existing home sales since September of '25.

On the commercial front, we delivered $7.3 million in revenue, consistent sequentially with the second quarter, but behind the third quarter '25 as we had a handful of very large transactions that closed in third quarter last year. We believe we are on the right track in our international operations, and we will continue to build on our strong positions in these markets and continue to grow share.

Turning to agency services, in the third quarter, we saw net revenues by 11% compared to the third quarter of last year. We are pleased with this given that the agents confront the same challenged residential market as our direct operations.

We are focused on growing this business through winning the business with new agents and expanding wallet share of existing agents, with the emphasis on 15 target states in addition to the expansion of our commercial footprint for agency. We continue to make good progress on these priorities, with residential premiums up 7% and commercial premiums up 25% in the third quarter when compared to the same time frame last year.

As mentioned last quarter, we took advantage of some market disruption and expanded our agency team, which we have and will continue to see the benefit of as they ramp up and settle into their positions. While increasing market challenges will put pressure on future growth, we believe our ability to shift share should continue.

Turning to our Real Estate Solutions business, in the third quarter, we grew revenue by 68% and six and 7% after removing the impact of two acquisitions we made this year, MCS and NAN. Our adjusted pretax margin slipped from 11.3% last year to 10.5% this year.

The margin was driven by a significant slowdown in orders and revenue from existing accounts in Informative Research, our credit data business, and in appraisal. From a strategic perspective, we remain focused on continuing to expand our coverage and servicing of the top 300 lenders.

Our suite of products and services is in good position and giving us even greater ability to cross-sell into existing business. I am pleased that we are able to maintain our double-digit margins in these conditions and believe we will get to low to mid-teens margin delivery through the execution of our strategic priorities in a more stable residential market environment over the next two to three quarters.

I believe we are setting a new floor in the residential market that will likely continue into the next quarter. We will react to market changes by taking needed actions, and while we'll be careful to retain the resources needed to serve our clients and react to opportunities I believe will come from this disruption.

We remain focused on being a resilient company that has a growing portfolio of operations that will deliver share growth and improving margin performance over the next two to three years. Thank you for your time, attention, and interest in Stewart.

As an enterprise, we are dedicated to being the premier title and real estate services company. I'm proud to share that in the third quarter, we delivered our seventh dividend increase in just under six years, raising our annual dividend from $2.10 per share to $2.20 per share.

We are committed to strengthening and growing the company for continued long-lasting success while confronting the current challenging conditions. To our customers and agents, thank you for your trust and dedication to Stewart.

We are committed to serving you with excellence. To the Stewart team, I want to thank you for your dedication and perseverance.

It takes considerable effort to grow a company, and even more so to confront such a challenging residential housing conditions. Thank you for your commitment to the company.

I look forward to seeing where we can take this company together. David, I'll now turn it over to you to provide an update on our results.

Good morning, everyone, and thank you, Fred. I want to thank our employees and customers for their continued support and partnership as we navigate this even more challenging real estate market, with 30-year mortgage rates over 7% since mid-September.

Yesterday, Stewart reported third quarter 2026 net income of $30 million, with diluted EPS of 98 cents, compared to the prior year's quarter net income of $44 million and diluted EPS of $1.55. On an adjusted basis, third quarter net income was $41 million or diluted EPS of $1.33, compared to net income of $47 million or diluted EPS of $1.64 last year.

Appendix A of our press release shows adjustments to our consolidated and segment results, primarily related to acquired intangible amortization, acquisition-related expenses, and net realized and unrealized gains, which were used to evaluate operating performance. In the title segment, operating revenues increased $31 million or 5%, primarily driven by higher agency and direct commercial revenues.

Total operating expenses increased 6%, primarily due to higher revenues and higher employee costs related to select growth investments, while beginning to address the market transition as Fred spoke about. Title pretax income in the third quarter was $47 million, compared to $62 million last year, while on an adjusted basis, pretax income was $52 million, compared to $61 million last year.

In our direct title business, direct title revenues increased $6 million or 2%, primarily due to increased commercial transactions. Domestic commercial revenues increased $7 million or 9% as closed orders improved 18% across multiple asset classes, while average fee per file decreased 8% to $16,300 due to reduced transaction sizes with less data center and energy activity.

Domestic non-commercial revenue increased slightly by $3 million or 2%. International revenues were down $4 million or 10% due primarily to a large commercial transaction last year.

On our agency operations, gross agency revenues increased 25% or $25 million or 7%, reflecting growth across a majority of our key agency states, including Florida. Net of agent retention, agency revenues improved $5 million or 8% compared to last year.

On title losses, title loss expense for the third quarter increased primarily due to higher title revenues, while the title loss ratio was 3.4%, comparable to last year. We expect our title losses to average from mid-3% to 4% over a year.

In our Real Estate Solutions segment, total revenues increased $80 million or 68%, primarily driven by the MCS acquisition and growth in our credit information and valuation services operations. Res adjusted pretax margin increased by $7 million or 56% compared to $13 million last year, while adjusted pretax margin was 10.4% compared to 11% last year.

