Ladies and gentlemen, thank you for standing by, and welcome to the Third Quarter 2018 Earnings Call. At this time, all participants are in a listen only mode. Later, there will be a question and answer session. Instructions will be given at that time. As a reminder, this conference is being recorded.
And I would now like to turn the conference over to your host, Rich Simonelli. Please go ahead, sir.
Thank you, operator.
Welcome to CoStar Group's Q3 2018 conference call. Before I turn the call over to Andy Florence, CoStar's CEO and Founder and Scott Wheeler, our CFO, I'd like to share some interesting and important items that could actually make your day. Certain portions of our discussion today may contain forward looking statements, which involve many risks and uncertainties 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 today in our CoStar Group October 23, 2018, press release on Q3 results and our company outlook and CoStar filings with the SEC, including our most recent annual report on Form 10 ks and our subsequent quarterly reports on 10 Qs under the heading Risk Factors. All forward looking statements are based on information available to CoStar in the date of this call, and we assume no obligation to update these statements whether as a result of new information, future events or otherwise.
Reconciliations are the most directly comparable GAAP measure to all of the non GAAP financial measures discussed on this call, including but not limited to non GAAP net income, EBITDA, adjusted EBITDA and forward looking non GAAP guidance are shown in detail in our press release issued today along with definitions for these terms. And you can also find that press release on our website, located at costar.com. As a reminder, today's conference call is also being broadcast live and in color on the website. So please refer to today's press release on how to access the replay of the call. Remember, one question, make it a good one.
I'll now turn the call over to Andy Florence. Andy?
Rich, on behalf of all of our shareholders, I want to thank you for those inspirational words. Welcome. Thank you for joining us for our Q3 2018 earnings call. We achieved another excellent quarter of solid revenue growth, exceptional margin expansion and continued strong net bookings. Revenue for the Q3 2018 was $306,000,000 an increase of 23% compared to revenue of $248,000,000 for the Q3 of 2017.
I'm excited to report that we flew past our first $300,000,000 quarter. Our annual revenue run rate now exceeds 1,200,000,000 dollars We had strong CoStar Suite revenue growth of 19% in the Q3 of 2018 compared to the same period last year. Some of that growth is attributed to converting LoopNet premium searchers and heavy searchers to CoStar Suite. To date, we have worked through approximately a quarter of the initial 100,000 leads we identified and have seen approximately 11,200 conversions. We have now reached $64,000,000 in annualized revenue from this conversion list.
Earlier this quarter, we identified an additional 30,000 commercial real estate professional leads from LoopNet that were previously not on our active lead lists. As we have seen time and again since the LoopNet acquisition closed in 2012, LoopNet is a great source for identifying and refilling our lead list of commercial professionals that we can sell CoStar Suite to. I still believe that over time, we can generate 100 of 1,000,000 of incremental annual subscription revenue by upselling LoopNet users to CoStar Suite. Apartments.com grew 45% year over year in Q3 of 2018 as we continue to expand our leadership position in this space. Our multifamily annual revenue run rate is now $420,000,000 and we expect to continue to achieve solid organic revenue growth in the 4th quarter and through all of 2019.
I should clarify, I mean, the Q4 of 2018. Our profitability continued to expand in the Q3 of 2018. Net income increased 72% year over year in the Q3 to $59,000,000 We generated our best EBITDA quarter in our history as EBITDA jumped 42% sequentially in the Q3 of 2018 versus the Q2 of this year. Our adjusted EBITDA was 100 and $10,000,000 in the quarter, up 29% over the prior quarter, reaching a 36% adjusted EBITDA margin, so close to 40%. We are confidently on our way to surpassing our surpassing our goal of 40% adjusted EBITDA margin in the Q4 of 2018.
Unless you do not know, about 4 years ago, we set a long range goal of research reaching a $250,000,000 revenue quarter by the Q4 of this year and adjusted EBITDA margin of 40%. Clearly, with a $306,000,000 quarter this quarter, we are on track to smash through the revenue goal. And with a strong margin expansion, we're showing we're clearly on track to beat our profitability goals. Should we beat our 4th quarter financial target as we fully expect to, we plan to set brand new equally spectacular inspiring next gen long range revenue and margin targets designed to delight our investors. Company wide net new bookings were $40,000,000 in the Q3 of 2018, an increase of 16 percent year over year over the $34,000,000 we generated in the Q3 of 2017.
