Welcome to the Q3 2021 CoStar Group earnings conference call. At this time, all participants are in the listen only mode. After the speaker's presentation, there will be a question and answer session. To ask a question during the session, you will need to press star one on your telephone. I will now turn the conference over to your speaker today, Bill Warmington, Vice President and Head of Investor Relations. Thank you. Please go ahead.
Thank you, Sadie. Good evening, and thank you all for joining us to discuss the third quarter 2021 results of the CoStar Group. Before I turn the call over to Andy Florance, CoStar's CEO and founder, and Scott Wheeler, our CFO, I would like to review our safe harbor statement. Certain portions of the discussion today may contain forward-looking statements, including the company's outlook and expectations for the fourth quarter and full year 2021. Forward-looking statements involve many risks, uncertainties, assumptions, estimates, and other factors that can cause actual results to differ materially from such statements. Important factors that can cause actual results to differ include, but are not limited to, those stated in CoStar Group's press release issued earlier today and in our filings with the SEC, including our most recent annual report on Form 10-K and quarterly report on Form 10-Q under the heading Risk Factors.
All forward-looking statements are based on information available to CoStar on the date of this call. CoStar assumes no obligation to update these statements, whether as a result of new information, future events, or otherwise. Reconciliation to the most directly comparable GAAP measure of the non-GAAP financial measures discussed on this call, including EBITDA, adjusted EBITDA, non-GAAP net income, and forward-looking non-GAAP guidance, are shown in detail in our press release issued today, along with definitions for those terms. The press release is available on our website located at costargroup.com under Press Room. As a reminder, today's conference call is being webcast and a link is also available on our website under Investors. Please refer to today's press release on how to access the replay of this call. With that, I would like to turn the call over to our Founder and CEO, Andy Florance.
Thank you, Bill. You did an excellent job. Good evening, everybody. Total revenue for the third quarter of 2021 grew by 17% year- over- year to $499 million. That's at the upper end of our guidance range at almost half a billion dollars in revenue for the quarter. Most encouraging, year- over- year revenue growth for CoStar reached double digits this quarter for the first time since before the pandemic. That's with a 10% revenue growth in the third quarter and 12% revenue growth in September. Net bookings of $47 million for the third quarter include the strongest sales quarter in the history of CoStar, which were only dampened by a soft sales quarter for Apartments.com.
Adjusted EBIT of $144 million exceeded the high end of our guidance range, coming in $10 million ahead of the third quarter consensus estimates. Our marketplaces continue to deliver exceptional value to our customers as traffic to our sites increased 25% year-over-year. Our marketing campaigns generated over 4.6 billion impressions in the third quarter across Apartments.com, LoopNet, and Ten-X. We are welcoming our newest marketplace, BureauxLocaux, the French commercial marketplace we acquired on October first to our fast-growing network of property marketplaces. The U.S. apartment market is experiencing the highest unit absorption rate in decades, causing the lowest vacancy rate in decades and the highest rent growth in decades. The absorption rate, vacancy rate, and the rental growth are well outside 1-2 standard deviations to normal ranges of the past 20 years.
The rate of change is stunning, and the market stats are best described as whipsawing or extremely volatile. The pandemic initially caused a sharp drop in occupancy, high move volumes, and slight rent declines. With the availability of vaccine, absorption shot through the roof and occupancy levels and rent growth soared. When you see it on a chart, the slope of the curve is unprecedented. For investment-grade rate properties, 50 units or more in the United States, the average occupancy rate over the last 20 years has been 93%. One standard deviation to the low side is 92.3%, and one standard deviation to the high is 93.7%. That's a very tight range. Owners manage the range tightly to optimize for total revenue by moving unit rents using automated yield management systems.
Last year, occupancy fell below the 20-year standard deviation low to 92%. Currently, at 95%, the occupancy rate is way above the top end of the standard deviation high of the past 20 years. 95% overall is a very high number. The 20-year average annual net absorption of apartment units is 218,000. This year, the annual absorption rate tripled that average with 658,000 units absorbed. Annual apartment rent growth is 12.4%, which is the highest it's been at any point in the past 20 years. The 20-year average is one-sixth that number at only 2%. The 20-year average rent for an apartment has been $1,250 per month, but today that number has climbed to $1,676 per month.
These sky-high rents are good for owners, but make for a major housing crisis. Investors in apartments are being richly rewarded with the average sales price of an apartment unit at $248,000 a door which is 82% above the 20-year average. What does this all mean for Apartments.com? Well, our clients are doing very well, very, very well. It also means that tens of thousands of large investment-grade apartment buildings in the United States are now basically fully leased. 12.5% of the U.S. investment-grade apartment communities are now 99% leased or more. This is unprecedented. You've likely heard anecdotal stories of every major apartment building in some neighborhood having long waiting lists. When a community becomes 99% leased, they may love Apartments.com, but decide they can lower their advertising level with us.
They want to continue presence on our marketplace, but they do not need hundreds of leads a month with zero or one apartment available. Our renewal rates have remained high during this period, but thousands of communities that are essentially full have reduced their spend with Apartments.com. During this high occupancy market condition, some may have reduced their spend by 50% or more, though that's atypical. I believe this is a market anomaly that will resolve back to normal occupancy ranges within a few quarters. From Economics 101, when an apartment community is fully leased, it has underpriced its apartments. An optimally full apartment community is about 93% leased. Over time, the automated yield management systems will keep pushing rents until occupancy falls back to 93%.
As well as the current levels, will draw additional supply, which we're already seeing high levels of supply, new supply. I believe the yield management systems were either maxed out by the implied rate of increase necessary to optimize occupancy, or the property managers took the systems offline because they felt that the potential rate of rent increases necessary to maintain optimal occupancy were outside of acceptable social norms for rent increases. One of the primary independent variables in many yield management systems is the number of leads coming into the leasing office. More leads means more competition for available units. More competition means the owner can raise rents. We believe that apartments.com is the primary source of these high-value leads that are driving higher rents for the owners. More leads to a point are good.
Despite these wild, unprecedented gyrations in the market, we believe that the demand for Apartments.com is as stronger than ever. In the year to come, we believe there will be unusually high unit turnover, and clients will want a steady lead flow during this great migration. In August, we surveyed more than 20,000 renters about their moving intentions. As a result of that survey, we expect apartment market will experience increased turnover, more out-of-market moves, and lower renewals as we head into 2021, 2022. When asked, "When do you think you will next move into a new residence?" 53% of survey respondents said they will move by winter. When asked, "What do you plan to do when your current lease expires?" Only 24% of renters expect to renew within the same community, down from 47% pre-COVID.
This all makes sense given the huge affordability changes and changing work from home policies. Last month, the National Apartment Association held its first in-person meeting post-pandemic, and I was able to meet with a number of clients. One conversation stands out to me. As we concluded a meeting with our largest client, the senior member of that team stated that he wanted to make an important statement. He thanked us profusely for being the single most important partner to his firm. According to him, we were the single greatest source of leads for his communities and helped them have an amazingly successful year. He stressed how much he valued our relationship and how much he appreciates the great work we're doing for them. I've had thousands of client meetings over the last 35 years. His comments were unprecedented in their positivity.