On our consolidated operating expenses, our employee cost ratio improved to 26% compared to 27% last year, primarily due to higher operating revenues, while the other operating expense ratio increased to 29% compared to 24%, primarily due to revenue growth in our Real Estate Solutions segment, which typically incurs higher service costs as a percent of revenue and as our Real Estate Solutions segment grows as a percentage of total revenue. Our financial position remains solid and well-positioned to support our customers, employees, and the real estate market.

Total cash and investments is approximately $300 million in excess of statutory reserve fund requirements. Total Stewart stockholders' equity was approximately $1.7 billion, representing book value of approximately $55 per share.

Net cash provided by operations was $47 million, compared to $93 million last year, primarily due to lowered net operating income and timing of payments related to operating liabilities. Again, thank you to our customers and employees for their continued support.

We remain confident in our ability to serve the real estate markets. I will now turn the call over to the operator for questions.

Good morning. Actually, first just on the commercial side, you guys noted some timing in terms of deals getting pushed out.

Can you help quantify that, and also, are you seeing any broader signs of slowdown in the commercial pipeline, either on higher rates or specifically for the data centers, anything just related to political opposition at the local levels?

Yeah. It's multiple millions that got pushed, Bose.

It was meaningful to the quarter. Again, there's no indication it won't close in the fourth quarter, but there was some movement.

Interestingly enough, our pipeline, and you can see from the open orders and stuff what opens in commercial, has been really strong for us. I have heard in the marketplace and clearly among agents, I've heard of a slower in the small commercial market.

We have not seen it in our numbers yet, but there is talk that the small is more debt-oriented. There is some slowing.

On the data center thing, we have not seen any slowdown at all. Again, it's hard to know what could've been, I guess, if you hear all the noise you see in the marketplace, but, it's a pretty robust portfolio that we see.

We haven't seen any slow. For us, it's odd about us, in the last two years, we've doubled commercial.

We have a lot of quarters last year we grew over 50, 40%, 50%. Some of our comparisons are a little odd for growth, but I really like the flow we're seeing.

We have the best team we've ever had. They've been able to make some investments in the last year here.

I continue to see growth opportunity there for the company in the next couple years.

Great. Thanks.

Actually, I might have missed the first part, but just on the amount that got pushed, did you give a dollar amount? I sort of missed what you said.

I didn't give a specific, but it's multiple millions. It's a handful of millions.

It's not a small amount, and it's—

It's kind of

a handful of transactions.

Great. Then, actually just switching over to the Services segment, can you just help us think about the drivers of the increase in expense relative to the revenues?

Can you remind us how much of the segment is impacted by rates? Then, you mentioned, Fred, just the margin outlook for that segment.

To the extent we have say, the market remains at this level into next year, does that change that, and can you just remind us what you said for margins for next year for Services segment?

Yeah. The portfolio we have, that portfolio is really made up of three pieces.

It's made up of the appraisal business, the credit data, and then the default business. In all three of those now, we're the top three, four players.

We have critical mass, and, again, there's some things happening in all those spaces around the importance of technology, and I feel good that we're going to continue to see consolidation and share growth there. The two that are very sensitive to kind of the residential rate environment are appraisal and the data.

The complicating factor, by the way, is that it's worse than just closes. We've had historical cancellations, this quarter, probably 15 up to 15% of the transactions, and we've had a big decrease in kind of mortgage applications.

For example, in the credit data, we get paid both when the mortgage application gets opened, right, because some of our work is done at their verification of kind of the quality of the credit, etcetera. Then we get paid again at the close, right?

That as the market goes down, you obviously have less revenue. What I call same-store growth, we've had some new accounts, we've still continued to grow a little bit, but we've seen 6%, 7% reduction in same-store volume, which is the combination of the not closed files, as you can imagine, but also more cancellations, and so we've seen a decrease in just the opening of mortgage apps.

That's where your margin goes, because if you lose 2/3 of your revenue, which is kind of how to think about it, between the opening of the application and then the closing, as those things cancel, you can see that your revenue's going to go down. In appraisal, same thing, although we don't do a lot of pre-work in appraisal, most of that work is done afterwards, you don't have a lot of wasted costs, but we've seen those two businesses, 4%, 5% in the appraisal part reduction of volume with our current customers.

The margin went out, right? The margin is in that 10%, 10.5%, right?

All you need is a normalized market. I don't need it to go all the way back.

I just need it to stabilize so you don't have these deltas and changes, because the changes are what costs you, kind of because you're carrying the expense and because you're doing some of the work, and then it goes away. Again, what I've said is that business, even at a 4.1, 4.2 kind of existing home sales, that's got to be about a 13%, 14% margin business.

We've built the scale, we've got the nice mix between the three businesses, and so, for the next couple of quarters, we're going to see this kind of, in my view, kind of at this level of margin in that business. I like the long term.

