INCOME TAXES - Income Taxes Paid/Refund (Details) - USD ($) $ in Thousands	12 Months Ended
	Dec. 31, 2025	Dec. 31, 2024	Dec. 31, 2023
Effective Income Tax Rate Reconciliation [Line Items]
US Federal	$ 2,704	$ (2,946)	$ 30,750
US state and local
Total US state and local	7,761	1,329	3,505
Foreign	0	0	0
Total income tax paid (refunded), net	10,465	(1,617)	34,255
Texas
US state and local
Total US state and local		565
California
US state and local
Total US state and local	7,350
Other
US state and local
Total US state and local	$ 411	$ 764	$ 3,505