While net new bookings are up 16%, the number understates the true sales productivity achieved in the quarter. During the quarter and for most of the year, our Apartments.com sales force, which is about half our sales force, spent most of their time, vast majority of their time transitioning over 7,100 new ForRent customers through barbers.comnetwork. The large amount of revenue we added when we acquired ForRent never appeared in our net new sales numbers, but the previously communicated and expected reduction of duplicative spend between the two sites was counted as negative net new sales in this quarter's bookings numbers. So while we're adding a lot of great revenue and picking up the humongous strategic advantage this year, the results show up as somewhat misleading slower bookings. We finished the majority of the conversion work.
So going forward, we expect the sales booking numbers will reflect to true productivity. There's been a significant accomplishment in the CoStar sales organization this year. Historically, our field sales force sold CoStar predominantly and a combination of an inside sales team and a separate field sales team sold LoopNet ads. The clients really expressed dissatisfaction with so many different points of contact. There's no good reason for doing it this way.
It's just how the go to market strategy evolved historically from the merger with LoopNet. It was a huge learning and behavior shift for the traditionally info sales force, but it's worked out spectacularly. In total, gross LoopNet sales bookings contribution from the CoStar sales force was up 2.8 $1,000,000 for Q3, that's year over year. This is up 2 16% I'm sorry, 2 61% year over year. On a per rep basis, gross LoopNet sales bookings contribution from the CoStar sales force was 39,000 for Q3.
This is up 2 49% year over year. So they are learning some new things, focusing on customer service, selling LoopNet, but still yielding good productivity and we are aligning the sales force where we want it to be long term. We announced earlier this month that we had acquired Reala Limited, the UK's largest public portal specializing commercial properties, got the largest collection of publicly available property listings in the United Kingdom. Combining Riala with the CoStar information solution is expected to offer the best of tools for marketing properties, valuations and facilitating transactions. Reala's business value focuses on providing brokers a broad range of channels to market their listings.
Using Real, a broker can create a microsite, generate a PDF, do a blast e mail distribution, syndicate their listings on various sites, report leasing progress to owners and market to millions of potential lessees or buyers on reala.com. We are very impressed with these tools and Reala's strategy for very cost efficiently gathering and managing large volumes of listings. We intend to incorporate a significant amount of Riala's technology into CoStar across Europe and North America. Overall, our Apartments dotcom numbers are extremely impressive and getting better. In the Q3 of 2018, we generated our best traffic quarter ever with the most unique visitors and leads in a quarter.
Our leads, which have proven to be the highest quality leads in the industry, are up 50% year over year, which translates into more leases and a better return on investment for our advertisers on the Apartments dotcom network. According to Comscore, the average monthly unique visitors year to date are up over 37% for the Apartments.com network. This excludes the Move network from both periods. During that same time period, RentPath's average monthly unique visitors are actually down. Let me repeat, their unique visitors are actually down and then one can assume so is the return on investment for their advertisers.
As a standalone site, apartments dotcom had more unique visitors than Zillow Rentals in August September of 2018. Even more impressive, apartments.comnetwork year to date visits sit at 404,000,000 according to Comscore, up 105,000,000 from 2017, again excluding Move Network during both time periods. We have increased the Apartments.comnetworkvisitsgap over RentPath by almost an additional $100,000,000 to a gap of 239,000,000 visits for the 1st 3 quarters of 2018. On October 5, Moody's Investors Service downgraded our primary competitor RentPath. They took the rating to CAA 1 and it's probably a default rating to CAA 1 PD.
Moody's also downgraded the company's senior secured first line credit facilities to B3 from B2. The 2nd lien term loan was downgraded to CAA3 from CAA2. They revised the outlook for RentPath from stable to negative. Louise said that the downgrade reflected challenging competitive dynamics in the apartment rental market and a material increase in marketing spend required to compete against a larger and better capitalized competitor. I assume and hope Moody's is referring to Apartments.com there.