It's a more stable part of our portfolio because of the mix we have now. Again, that's why I say it'll migrate back up, I would say, after the next couple to quarters.

Bose, to that—

Go ahead. —you put out that information on FHA delinquencies in some of your reports.

They're up, they're 11%, although they've been stabilizing. The rolls to foreclosure are just sort of getting started, and that's where the property preservation business helps.

It's a bit of an offset to what Fred was talking about.

Great. Even in a flattish market next year, the margins go back up a few points as this lag kind of goes away?

I believe so. Again, there's a bunch of interesting changes with VantageScores, which we could get in at some point, that is going to position us really well to consolidate and grow share in that market because we have a very unique product and solution for those that transition to them.

I feel very good about kind of the credit data business over the long haul.

Great. Thanks a lot.

Hey. Good morning.

Good morning. ):

My first one is on the recent acquisitions that you announced, the one at the end of 2Q or at the beginning of 3Q and the ones at the beginning of September. Just wondering if you could walk us through those acquisitions and what we should expect them to add to revenue and earnings, and how big those deals were, and when they close or if they closed already.

Go ahead, David.

Hey, Oscar. We did three so far of size this year.

We did the appraisal one back in, I think it was April, Nationwide Appraisal, NAN. That just rolls into our Stewart Valuation Intelligence business, the appraisal business that Fred talked about.

It just gives us scale. That's one of the things that got us up to now being a top-three player there.

The other two are in title. ProTitle goes into the CTS segment that Fred talked about.

Those both closed on 9/1, and then Tower Title that he also talked about. They just basically go into their respective businesses, right?

CTS will get ProTitle. Commercial will get Tower, and they just add to those businesses.

We said that we typically buy those kind of businesses at these are title businesses, 4 to 6 EBITDA. These are higher margin, think you're maybe on the higher end.

If you just think about all the money we had to deploy at year-end between NAN and these other two, we've basically deployed $150 million. You can sort of back end to what economics you might be able to get out of that.

You'll see the acquisitions number in our 10-Q, it'll all be public. The thing is, and

I would say to you the last two were kind of late in this quarter, and that's kind of—

They were

9/1. It was marginal impact at all on the quarter.

In both cases, again, to me, they're really important because Tower gives us this additional capability in infrastructure where I think we're going to have sustained growth in the business, and it covers an area that we were light. On the ProTitle, this whole institutional business, one of the things I'm doing in the centralized title businesses is to create a less volatile I'm not a big refi guy, but our centralized title has a portfolio of specialty centralized title.

These bring more of the institutional business to us, and I feel good about all of these. ):

Super helpful. My next one is, Bill Pulte has made some tweets recently that have impacted title stocks.

There's a lot of nervousness around potential expansion of title waivers. Any incremental commentary on that point?

Again, I think what's been said, particularly about the pilot, is kind of old news. Essentially what they did is they expanded the number of lenders that are in it.

The coverage is roughly the same. It's a very small subset of refi that is included in the title space.

Again, we'll see how it plays out. I keep saying if it tests out, the whole thing is going to be pricing.

Cuz it doesn't make sense. We are not really big in the refi market, and I don't think there's many scenarios where I want to be big in the refi market given the volatility of that business and the low margins that are in it.

Again, there's no big expansion from where we are, but the number of, again, lenders that are participating is a little bit bigger. Again, it doesn't have much impact on us, though.

Oscar, the other thing to keep in mind is if you look at our refi orders, like Fred said, we don't really have much in that centralized lender. Most of our refi orders came from customers that we issued a prior Stewart policy on, and they're out in our field operations.

Stuff like this doesn't really impact them that much. ):

Gotcha. I guess my last one, are you seeing any AI and automation show up in margins yet, especially as you mentioned earlier that you expect a challenged market over the next few quarters?

It's interesting. It's a great question, Oscar, because I'm feeling pretty bullish on our AI initiatives.

I think the financial impact is going to take 18 months to kind of see kind of the robust financial impact, although we are seeing it today, particularly in the search area. Again, we've got some really interesting things that we're doing there, and I think the search area is the place where there's the greatest opportunity for efficiency and accuracy and what I consider better turnaround time, for instance, for our agents, which I think matters for the combined economics.

I'm pretty bullish. The other thing, obviously, we did the virtual underwriter, and we announced that into our agents, which actually helps their efficiency in getting the work when they do the clearing of title and the underwriting of policies as an agent.

Again, I think I mentioned to you we have over 100 initiatives, and frankly, there's 50 that are penciling already operationally that we track returns on. It's early days, but it is, in my view, going to be helpful, particularly if you see the residential market sit at 4.1 longer, which I think people are talking about, I think over the next 4 to 6 quarters, it's going to be very helpful to us to manage expenses.

Again, I think it also is really good about quality from the quality of delivery and some of the consistency of turnaround, which is really what, particularly the agency channel, they really appreciate. ):

Very helpful.

I want to thank everybody for their interest in Stewart and appreciate you joining us on the call.