Over the past five years, this client has tripled their annual investment with us and become well more than twice the size of our largest CoStar client. Yet while he's thanking us profusely, his firm is reducing their spending level with us over the past few months by about 5% because of many of his communities were so full. Despite these market gyrations, I believe we have a fantastic relationship with this client, and our relationship with them over the intermediate and long term will grow and flourish. While Apartments.com sales were soft this quarter during this unprecedented high leasing environment or high leased environment, the strength of our platform remains incredibly strong. Leads were up 39% year-over-year in the third quarter, and visits were up 17%.
This was partially driven by our biggest marketing quarter of the year, where we delivered 3.5 billion media impressions in the quarter. As we've discussed here and on our second quarter call in July, the increase in our site traffic, combined with largely flat pricing, has meant a windfall value to our clients in terms of effective cost per lead. The average cost per lead has decreased about 35% in two years from $9.55 in 2019 to $6.24 in 2021. To address this imbalance, we began rolling out a new rate card for apartments in September.
The rate card further segments out prices with larger communities who are receiving more value, commensurately paying higher rates. In September, we began testing the new pricing with 150 clients representing about 700 properties. The average initial price increases were 7% went smoothly. I informally polled the apartment sales leadership team, and they were not aware of any related cancels. Some of the discount eliminations are resulting in more significant revenue growth, though, and we'd expect to see more of that going forward. For example, in September, a Florida client with a 380-unit property with a Gold ad was paying $759, and they renewed, and they're now paying $1,399 for an increase of 84%.
A Texas client with a 424-unit property with a Platinum ad was paying $1,349, and they renewed and are now paying $1,799 for an increase of 33%. We will continue to scale our right pricing campaign, and though it has not had an impact on this quarter, we believe that it will have impact in outer quarters. Given the value of our client relationships and the extreme volatility of the current multifamily markets, we're moving cautiously to protect the long-term value of our franchise. Despite all the sales successes we've had over the last five years, there are many more prospects out there today than we have clients so far.
Our estimated penetration of 5- 100-unit buildings is less than 4%, and in the 100+ unit buildings, our penetration rate is only about 50%. We believe that we have many, many years of growth ahead for Apartments.com just through new client acquisition. Overall, we continue to believe the U.S. apartment market is a $6 billion-$8 billion revenue opportunity for Apartments.com. CoStar had its strongest new bookings quarter of all time in the third quarter, with net bookings up 57% sequentially and up over 500% year-over-year. The record performance was driven by multiple factors, including the growing success of our upsell program, high renewal rates, new product and information capabilities, the return of annual price increase for renewals, and continued economic recovery.
Based on our sales success in the third quarter, we now expect revenue growth for CoStar of 13% in the third quarter, returning to our long-term historical revenue growth rate. Historically, we sold multiple versions of the CoStar product across two dimensions, separate functionality modules for basic property information, comparable sales data and tenant information, and separate geographic coverage for local, regional, state, national, and global coverage. About 18,000 of our 30,000 CoStar clients had a version that was less than the full CoStar offering, so they were not able to take full advantage of the CoStar product capability. On July 1st, we started selling only the single comprehensive global integrated CoStar platform and began a 12-18-month process of upgrading those 18,000 accounts.
This is a win-win in which clients get access to CoStar's unmatched breadth and depth of information analytics on commercial real estate globally while we streamline product development, marketing, and support. Since the start of the program on July first, we have upgraded about 3,000 or 18% of those 18,000 eligible accounts, generating $7 million in annual sales. With this strong starting point, we remain confident the upsell process will generate $30 million-$40 million in incremental annual revenue. Of the almost 1,300 clients we surveyed in the third quarter who upgraded or had a conversation about upgrading, about two-thirds gave us a net promoter score of nine or 10. We think the favorable reactions from clients reflect the higher value they're receiving from the incremental capabilities of CoStar's single integrated platform.
Again, the CoStar sales team delivered their best quarter of net new business generation ever, 8% higher than the extraordinary fourth quarter of 2017, back when Xceligent filed for Chapter 7 bankruptcy, and 27% higher than the first quarter of 2018 when we sunsetted LoopNet Premium Searcher. On a per-rep net sales level, the team is 1.5 times more productive than pre-pandemic, and these performance results are not just tied to our initiative and pricing actions. We signed up nearly 20% more new customer agreements in Q3 2021 versus the quarterly pre-pandemic average in 2019. In the first quarter of 2021, we integrated commercial mortgage-backed security loan information into CoStar, CMBS data, providing our customers valuable insights into more than $1 trillion of outstanding commercial loans made to over 100,000 commercial properties.
Our clients have taken advantage of that highly detailed loan financial data with approximately 60,000 unique users collectively accessing that data over 800,000 times year to date. Next month, we plan to launch CMBS Analytics, which aggregates CMBS loan and property data across over 1,000 markets by property type, representing over 3 million CoStar properties. In addition to analytics, we'll also release prepayment information, historical loan commentary and status, and information on 150,000 disposed loans. We estimate the CMBS data to generate over $3 million of net new annualized revenue in the third quarter. CoStar for Lenders, our new analytic tool that helps lenders with the underwriting, monitoring, and regulatory reporting of commercial real estate loans, is progressing on plan. We are walking clients through the system, and their feedback has been very positive.
We're on schedule for release in the first quarter of 2022. The first lender release will focus on portfolio risk analytics and surveillance to help lenders meet regulatory and accounting requirements, along with a loan screening tool for originators and underwriters. Subsequent releases will focus more on loan origination and underwriting as we broaden the solution to cover the entire lending cycle. These lender tools are specialized high-value applications and so will be priced at a premium to our standard CoStar offerings. As such, we estimate they represent a potential incremental annual revenue opportunity of over $300 million. In mid-October, CoStar further broadened its international coverage with the launch of the Montreal market, the 18th largest city in North America by population. Montreal is the sixth market for CoStar in Canada since the launch of Toronto in 2014.
CoStar currently tracks about 33,000 properties in Montreal, with about 238,000 properties in Canada overall. Last Friday marked the two-year anniversary of the great acquisition of STR. The uneven recovery of the hospitality industry continued in the third quarter, but STR's revenue continued to grow an impressive 13% year-over-year. Their quarterly renewal rate on our business remains strong at 94%. An encouraging sign of the recovery of the health of the industry, STR continues to add to the number of hotels that provide data to us. In August, this number reached 70,000 hotels, which is an all-time high. Separately, we're seeing good progress in P&L, new contributors to P&L and forecasting is quite impressive. Back on April first, CoStar Suite subscribers received access to highly detailed data on 90,000 new enhanced hotel properties.