They also stated they expected the December 17, 2019 maturity of $15,000,000 in the undrawn revolving credit availability will further pressure the company's financial position if competition remains challenging. In contrast, Apartments.com has exciting and robust plans for next year and beyond. The outlook for Apartments.com is positive and moving to very positive. The project contribution from Apartments.com continues to gain strength. Incremental direct profit from our apartment business in the 3rd quarter is up 60% year over year.
We expect total profit contribution from the apartments business to be up approximately 100% year over year. This is double the expected year over year revenue increase of 40% to 45%. Listing detail views are up 32% year over year and each listing is being viewed 69% more times year over year. With LoopNet, our primary priority remains building higher impact power add opportunities for clients who have very valuable properties and want to drive more leads or create a stronger brand presence than our basic ads offer. The new power ad placards that drive increased exposure went live in Q3, with significant power ad updates ahead in Q4.
Typically, these ads are sold to the owners of the properties who have a much greater stake in economics and are willing to pay a higher price. We have introduced new market based pricing that correlates pricing to the value of the real estate in a given market and to some extent also the demand for the ad space. You might find a vacancy in Manhattan with a total lease value as high as $500,000,000 Yet in Toledo, the largest vacancy might be worth $1,100,000 of that. Accordingly, a top ad in New York might sell for $6,500 a month, while an ad in Toledo might price out at $4.50 a month. Sort of common sense, but we think it will help us optimize revenue.
This fall, we plan to roll out market based pricing as well on premium lister, our basic advertising placement. Some markets are oversold or saturated, and we want to actively manage our inventory. In fact, in Southern Florida, 82% of all office properties from small to large now advertise. The price per paid listing on LoopNet increased to $46 in Q3 of 2018 versus $31 in Q3 of last year, a 48% increase year over year. This has been a result of our proactive price management on LoopNet.
CoStar Real Estate Manager continues to be a tour de force, growing revenue 141% in the Q3 of 2018 compared to the Q3 of last year. Is that number actually correct, Scott? Because it seems really high. No, it's big. Okay, good.
Correct. With the continued strong growth and huge potential of Real Estate Manager, the President of Real Estate Manager, Andy Thomas, now reports directly to me. We believe that there are a number of very interesting opportunities to accelerate the momentum of Real Estate Manager and expand the scope of this very impactful and successful business. In August 2018, we completed the closing of our research centers in Glasgow, Scotland and Columbia, Maryland. Our centers in London, Richmond, Washington and San Diego have absorbed the workload and the transition has been very smooth.
We continue to see more and more brokers and owners entering quality data directly into CoStar Self-service Listing Manager. During the quarter, approximately 36% of the millions of updates made were made directly by the broker or owner listing the property. We estimate this represents more than 100 researchers' worth of work saved. This trend has the potential to materially reduce the amount of labor we need to invest in order to keep our databases current. In July, Listing Manager was also released in the UK.
Today, most of our revenue from commercial real estate is most of our revenue is from commercial real estate investors, operators and lenders. Our single largest client is now an owner and used to be a large brokerage firm. A number of our top 10 clients are now investors or owner operators. These clients need accurate and timely data with powerful models to help them understand market opportunities and risks. We are completing an important cultural shift at Codastar, improving our approach to best serving this massive opportunity.
Historically, the large component of our analytics solutions were consulting based. We would meet 1 on 1 with large investors or lenders and one off provide them with analytics. This process engaged costly personnel, could not be scaled in any way and was not a material contributor to margin and never would be. We have completely restructured and clarified the leadership and mission of our analytics team. Jay Spivey, who has been in leadership with us for 25 years, now leads all of our analytic solutions.
We have a clear mission now to devote our best talent to building leverageable digital analytics solutions that serve tens thousands of clients or millions of clients rather than just a few. My hope is to see an exponentially growing suite of analytics solutions providing insights into risk, CMBS, REITs, portfolios, underwriting valuation, peering geospatial trends, benchmarking, capital markets and more. We just held a 3 day analytics leadership summit at our Richmond Research headquarters. About 50 of our best and brightest gathered to plan our potential product roadmap to best serve the industry through innovation. We were focused on solutions that can be delivered during calendar year 2020 or before.
Appropriately, we called the session Vision Vision 2020. Participants led 30 presentations focusing on key opportunities for CoStar. I think it would be helpful to share with you some of the wrap up survey quotes from the SurveyMonkey that our participants did. One said, a lot of confidence that this team of people can make some amazing advancements between now and 2020. Another, excitement appreciation for a talented team, understanding of growth opportunities, path to grow in revenue from $1,000,000,000 to $5,000,000,000 plus.