In mid-September, we reached another milestone with the cumulative 1 million property views of that data by CoStar subscribers. While still early, the CoStar sales force campaigns targeting high-quality hospitality leads have generated over $2 million in new annualized revenue. Our LoopNet marketplace has delivered another strong performance in the third quarter with revenue growth of 17%. Growth in revenue from our premium Diamond, Platinum, and Gold Signature ads was 52%, was up 52% in the third quarter with a number of ads, as well as the average price per ad, both growing by strong double-digit amounts. Renewal rates remain very strong, reaching an all-time high on a rolling 12-month basis in the third quarter, which demonstrates the recognition by our customers the value and effectiveness of LoopNet advertising.
Our LoopNet marketing campaign was in full swing in the third quarter. It is expected to deliver 2.2 billion media impressions in 2021 across TV, streaming, and social channels. Our inaugural campaign titled Space for Dreams featured prominently on major sports events, primetime TV, streaming services, and a wide variety of digital channels. The campaign is targeting tenants who can search and find great spaces on LoopNet. In the third quarter, LoopNet marketplaces grew traffic almost 20% year-over-year and delivered a new quarterly high of almost 11 million unique visitors on average monthly basis. In fact, our site traffic is now more than 40% above the pre-pandemic levels. Office vacancy remains very elevated by historic standards.
We believe that LoopNet is uniquely positioned as the ideal marketplace for brokers and owners to market to help fill those painful current and potential vacancies. We continue to make progress expanding our direct sales channel for LoopNet. New hires and training were launched in the third quarter, and we currently have 32 salespeople dedicated to selling only LoopNet. Our goal is to have 50 dedicated LoopNet sellers by the end of the year or more and continue to hire aggressively throughout 2022. Our CoStar info sales team will continue to sell both CoStar and LoopNet in the foreseeable future. Overall, I'm very happy with the value and the performance of our LoopNet marketplaces and the growth potential before us. Today, our signature ad listings only represent about 7% of the highest valued properties across the U.S.
I believe we are well-positioned to continue strong double-digit growth for many years to come. Our residential business delivered strong Q3 results with our Homesnap product revenue growing almost 40% year-over-year, and SaaS revenue growing almost 45%. Homesnap Pro registered users grew 15% to 777,000. Total agent subscribers to Homesnap Pro Plus grew 53% to over 67,000 at the end of the third quarter. At the end of the second quarter, we repurposed approximately 60 salespeople from Homes.com to Homesnap. Upon completion of their training, the group went into production in mid-July. The results have been outstanding. In their short time selling Homesnap, Homes.com transplants have generated over $5 million in annualized revenue.
The average monthly recurring revenue generated by these new salespeople at Homesnap is about 70% higher than when they were selling at Homes.com. Throughout Q3, we eliminated or winding down the vast majority of the products and banner ads sold through the Homes.com website. We refocused the Homes.com team to improve and optimize the Homes.com site and implement a new experience for agents and consumers using the platform. For the first time ever, consumers can come to Homes.com or a major real estate portal and connect directly to the listing agent consistent with our Your Listing, Your Lead philosophy. Consumers are no longer served up buyer agents who know nothing about the property or the buyer, and that's been a major pain point for agents and consumers with other competing residential sites.
We're doing something completely different, and hopefully it'll be a much better experience for the agents and the buyers. Now in addition, we're increasing the content on Homes.com to give consumers expanded options to find a place to live. Starting in August, Apartments.com listings are now appearing on the Homes.com site, adding over 800,000 apartment availabilities for consumers to choose from. This added content not only improves traffic to Homes.com, but is expected to add millions of unique monthly visitors to Apartments.com, benefiting both of these marketplaces. The response to these changes has been very encouraging so far. Properties generated and sent directly to the listing agent were up over 60% since we acquired Homes.com compared to the same period last year.
Two weeks ago, we announced a very important new partnership with the Real Estate Board of New York, or REBNY, to create Citysnap, the first-ever consumer-facing search website and mobile app for New York City's residential listing service connected to that unique feed of data that the agents maintain. Citysnap will provide complete, accurate, and real-time residential listing data to agents, building owners, and most importantly, home buyers and tenants. The new site and app will go live in the middle of 2022. Citysnap will offer consumers and brokers multiple advantages. It'll be free to list on Citysnap, so that means we have all of the listings, not just the paid listings. We will connect potential buyers and renters with a listing agent consistent with our Your Listing, Your Lead philosophy and make collaboration possible through access to Homesnap's suite of tools.
The thing that makes Citysnap partnership revolutionary, however, is promoted listings. While you can find promoted listings on the internet for just about any other product these days, including apartments on Apartments.com and commercial properties on LoopNet, you don't see that for residential homes in the U.S. until now. As part of our partnership with the Real Estate Board of New York, we will be able to offer promoted listings on Citysnap so agents and consumers will be able to buy preferred placement and features to increase market exposure. In a few weeks, we'll be attending the National Association of Realtors conference. The annual NAR conference is the industry's largest trade show, drawing thousands of residential property professionals from across the country.
As we did with our customers in the apartments industry, we want our presence at this show to be a sign to residential real estate brokers and agents that we intend to partner with them and support them as opposed to trying to disintermediate them. We believe we can build a profitable, successful business without disintermediating our clients. We plan to use our technology and services to help them strengthen their relationships with their clients and sell more properties. Less than 10 years ago, we had literally almost no presence, traffic, or revenue in online marketplaces. Since that time, we've grown to be the leader in digital real estate marketplaces with approximately 90 million unique visitors per month. We're generating nearly $1 billion in run-rate revenue in the third quarter for a 10-year compound annual revenue growth rate of 55%.
We have successfully demonstrated our ability to generate leading marketplace positions by curating the best content, offering a great user experience, and bringing effective market strategies to bear. Our Belbex business in Spain, which we purchased in 2015, had no marketplace exposure back then and had one-tenth the site traffic of much larger competitors. Within five years, we've grown our listing content by 22 times and achieved the top position among dedicated commercial property portals in Spain, with about 70% of our traffic coming organically. Realla in the U.K. has grown listing content 8 x in three years and increased the number of unique visitors to our site by over 4 x. During this time, Realla's share of commercial property site traffic has increased from 5% to almost 60%.
We are excited to continue to expand our international marketplace capabilities with the acquisition of BureauxLocaux, one of the largest specialized property portals for buying and leasing commercial real estate in France. Launched in 2008, BureauxLocaux provides a subscription-based commercial property listing advertising platform with a client base that includes over 90% of France's top commercial property agents and brokers. Traffic to the company's website, BureauxLocaux, has grown by 30% on a compound annual basis since the beginning of 2018. BureauxLocaux has over 60,000 for sale and lease listings and over 425,000 visits to its website each month. This acquisition is an important one for our international expansion strategy, as France has the sixth largest economy in the world and has total real estate valued at an estimated $7 trillion.
BureauxLocaux has built a leading commercial property-specific platform with national coverage, great brand recognition, and an excellent reputation among its clients. Ten-X revenue grew 27% year-over-year in Q3 2021. We saw a 19% increase in average deal size and a 32% increase in transaction volume. Unique visitors to the Ten-X site grew 230% year-over-year. The average number of bidders per asset in the third quarter was 3.6 versus 2.8 a year ago. The synergistic network effect of improving supply and demand is reflected in Ten-X trade rate, which is the total assets sold as a percentage of the total assets brought to the platform.
The third quarter of 2021 trade rate remains strong at 71%, which we believe is about twice the average trade rate for offline traditional property sales. On the supply side, the dollar value of assets brought to the Ten-X platform year to date grew 37% from $1.7 billion in 2020 to $2.4 billion in 2021. Total gross merchandise value sold in the third quarter increased 92% year-over-year. 83% of the assets by dollar value we closed in the third quarter of 2021 were performing assets sold by institutional and private client groups. In the third quarter of last year, that figure was only 65%, reflecting the ongoing transformation of Ten-X from a distressed asset platform into a market rate commercial property sales platform.
Ten-X is still very capable of selling distressed though, and with office vacancy rates at the highest level in decades and only 36% of the leased space occupied, we currently have an absurdly high functional vacancy rate of 70% in the office world. The Kastle security access data also shows us that we're only seeing about 100 basis points improvement per month in the % of swipe cards being used. If this issue results in a significant number of distressed properties coming to market, Ten-X could experience a major windfall selling these distressed properties in the quarters to come or years to come. We believe that these strong performance numbers prove that Ten-X's value proposition of better speed, certainty, exposure, cost, and control than using a traditional property sales process increasingly resonate with brokers buying or selling commercial real estate properties.
At this point, I'm gonna turn the call over to our Chief Financial Officer, Scott Wheeler, who's gonna share some riveting numbers with you. Promise.
I know how much you love the riveting numbers. You're like when you go to the Charlie Brown show.
Mm-hmm.
You know, with the teacher, all you hear is wa, wa, number, wa, wa, number when you listen to me.
I hear something.
I can tell. Anyway. Thank you, Andy, for your introduction. Great to have another strong financial quarter in the books and of course, to see all the increasing number of product content and marketing investments that, as you can hear from what Andy said, are delivering such great value to all of our clients. It is clear that over the past few years, we have established both CoStar and Multifamily as businesses that are operating within these massive addressable markets, and each of them have multi-billion-dollar revenue potential. Now, similarly, our LoopNet marketplace and now our residential business also both operate in massive addressable markets and each have multi-billion-dollar revenue potential.
This quarter, we revised how we report our disaggregated revenue to increase the visibility to these billion-dollar plus potential business areas, CoStar, Multifamily, LoopNet, and Residential, each of whose revenue will now be reported individually. Each of the sectors include both domestic and international revenue where applicable. The revenue sector that was formerly known as Commercial Property and Land has left the CoStar Group and is now working full-time from home on a lovely beach somewhere. We had to say farewell to Commercial Property and Land and thank them for the sector's solid five years of performance and exceptional service. In its place, we now have a new, and I must say, a very creatively titled sector that I personally named called Other Marketplaces.
Now, I didn't spend a dime of our precious marketing spend to come up with that one, but it does include Ten-X, our Land, and our business for sale marketplaces. Hopefully I'll remember to provide the relevant comparisons to all of you this quarter for the old grouping while we transition to the new revenue segment information. It will help everyone come along with the transition. I'm sure if I miss something, you'll probably ask. In the third quarter, revenue of $499 million was near the high end of our guidance range. CoStar and Residential both outperformed in terms of revenue in the quarter, partially offset by the lower revenue than we expected in Multifamily. Organic revenue growth for the third quarter 2021 was 12%, which was in line with our expectations.
CoStar revenue increased 10% year- over- year in the third quarter, ahead of our guidance, marking the highest CoStar growth quarter since before the pandemic. CoStar is definitely on a roll. Renewal rates for CoStar remain near all-time highs, and the average revenue size of our contracts has increased over pre-pandemic levels by over 20%, both are very encouraging signs. The strong sales performance by our CoStar sales force that Andy mentioned is expected to accelerate the CoStar revenue growth rate in the fourth quarter to 13%. Now, prior to the 2020 downturn, CoStar revenue growth has been between 12% and 14% on both a 10-year and 5-year compounded annual basis. We're now firmly back in our CoStar comfort zone, and we expect to stay there for the foreseeable future.
Keep in mind that we only recently initiated renewal pricing increases, which we expect will provide additional tailwinds for CoStar revenue growth throughout next year. Information services revenue grew 8% in the third quarter of 2021 as our subscription revenue continues to grow in SPR and Real Estate Manager. One-time report purchases and other transaction revenues were slightly behind expectations. We expect lower transaction revenues in the future as we're now selling CoStar subscriptions to hospitality companies following the integration of STR hospitality data that we completed earlier this year. Over time, this is expected to eliminate the need for these customers to purchase one-time report products. This is, of course, part of the subscription model strategy that we employ and that we pursue with all of our acquired businesses. Accordingly, we anticipate information services revenue to grow approximately 9% for the full year of 2021.
Growth in multifamily revenue was 10%, slightly below our expectation for the reasons Andy mentioned. Approximately half of the revenue growth year-over-year in the third quarter is from new properties advertising with us, and the other half is from growth in the average rate per property. As we continue to ramp up our new price program in the fourth quarter and beyond, and considering the latest multifamily market trends that Andy discussed, we expect the year-over-year revenue growth rate for multifamily to be in the mid-single digits in the fourth quarter of 2021. Now, for comparison purpose to our sector guidance at the end of the second quarter, the old Commercial Property and Land group of marketplaces delivered 53% year-over-year revenue growth in the third quarter, with all the businesses in this sector performing at or ahead of our expectations.
Our LoopNet marketplace revenue sector includes the LoopNet marketplace as well as the international commercial property marketplaces. These are Belbex in Spain, Realla in the U.K., and now BureauxLocaux in France. The addition of BureauxLocaux into our financial results does not have a material impact on the quarter on the LoopNet marketplace sector. The LoopNet revenue increased 17% in the third quarter, marking the 12th straight quarter of double-digit revenue growth. Signature ads, which grew 50%+ year- over- year, are up both in volume by 20% and revenue per property by 30%. Once again, the CoStar LoopNet sales team knocked it out of the park for the quarter. They sold over 90% of their output coming from CoStar, and less than 10% went to LoopNet.
Now, this is great news overall, of course, and even with this trend heavily weighted to CoStar sales, more so than last quarter, we still expect LoopNet revenue growth of 14% in the fourth quarter and 16% growth for the full year of 2021. Revenue from residential business was $25 million in the third quarter, with Homesnap providing the vast majority of the revenue as we wind down the legacy Homes.com products. Homesnap pro forma revenue growth was nearly 40% for the third quarter of 2021. We expect residential revenue of $20 million in the fourth quarter, with Homesnap revenue growth exceeding 50%, which is higher than our previous forecast. The new direct sales force in Homesnap is delivering great momentum during what is typically expected to be a slower time of the year.