Another the motivation to create and build these products is a full 360 cycle, I. E. Owner portfolio, lender analytics, investment transaction platform, property valuation. There is so much opportunity. A sense that I'm not working for a 30 year old company, but a new startup with its best year still in the future.
Complete awe at the talent across CoStar. We have some of the greatest individuals in commercial real estate. Another noted slightly less helpfully, I gained £5 this week. And another more productive comment, excitement, huge potential for CoStar across many areas and markets, impressed by the quality of the team, happy to be part of the team. Another quote, huge appreciation for the amazing talent we have at CoStar.
And another one, enthusiasm, optimism, commitment and energy. Another one, great optimism for the future. We have some amazing talent here. This was an incredible opportunity to share ideas, check how other groups were working on and build relationships with key stakeholders involved in improving the CoStar product. The passion that everyone brought to the meeting was tangible and infectious and it helps reinforce why we're fired away the leader in our field.
And the best quote, Now the real work begins. I want to update you on the commercial real estate economy. First, the good news, CoStar has very limited exposure to trade issues with China. 20 foot equivalent units are not an important factor in our business. The Q3 of 2018 ended with commercial vacancies near all time lows.
Prices and rents are at all time highs and leasing and transaction volume setting new records. The ongoing health of the asset class is the result of a durable national economy that 10 years into the 3rd longest post war expansion continues to reliably add 200,000 jobs per month, despite a 3.7% unemployment rate. A low yielding investment environment, which historically low cap rates offer attractive relative value and restraints, very importantly, restraint on the part of developers. Recent rate hikes by the Fed have yet to dent commercial real estate's relative value proposition, though CoStar's analysts and clients are closely watching interest rate movements and CoStar data shows some pricing weakness in gateway markets. Industrial continues to outperform other property types in terms of rent growth and price appreciation, thanks to national economy and the ongoing shift in consumption patterns towards e commerce.
This disruption in consumption patterns has weakened demand somewhat for traditional retail space and rent growth in retail sectors lag the other property types. However, there's very limited development of new retail space and that's kept retail fundamentals broadly in balance, in fact, really quite healthy. Trends in the multifamily sector have also been positive, thanks to shift in homeownership patterns, the low trend production of housing units in aggregate and strong employment growth. Apartment rent growth remains above inflation and multifamily product remains in high demand with deal volume set to reach a new record this year despite really aggressive pricing. With office vacancies at record lows and rents at record highs, the rate of office absorption has slowed and rent growth has decelerated, particularly in coastal markets.
Investors are growing more cautious and are seeking higher yield deals in secondary markets. Still, capital is plentiful and despite industry increases by the Fed, cap rates have held steady at record lows across all property types. The path of interest rates will likely determine the fate of the cycle. Higher interest rates may erode the relative attractiveness of the asset class, especially for highly priced low cap rate assets in gateway markets. Moreover, tightening by the Fed has always generally well, always herald the end of economic expansions and slower growth or outright recession will reduce demand, particularly for office retail industrial space.
For the multifamily sector, however, rising mortgage rates will keep many would be homebuyers out of the home ownership market and in rental units. CoStar base case forecast calls for minor weakness in rent growth and price growth, but still growth as demand falters and interest rates rise. Bargain Capital's market's cataclysm, however, we do not anticipate severe renter price losses, and we expect commercial real estate to broadly hold its appeal as an alternative asset class. My favorite early warning gauge on market cycles in commercial real estate looks at the thousands of submarkets for the aggregate percentage with increasing vacancy. Above 50% represents a commercial estate recession and concern.
The average value of the last 17 years is 48%. The most recent reading is 41%, and that puts us in the lowest quartile of values in the last 20 years. All major sectors and aggregate numbers are strong with surprisingly good data. In fact, it's probably about the best commercial real estate fundamentals I've seen in my career. So in conclusion, I'm really pleased with our financial and operational results through the 3 quarters of 2018.