We're successfully winding down Homes.com legacy revenue ahead of schedule and don't expect a material contribution from these products in the fourth quarter of this year. Because of this faster elimination of the Homes.com legacy revenue, fourth quarter 2021 revenue for residential in total is slightly lower than what was included in our prior forecast. For the full year 2021, continuing revenue in our residential business is expected to be a little over $60 million, which excludes the discontinued Homes.com revenue. Revenue for Other Marketplaces, our newest member of the revenue reporting family, includes Ten-X along with our lands and businesses for sale marketplaces. Approximately half of the revenue in the second half of 2021 in Other Marketplaces is from Ten-X.
Because Ten-X revenue is transactional and recognized when the closings occur for properties that are sold through the platform, Other Marketplaces revenue doesn't behave in that same friendly linear fashion as our businesses that are fully subscription-based. In other words, we expect a few more ups and downs between quarters depending on the property sale timing. Other Marketplaces' third quarter 2021 revenue grew 21%, with all businesses delivering double-digit growth. There is uncertainty in the timing of when some assets will close in the fourth quarter for Ten-X, which caused a modest reduction in our fourth quarter revenue outlook. Lands and businesses for sale marketplaces are expected to deliver strong double-digit growth in the fourth quarter. Total revenue is expected in the $32 million-$33 million range for Other Marketplaces in the fourth quarter of 2021.
Our gross margin came in at 81% in the third quarter, consistent with the prior two quarters and a trend we expect to continue through the end of the year. Net income was $64 million in the third quarter of 2021, and our effective tax rate was 23%, which was in line with the expectations we provided in our last call. Adjusted EBITDA was $144 million in the third quarter, up 8% from prior year and $9 million above the high end of our guidance range. The favorability is a combination of slower ramp-ups in hiring and slightly lower marketing costs in the quarter. Adjusted EBITDA margin was 29%, 200 basis points above our third quarter forecast.
Cash and investments approximated $3.8 billion at the end of the third quarter, an increase of $87 million from the end of the second quarter of 2021. Looking at some of our performance metrics, our sales force approximated 850 at the end of the third quarter of 2021, which is a slight increase from the third quarter in the prior year and down around 55 people from the second quarter of 2021. The sequential reduction in sales headcount is primarily the result of the integration of Homes.com and the reduction of the sales force that was not repurposed to sell Homesnap and multifamily. LoopNet and Ten-X sellers increased while multifamily sellers decreased modestly during the quarter.
Contract renewal rates were 92% for the third quarter, in line with the second quarter and a 300 basis point increase versus the third quarter last year. Renewal rates for customers who've been subscribers for 5 years or longer was 97%, consistent with the second quarter of this year and 250 basis points above the third quarter of last year.
Subscription revenue on annual contracts accounted for 76% of overall revenue, a 1% decrease from the previous quarter because of the Homes.com acquisition. I'll now talk through our outlook for the full year and fourth quarter of 2021. Full year revenue for the year is now expected in a range of $1.935 billion-$1.940 billion for 2021, which represents a narrowing of our guidance range, along with approximately an $8 million reduction at the midpoint. This reduction reflects the more cautious approach to our forecasting to the Ten-X property sale timing, the net impact of CoStar strength against lower multifamily revenue growth, and the accelerated elimination of Homes.com revenue in the fourth quarter.
This full year range implies a fourth quarter revenue range of $498 million-$503 million, representing revenue growth of 13% year-over-year at the midpoint of the range. We are increasing our adjusted EBITDA outlook for the full year by approximately $8 million at the midpoint of the range. We now expect adjusted EBITDA to range from $615 million-$620 million, which incorporates the outperformance in the third quarter, along with continued cost favorability in the fourth quarter of this year. Fourth quarter adjusted EBITDA is expected in the range of $161 million-$166 million for an adjusted EBITDA margin of around 32%. That about wraps it up for me today.
I will now turn the call back over to Bill and our friendly moderator to open up the line for questions.
Thank you, Scott. Sadie, would you please give instructions and assemble the roster for the Q&A portion of the call? Analysts, please limit yourself to one really good question. Thank you.
Thank you. Participants, as a reminder, to ask a question, you will need to press star one on your telephone. To withdraw your question, press the pound key. Please stand by while we compile the Q&A roster. For our first question, we have Pete Christiansen from Citi. Pete, your line is open.
Good evening. Thanks for the question and thanks guys for the added transparency disclosures on the revenue side. Really appreciate. I think I have to ask this question. I know we're in just the end of October here, but Andy, I guess as you look forward to 2022, just wondering if you had a sense on spending as you think about ramping up the residential effort, any sense of how that will play and whether there's any connection there with some of the revenue weakness that we're seeing in the apartment side. Do you have the opportunity to pivot more spending dollars from apartments over to residential? Thank you.
Yeah. At this point, what we're focused on with residential is growing our selling and operation of Homesnap. Homesnap, we're having great success there, as you can see from these numbers. You know, good, strong SaaS revenue, subscription revenue to the concierge product. You know, we're accelerating that growth rate dramatically. We believe there is additional room to accelerate that growth rate of Homesnap. The Homesnap Pro product doesn't have a sales force right now. That product reminds me an awful lot of what LoopNet looked like over the last 10-15 years, when it was being sold at a, you know, a $50 a month subscription level.
I think it would be healthy for us to be growing the community of residential agents that regularly connect and log into Homesnap and turn to us as an important marketing tool for them and information tool for them. That's our primary focus, and that does not involve large scale consumer marketing initiatives. That's really about salespeople and software. Secondarily, what we're focused on doing is dialing in exactly the right formula for Homes.com and the right relationship between the professional community at Homesnap and the consumer, the buyers who are gonna be on Homes.com and making sure that we're designing the right tools there for them.
Until we have finished that software, finished those designs, fully fleshed out where these two products are going, which we're working very hard on right now, it's premature to be looking at dramatic spending initiatives beyond adding salespeople to Homes.com and a little bit of software initiatives and the like. It's still open. Now, could we dial back some of the spending on Apartments.com when so many apartment communities are full? Probably, and we've already had those discussions. Not huge, not something that is necessary to free up some initiative over on the residential side.
For our next question, we have Jackson Ader from JPMorgan. Jackson, your line's open.
Oh, great. Thanks, guys. I'm on for Sterling Auty tonight. The question really is about timing of two things. Expectations on maybe the timing for the Multifamily business to begin to rebound. Andy, when you mentioned the potential windfall for Ten-X with some of the, you know, the distressed assets maybe coming onto the market, any expectation on when or if that timing might come to fruition? Thank you.
Sure. You know, there are two primary factors, you know, with Apartments.com, I think I've mentioned. One is this unusual volatility, this spike in occupancy levels that's unprecedented. I am sort of predicting something that hasn't happened before. I believe it begins to reconcile in the next two quarters. You know, it could be one to four quarters. I do not believe that sophisticated operators of apartment communities are gonna leave their occupancy levels so high and miss an opportunity to churn rents, as well as you're just naturally gonna have so much musical chairs and churn going on because of these pricing changes and work from home changes. I think it'll break pretty quickly.