I'm excited about getting close to reaching our 4 year goal. Our team is committed to constant innovation and deployment of new technology for the commercial real estate industry. We approach the business by putting the needs of our clients and users first and then work hard to service them by continually enhancing our comprehensive platform. The good news is the most exciting part of the call is about to begin as I turn it over to our CFO, Scott Wheeler. Well, thank you, Henry.
You're welcome. Quite a nice build out. I know I must say talking about the numbers, it just doesn't get any better than this. Yes. I'm just the warm up actually.
Well, it's good to hear that none of the tariffs are affecting our revenue nor our outlooks. I keep watching those TEUs. No trade war here. All right. So another strong revenue growth quarter, improving profitability and continued solid operational execution in the business.
And as Andy said, we're entering the 4th quarter. We're increasingly confident that we'll exceed our 40% adjusted EBITDA goal, which we committed to investors 4 years ago way back in 2014, well before my time. Danny noted, we delivered a solid sales quarter with $40,000,000 in net new bookings, which were up 16% from the Q3 of 2017. All told, we now have 3 of the last 4 quarters in which we've achieved net bookings of $40,000,000 or higher. During both the second and third quarters of this year, a significant amount of our sales force time was expended on converting the ForRent customers to combined Apartments dotcom contracts, which took our sales team's focus away from new sales.
As a result of these conversion efforts, we saw a reduction in net bookings of almost $4,000,000 in the 3rd quarter, which represents net sales erosion upon conversion to the combined contracts. Thankfully, with substantially all our conversion efforts complete, we believe the related drag on net bookings is now behind us. The LoopNet marketplace sales were strong in the quarter, which is a result of our continued efforts to improve the product, to increase our market coverage through the CoStar field sales force and to eliminate historically discounted price levels. As a result, gross sales for the LoopNet marketplace grew 45% in the Q3 of 2018 compared to the Q3 of 2017. Overall, as Andy mentioned, when we look at our bookings and our net sales, it's good to see that we don't see any connection to these numbers with the commercial real estate market, which remains strong.
Switching over to our revenue results. Our growth rate was 23% in the Q3 of 2018 over the Q3 of 2017, coming in at the midpoint of our guidance range. For the year, we expect the consolidated revenue growth to continue at approximately 23%. Looking at revenue by services. CoStar Suite revenue growth was an outstanding 19% in the Q3 of 2018 versus Q3 of 2017, a significant increase from the 14% annual growth rate we reported just a year ago.
In the 4th quarter, we expect the CoStar Suite revenue growth rate to moderate to around 15% year over year we start to lap the accelerated revenue growth period in the Q4 of 2017 from the LoopNet conversions and the Exeligent bankruptcy. Accordingly, we expect the growth rate for full year 2018 for CoStar Suite to be approximately 18%. Revenue growth rates in info services were negative 6% in the Q3 of 2018 as expected. This was due to the shutdown of the LoopNet information services in the Q1 this year. Excluding the Loop information services, our real estate manager and other services in this group grew a stunning 64% in the Q3 over the Q3 of 2017.
With the shutdown of LoopNet Premium Searcher substantially complete and the strong growth in Real Estate Manager, we expect information services revenue in the Q4 to be in line with information service revenue from the Q4 of 2017. In other words, flat. That's an improvement. For the full year 2018, we expect infoservices revenue to decline at a rate of negative 10% to negative 12%, which is a modest improvement from the negative 12% to 15% range we forecast last quarter. Multifamily revenue grew 45% in the Q3 of 2018, including the impact of the ForMarin acquisition.
3rd quarter multifamily revenue of $105,000,000 was essentially unchanged from the revenue of $105,000,000 in the Q2 of 2018 as revenue from the new sales was offset by the planned reduction of certain legacy ForRent services. As Andy mentioned, we made significant progress on both sales and technology integration in the Q3 and now expect to complete this integration by the end of the year. Our expectations for full year growth in multifamily revenue remain in the range of 40% to 45% for the year. Rounding out our services performance, commercial property and land grew 12% year over year in Q3 of 2018, which is consistent with the commercial property and land organic revenue growth rate from the Q2 of this year. We're now more than a year past the acquisition of LandWatch, so the total growth rate and organic growth rate for commercial property and land are now the same.