The second major factor is the fact that we are delivering significantly more economic value to our customers than we've ever delivered before. I believe there is an opportunity to recognize that. We've trialed some of that in September, and we'll continue to ramp that up into the fourth quarter and first quarter and the second quarter. I think, you know, you're not looking for any dramatic changes in the fourth quarter this year, but I think you'll move into a strong 2022. I wanna stress that the product itself is as strong as it's ever been, and we've actually been a part of probably helping the industry to achieve the highest rents they've ever achieved. I wish we had options on rental levels, but we don't.
I guess the second question was when would we expect to see Ten-X benefit from distress levels in office? Well, it's not something we can predict the exact date of something like that. It's just my sense is as I walk through all these office buildings and I don't see a human being that there's a potential problem there. At some point, you know, rational CFOs will begin to right size some of these properties. I do believe that work from home is not an effective long-term solution, so I think that'll mitigate to some degree.
In the market, I'm seeing all kinds of examples of businesses running into trouble because they're not operating at the same productivity levels from the work from home model. I think that, you know, I think it could be a 2022 thing. I can't believe there won't be some distress somewhere, especially, you know, sort of second-generation office buildings may have a tougher time. Ten-X is really good at selling, finding the biggest audience possible to find that buyer for some real oddball stuff and some, you know, and some high-quality stuff. I would think 2022, but I'd be surprised if there's not some sort of something coming there. This sort of effective 70% vacancy rate is potentially a tailwind behind LoopNet and Ten-X.
For our next question, we have David Chu from Bank of America. David, your line is open.
Hi. Thank you. Should 4Q then be the trough in Multifamily revenue given that you get some pricing benefits and then occupancy rates can't really go higher? Does that make sense?
That likely makes sense. Yeah, it'd be really odd if rates went higher.
Yeah.
That would be.
Not much room left.
That'd be strife.
Okay.
I think that's a fair assessment.
For our next question, we have George Tong from Goldman Sachs. George, your line is open.
Hi. Thanks. Good afternoon. Apartment vacancy rates have reached, you know, the lowest level in recent history, and you mentioned that should normalize in a few quarters as yield management systems push rents up. What's the likelihood that this could be the new norm over the medium term as the economic recovery continues to take hold? And how receptive have customers been to some of your pricing and lead management initiatives to try to compensate and address the prevailing dynamics?
I think that I do not believe it's the new norm to have 99% leased communities. I do not believe. It's sort of like unemployment. Like, if you get to 1% unemployment, you have a very unhealthy economic situation. If you get to less than X number of days of supply of housing, you get to a frozen market. I believe that it remains in owners' interest to have enough vacancy that they're sort of testing, they've had churn in there, and that they're testing the upper limits of their pricing. You know, it's for these folks, you know, with fixed mortgages, moving these rents up is extremely attractive. Their NOI goes up at a much higher rate than their rental rate does.
You know, you move 10% up on your rental rate, you might be moving up 40% on your NOI in a cap rate of 3.5%. You know, these folks are motivated to push rents. They may push rents and sell the asset, right? I don't think it's a new normal. Secondarily, the reception we've received to the pricing changes has been very positive. Again, I met for a couple of hours recently with some of the senior sales leadership on the apartment side and asked, you know, "Had anybody canceled?" The answer I get back, you know, without doing a deep dive audit, was no. That secondarily overall people were fine with it.
Now remember, these people that we're pushing these pricing increases to, you know, it's not that we are increasing their price, we are reducing the rate at which we reduce their cost per lead at a time in which they're getting tremendous value from these more and more efficient lower cost leads. You know, I think it's possible that we're giving some of these communities leases for as low as $30 a lease when they have historically paid potentially $300-$700 per lease. You know, I think it's a fairly straightforward conversation. We're delivering value and I think folks want us to continue delivering that kind of value. It's something people are responding to.
Now, I'd be disappointed if some owner or property manager somewhere didn't bring out their procurement officer and try to beat us up. You know, I expect that to happen, but no cancellation so far is pretty good.
Very helpful. Thank you.
For our next question, we have Ryan Tomasello from KBW. Ryan, your line's open.
Good evening. Thanks for taking the question. It's clear that apartments will continue to be a bit of a drag on growth heading into next year depending on how these unprecedented occupancy levels evolve. I wanted to give you an opportunity, Andy, to walk through some of the bright spot tailwinds for the business in 2022 and where you think there's room for growth acceleration. For example, at LoopNet where the sales force is ramping, residential where you're making investments, and also CoStar Suite with these new product enhancements and the upsell offer. I guess, you know, without tipping your hand on guidance, how are you thinking about the organic growth power for the business progressing through 2022 and even beyond, you know, if you're willing to get out that crystal ball?
Sure. First of all, like, you know, bright spots in just the Multifamily and Apartments.com, it's important to keep looking at those penetration rates overall. There's two factors. You know, what your revenue is per unit with your existing customers, and then also your ability to add new customers. We still remain at very low penetration rates. We are proving our ability to sell not only at the 120- and 150-unit communities, but we're proving our ability to sell successfully at the 75-unit community, the 50-unit community, 30-unit community, 10-unit community, four-unit community. It's all greenfield for Apartments.com. We have. You know, we can double, triple, quadruple, grow tenfold the number of communities participating with us through time.
That's an important growth driver that remains there in 2022, and it's something we remain very focused on. The other thing is that these pricing initiatives and right sizing also, I believe, may well generate some good momentum moving into the middle of 2022 for Apartments.com. LoopNet is, as I said, doing really well. You see in the traffic numbers. I really do believe that digital marketing is the new norm in commercial real estate, and I believe we have an extraordinary opportunity there because of our incredible share of traffic and eyeballs in that industry.
I think there are a lot of folks in commercial real estate who are still operating on 1985 marketing paradigms, largely based on print or digital substitutes of print. I think that, you know, there's gonna be more and more awareness and awakening there. I am thrilled with what's happening in Homesnap. Everyone was looking for us to go out and spend $1 trillion on marketing and do, you know, sort of exactly what REA Group is doing or what Rightmove is doing. You know, we will develop in pace something like that. You know, we have a great product there in Homesnap that residential agents like, and it hasn't been widely marketed or sold to that community, and we're pretty good at doing that.
I think there's a lot of revenue that can be built there, and it's great revenue because it's strategic revenue that builds the base platform that's unique to us to be able to also be a leading player in the consumer marketplaces. CoStar, you heard our discussion of all these new sort of initiatives beyond the upsell process, but just the lender, STR, that sort of progression of new features. You know, I am blown away by how well our salespeople are doing on that side. Just the individual productivity rates I'm seeing are unprecedented.
The whole reason we're doing this upsell initiative, the whole reason we've been launching this successful upsell initiative is to prep the field for the next revenue growth initiative, which is unlocking the value with our gradual expansion to Europe, continued expansion to Canada, and the fact that the vast majority of investing of institutional-grade assets crosses borders. We wanna be able to provide solutions there and then actually drive revenue for our shareholders there as well. So no shortage of stuff going on. You know, across all these businesses we've got, we are gonna get some market anomalies, some odd things happening here and there, a black swan event here or there, but a lot of tailwinds overall.
Thank you, Marc Swartz and Dru Davidson, for just killing it in your sales team there in CoStar.