LoopNet sales remain strong, and we expect organic growth in the commercial property and land sector in the 13% to 15% range for 2018. Turning to profits. Our gross margin came in at 70 6% in the Q3 of 2018, broadly in line with last quarter. Gross margins in the Q4 of 2018 are expected to improve following the closures of our Columbia, Maryland and Glasgow, Scotland research facilities in the Q3. Our outlook also includes some modest savings in facilities and staff costs associated with these closures.
Operating expenses of $163,000,000 for the Q3 of 2018 were below our estimates and down from $186,000,000 in the Q2 of 2018, primarily on lower Q3 marketing spend. Net income for the Q3 of 2018 of $59,000,000 increased an impressive 72% compared to Q3 2017. Our effective tax rate in the quarter is 24%. 3rd quarter adjusted EBITDA was $110,000,000 or 36 percent of revenue. This was approximately $4,000,000 above the top end of our guidance range and 175 basis points above our projected margins.
We're pleased we're able to maintain these high level of adjusted EBITDA margins throughout the Q3. Non GAAP net income for Q3 of 2018 increased 70% to $79,000,000 or $2.16 per diluted share and includes adjustments for stock based compensation and acquisition related expenses. Non GAAP net income for the 3rd quarter assumes a tax rate of 25%. Now we'll take a look at some of the performance metrics for the quarter. At the end of the Q3 of 2018, our sales force totaled 733 people.
The decline from the 775 salespeople at the end of the second quarter is primarily related to attrition in our multifamily sales team. We expected increased turnover following the integration of the Forage sales force and are now actively hiring in both the Apartments and the CoStar field sales teams. The renewal rate on annual contracts was 90.2% in the Q3 of 2018, slightly below the 91% rate in the Q3 of 2017. The renewal rate for customers who've been subscribers for 5 years or longer was 96%. Subscription revenue on annual contracts accounts for 80% of our revenue in the quarter, up from 77% last quarter as we successfully migrated many of the ForRent customers to annual subscriptions, which we have done with prior acquisitions.
I'd like to provide a little more operational color on the ForRent integration. As I noted earlier, we continue to make great progress converting ForRent customers to the apartment's network service, thereby stabilizing the aquatic revenue base. We've converted approximately 7,100 customers this year and as expected, we lost some revenue in the process. In addition, we continued to wind down some legacy ForRent services we're no longer selling. While bookings are difficult to project, we expect to see multifamily bookings move back up later this year and into 2019 as we get past the integration and refocus our teams on new sales.
In terms of cost synergies, to date, we have reduced approximately $30,000,000 in annual costs, which includes staffing reductions of approximately 2.90 people and elimination of other duplicative operating costs. In addition to cost elimination, we successfully migrated the ForRent customer database and fulfillment systems to CoStar's platform during the quarter. We accomplished this in less time than it took to connect our previous multifamily marketplace acquisitions. Our database of information is now feeding and fulfilling all our multifamily marketplace sites and every one of our sites is feeding critical data like availabilities and rents back into our database. This is a very important step integration process, and we're thrilled to have completed it so quickly.
Back in September of last year, when we announced the acquisition of ForRent, we said we expected the acquired revenue to stabilize in a range of $75,000,000 to $85,000,000 with long term EBITDA margins of approximately 45% to 55%. I'm happy to report that despite having to delay the closing of the acquisition in order to get through the FTC regulatory review, we expect to achieve all of our acquisition objectives at or ahead of schedule. As Andy mentioned, we completed the acquisition of Riala earlier this month, which we expect to be an important strategic addition to our U. K. Business.
While we have big plans for the platform, we don't expect meaningful revenue contribution in the Q4. We anticipate we'll add approximately $1,000,000 to $2,000,000 of operating costs in the 4th quarter as we begin some early marketing efforts, all of which are included in our outlooks. I will now discuss our outlook for the full year and the Q4 of 2018. Based on strong revenue and sales results through the 1st 3 quarters, we're narrowing our revenue guidance range for the full year to $1,183,000,000 to $1,189,000,000 The midpoint of the range is in line with our prior guidance. This revenue range implies an annual revenue growth rate of approximately 23% compared to 2017.