For our next question, we have John Campbell from Stephens Inc. John, your line's open.
Hey, guys. Good afternoon.
Good afternoon.
On the REBNY partnership and Citysnap, I mean, obviously StreetEasy has kind of dominated that NYC market in recent years. You know, we've heard a lot of pushback on the kind of daily listing fees. I think they started with a freemium model, but the pricing's gone from, I think it was $1.50 to, like, $6 per day, and that's happened in a handful of years. But Andy, I think you said this is gonna be free to list, so I'm just curious about Citysnap's kind of approach to pricing or are we basically thinking about this more of like a strategic move for you guys, maybe something you can build off in the future?
Sure. So remember, Citysnap is Homesnap. There are over 1 million agents, and those agents, when they start using Citysnap, when the MLS buys it for them, it might be free, you know, it may not be. When they subscribe to the enhanced functionality of the product, they may begin spending $50 a month with us, similar to what we used to get for LoopNet. If they start using us for concierge marketing services, they might spend $500 bucks a month with us, $600 bucks a month with us. When you start thinking about 1 million agents, spending $500, $600 bucks a month, you start to get to an interesting number, right? Because that's not a year, that's a month, $500 bucks a month.
We're selling a lot of that right now, and that's going well. We don't really have to do anything like what StreetEasy is doing, which is so unpopular, in order to be financially successful. Yes, I'm aware that, like, folks are pretty annoyed at StreetEasy and the fact that, you know, the prices are going up so rapidly, it's all pay to list. Some of the functionality where they're using other people's listings to try to get brokers fees for agent fees for other people. Like, we have to pay to not have a different agent's name on your listing.
Mm-hmm
It's kind of blackmail. Blackmail is too strong a word for it, but it's Zillow Mail or something. I don't know. It's a little offensive to the industry, which is why you're seeing stuff like such an unprecedented thing that's never happened before. There's never been an MLS before in New York City. This is the first time the agents have all gotten together and actually created something together and, you know, we're honored to have the chance to try to serve that. Initially, the fees are on Homesnap Pro+, which is sort of Citysnap Pro Plus, and the concierge marketing products. Then ultimately, over time, it will be marketing revenue very similar to what we do with apartments.com, LoopNet or REA Group.
These are marketing solutions that allow almost all the brokers to participate, not just a small selection of them. It's something we do that allows them to participate in a way in which they feel that we're their ally, not their disintermediation enemy. You know, there's a whole bunch of ways we can do this. Now, we don't minimize the challenge of building an audience and we obviously have experience in building audiences and, you know, we like taking on these challenges. I'm not sure if I answered your question, but that was that.
No, I'm good.
For our next question, we have Andrew Jeffrey from Truist Securities. Andrew, your line's open.
Thank you. Appreciate it. Good afternoon, guys. Andy, I just wanna understand the dynamic in multifamily pricing. I appreciate the fact that you're lowering apartment owners' and managers' costs to generate leads, and that's the key. Can we think about perhaps because of the value proposition, a period at some point in the next 12 or 18 months as vacancies normalize, where we see demand increase on top of the pricing increases you've put in place? I mean, in other words, I wouldn't expect prices to revert, right? You could get some leverage coming out of this, timing uncertain.
Oh, absolutely. The value proposition we've delivered is really incredible. When we bought Apartments.com, like five, six years ago, they were generating, I believe, sub 20 leads per property per month, maybe 10 to 15. We're now generating 175 leads per month. The pricing hasn't moved anything like that. You know, re-rationalizing that pricing to effectively slow the rate at which we bring the cost per lead down is separate from what's going on in these super high occupancy levels. We might see revenue growth associated with you know, more rational pricing of lead delivery, recognizing that some communities pull many more leads, some communities need less.
We may see pricing revenue acceleration from that, and then you may see a return to people needing to move up our tier levels to drive more listings, as they see vacancies, as people move back and forth and play musical chairs in rentals, you know, with all this work from home stuff. As well as, you know, potential changes in the economy, and then also changes that can get higher rent growth. If our clients pull another 10% rent increase, you know, they may see occupancy levels fall, still at high levels, but our leads will become worth 10% more than they were before. Again, from an NOI perspective, our leads become worth, you know, 30, 40% more, right?
I think you're right, it could be a double whammy. Mr. Wheeler here has to play the role of Eeyore, and he's got to see it before he's ever gonna talk about it. Well, there are some positives, like what you mentioned, the, you know, the renewal pricing increases in your comments. You know, we're selling new ads under our new pricing structures that are, you know, being sold for 15%-20%, you know, prices higher than we were selling them for in July. You know, we're getting hundreds of properties that are coming in paying those prices. To your point, Andrew, you know, we've typically seen 10% volume growth over the years, and we have plenty of room to penetrate with volume growth.
If you add a nice volume growth kicker on top of a 15%, you know, new price card, that's interesting, coming from Eeyore. Right. The new Eeyore. Better than the last Eeyore. Not that there's anything wrong with the last Eeyore, but yeah.
For our next question, we have Mario Cortellacci from Jefferies. Mario, your line is open.
Hi, guys. Thank you for the time.
Oh, absolutely.
Just given all the dry powder that you guys are still holding, I'm just wondering how we should think about the potential timing and maybe even sizing of deals over the next 12 months. Or, maybe even asked a different way, if your current pipeline. Or what's in your current pipeline, could you just give us a sense for how many deals you think you can close that are maybe more tuck-in in nature? And are there any chunkier deals out there that maybe we're not seeing in the private market?
Sure. I appreciate the question, Mario, but as you know, we're not gonna tell you anything that really identifies anything. I can tell you anecdotally, 15 minutes before this call, I picked up the phone and called Martin Johnson, our head of M&A, and updated him on four or five thoughts we had of relatively small companies but could be nice tuck-ins that are strategic. There's always a big pipeline of strategic things. There's some that are a little bit bigger. There's some I think that will get a, you know, that I think is pretty straightforward and positive that we're working on, that, you know, has nuances that are challenging but could be interesting.
We just turned down a pretty significant deal because after due diligence, we felt it was ultimately not the right value and had too much hair on it. I think it's more of a right now, what we're looking at is more deals that sort of enhance the sort of general initiatives you're well aware of. We're not looking at anything right now that really jumps us out of the things you're familiar with, the general strategic themes that our investors are well aware of. There are a lot of things that can help us strengthen what we're already doing.
For the next question, we have Jeffrey Meuler from Robert W. Baird. Jeffrey, your line's open.
Yeah. Thank you. For Apartments.com, can you give us some perspective on how the business is performing in any metro areas that are closer to the median for vacancy rates? I'm talking relative to the historical median or within one standard deviation or something to the extent to which they're out there. Then historically, how sensitive has the business been to new apartment construction? I recognize that there's a interplay with occupancy rates, but just in terms of the need to advertise to lease up the new builds, and any update on those trends or sensitivity. Thanks.
Sure. Just keep in mind one thing as you consider what's going on here. If you ever think about the unemployment, the new job creation numbers, you might...
People might be expecting 208,000 new jobs this month. People forget that is 505 million jobs lost and 5.2 million jobs gained. It's the 200,000 is. That's the same thing here. You might have a relatively small movement in people downgrading, which causes this softness in the apartment sales because they're so occupied. The under construction side of the business is solid and cranking, and we are at a near all-time high of supply. Those communities always, I mean, most typically look to Apartments.com to fill up their communities when they hit the market fully vacant.
That business is as good as it's ever been, and it doesn't take a Nobel laureate economist to know that with rents climbing 12% and cap rates going down to three-point-whatever%, that you're gonna see more supply, especially in apartments as an inflation hedge. You know, I think you're gonna see a lot of activity in land, and I think you're gonna see a lot of activity with people bringing apartments to market as quickly as they possibly can. I think that business is going great. In terms of, you know, anecdotally, one market versus another, you know, these different markets are gyrating, doing these spikes in occupancy at slightly different patterns.
The beginning, you know, early stage of pandemic, you saw spikes in, say, like, secondary, tertiary cities like Richmond or San Diego, and you saw vacancies rise in markets like New York. Then you see New York shoot up in vacancies, occupancy levels down in vacancies. They're all moving around, you know, with pretty good volatility. You know, we aren't really identifying clear-cut different trends from one market to another. Just generally, the overall theme is demand for apartments right now is at an unprecedented high. The supply is high too, but demand is super high, and it's across the country.
For our next question, we have Stephen Sheldon from William Blair. Stephen, your line's open.
Hi. Thanks for fitting me in here. On the international data opportunity, how important are these commercial marketplaces, you know, Realla, Belbex, now the recent one in France, to your overall data-gathering capabilities in these markets to pull back into the global CoStar data platform? Then how are you thinking about continuing to expand commercial marketplaces in other countries and, I guess, into regions too, like APAC? Could you do that with existing assets, or will you likely continue to do smaller acquisitions like BureauxLocaux?
We would, as we've been for many, many years, always be open to looking at good, strong players who are part of the data clearing house for the market. These are, you know, sort of good, great raw material companies to help build a larger platform with. Deals like BureauxLocaux, we would keep looking for those. They are out there, you know, around the world, so we keep track of them. Now in terms of how important are these sites, they're very valuable. I mean, we can go into a market without them. Like, you can see us creating a marketplace in Spain successfully.
We like to accelerate that growth, and marketplaces generate a lot of high-quality data. Users actually electronically submit a lot of that data. It is, you know, well within our wheelhouse when we pick up like a BureauxLocaux in Paris. We can. I think we have a good skill set in growing their traffic, coming up with more pricing, more value propositions for their advertisers, more pricing opportunities for revenue driving for us. We usually have the ability to improve their imagery, some of their marketing strategies for their clients.
We can take the data coming off of BureauxLocaux, and we have already identified, you know, maybe eight or nine other sources of data that we connect in with that data and build a very robust information tool for the professional community, for the investing community. The marketplace is just something special that gives you unique data, and, you know, the more people shopping on that marketplace, the more people wanna give you data, the more people give you data, the more people wanna shop on that marketplace, and that virtuous circle feeds our information platforms. I also...
Remember, one of the things we're doing here is we believe that just like the phenomenon we experienced in the United States when you're selling data in a couple of cities in the United States, your data is valuable but not wildly valuable. Once you're selling a footprint of almost the whole United States, the people that find your data who really operate on a national level, that world grows and your data becomes dramatically more valuable. We're pursuing that same effect in Europe. Right now, we're only, you know, we're providing solutions, you know, in a couple of markets.
We think that once we're providing solutions across the major economies, which we're really working, making good progress on right now with Germany, France, the United Kingdom, Spain, and others, that your value proposition will grow and you'll see more profitability in Europe, more revenue growth in Europe, and then globally. We also think, you know, we are focused on bringing LoopNet internationally. We believe that, you know, it's a really good product. The way it presents the properties is appealing and has international appeal. We're, you know, I just came back from two days in Paris discussing in excruciating detail how the models change slightly in various markets and how you have disconnected listings from properties, et cetera, et cetera. We can incorporate that into LoopNet.
I think that LoopNet starts off with a significant advantage, and then I think Google takes a whole bunch of positive signals from LoopNet. I can see that in some markets. We barely have any properties in a market outside the United States, and LoopNet performs exceptionally well just because it's so successful in the United States. We're very interested in having both the local marketplaces like BureauxLocaux, Belbex, Realla, but also have the international market with LoopNet. In particular, given the fact that a lot of the appeal of the international marketing platform like LoopNet is cross-border sales, which are big. You know, people can invest in a triple net easily across a border, and they do.
LoopNet will do really well with the for sale side as it did in the United States as it grew out there. I'm also interested in having Ten-X chase that growth of LoopNet, again because, you know, I believe that a very high percentage of these ultimately successful bidders at Ten-X are actually international audience. Probably more than you were asking for, but a couple thoughts.
Really helpful. Thank you.
For our next question, we have Mayank Tandon from Needham. Your line's open.
Thank you. Good evening. I'll keep it brief, and thank you for fitting me in here. Scott, I was gonna ask you maybe around margins. As you think about the roadmap to 40% by 2023, does the softness on the multifamily, I get it might be temporary, and then maybe some of the timing issues that Andy talked about on the Ten-X impact, does that in any way change your investment programs as you try to get to that target model, or does that remain sort of status quo?
Yeah. I don't think we have really any reason to make major changes in the investment model now. I think margins have performed very well, certainly in apartments this year, as we focus some investments in other places. But they've been running up on top of the strong marketing they've had. Like Andy said, we'll look at the levels of spending there and where they're most effective going forward. I think the margin profiles are strong. The leverage we're getting is strong on growth across you know all the platforms. I think as we'll balance that into the next years, we'll see continued you know funds come available that we can reinvest in the most attractive opportunities and still give you know great margins compared to obviously many others in the market that don't like to deliver margins.
We still think that's an important part of our value proposition. No real change in speed or course there, and appreciate you hanging with us, Mayank, to the last question of the night.
I think with that, we're gonna wind up the call. Thank you for all the good questions. We appreciate you joining us for our third quarter call today. As we move towards the end of 2021, can't believe that we're actually doing that, but here we are. We're working towards two important short-term milestones. One is the goal of reaching $1 billion annualized revenue run rate in our marketplaces by the end of the year. The second is we look forward to crossing the $2 billion revenue run rate for the company overall solidly and cleanly.
We think the strength of our franchise is clear in the amazing traffic growth, lead growth, and high renewal rates we're showing right now and the successes we're showing with so many of our product areas and strong sales growth. We remain focused on growing the core businesses while working to triple our addressable market opportunity through investments in residential and international expansion. We look forward to meeting with you again for our fourth quarter call on February 2022. Hang in there. I know it's a little bit longer than normal quarterly interval, but we'll be there. Until then, stay safe, and thank you very much for participating.
Ladies and gentlemen, this concludes today's conference call. Thank you for participating. You may now disconnect.