We expect revenue in the Q4 2018 in the range of $307,000,000 to $313,000,000 representing top line growth of around 22% at the midpoint. In terms of earnings, we're raising our guidance range for the full year of 2018 by $0.14 at the midpoint to a range of approximately $7.95 to $8.03 for non GAAP net income per diluted share. This is based on 36,500,000 shares. We expect adjusted EBITDA to be in the range of $404,000,000 to $408,000,000 for the full year of 2018, an increase of $6,000,000 compared to our previous outlook. The midpoint of the outlook implies an adjusted EBITDA margin of 34% for 2018, which is an impressive increase of 500 basis points compared to 2017.
For the Q4 2018, we expect non GAAP net income per share in a range of $2,480,000 to 2.56 dollars and adjusted EBITDA in a range of $125,000,000 to $129,000,000 Our guidance range implies an adjusted EBITDA margin of 41% for Q4, ahead of our stated 40% goal for the quarter. Overall, I believe the strong results and operational improvements position us well going into the 4th quarter and into 2019. With that, we'll now open up the call for questions.
And our first question will come from the line of Andrew Jeffrey with SunTrust. Please go ahead.
Hey, guys. Good afternoon.
Good afternoon, Andrew.
Appreciate you taking the question. Lots of moving parts, pretty much all positive, now For Rent's behind you and you've made good progress on the net integration and cross sell. And Andy, appreciate as always the macro comments on the CRE market. Just stepping back maybe big picture, given all that, do you think you can give us a sense of what you think the sustainable organic revenue growth is at CoStar as the business sort of stands today?
And just to clarify, are we talking long range?
Yes. I mean, I guess, through the cycle, recognizing that we're in a bit of an elongated cycle perhaps by historical standards?
Yes. I would say more of the same. There is no shortage of people to sell to. There's no shortage of product opportunities. We have the capital to support our initiatives.
So we aren't seeing any sign of saturation anywhere. So we're just working the levers of growing the sales force, improving product, optimizing our pricing. I think that works a euphemism. And so I think it's sustainable more of the same. And in the 30 2 years I've been doing this, I think 98.5 percent of the quarters we've grown.
We anticipate more of the same. Do you want to add something to that? Was it something more specific? No. The only variability is how fast we can deploy the capital and build the team, grow internationally.
And then when we get those acquisitions that come in, speed of integration and then be able to grow on the backs of those. But I mean, those are a little more cyclical and lumpy. But we have plenty of opportunities to go after, and we just need to keep working at our end. And then another thing to just remind everybody is that when we acquired ForRent, I sat down and had a chance to talk to the President ForRent. We'd really been negotiating with Dominion, not with the leadership of ForRent directly.
And I asked the President ForRent, what is it like? I've never been in a cycle running a large ILS. I said, what is it like when you are in a negative cycle? And he was surprised and he said, Landy, we are in a negative cycle. You just don't see that because you guys are killing it.
When vacancy rates are low, ILS spending is down. When vacancy rates are high, ILS spending goes up. So there's some to some degree, there could be some cyclicality that's inverse on the apartment side and especially when you look at the fundamentals. But looking like say Atlanta, Georgia, interest rates coming up, the Case Shiller for Atlanta has housing prices up 76% in 5 years, like it's going to the multifamily. So we feel really quite good about it with a lot of legs to go.
You're more worried about a black swan thing you can't anticipate.
Maybe some countercyclicality in multifamily. Thank you.
Thank you. Next, we go to the line of George Tong with Goldman Sachs. Please go ahead.
Hi, thanks. Good afternoon. You've redirected your CoStar Suite sales force to focus more on existing clients rather than focus just on the LoopNet conversion. Can you talk about how you envision LoopNet conversions progressing from 3Q levels?
And then the flip side
of that, your progress with engaging with your existing customers to prime them for a future pricing increase?
Well, here we are on this public call. So the yes, so we have it's really just it's not so much dramatic change. It's focusing on some of the fundamentals that worked well for us for a long time. I think the one big change is that we had to make a fundamental decision. We're going to have 2 different large national sales forces meeting with exactly the same customers.
So the people that buy ads from LoopNet are commercial real estate brokers and commercial real estate owners. Buying an ad from LoopNet is fairly basic. We generally can hire a new salesperson and get them up and running and successfully selling LoopNet the vast majority of the time within a matter of months. So the clients expressed to us that really we don't like being called by 15 different people. And it makes sense that we just have one point of relationship management.
So we shifted our sales efforts to teach the CoStar sales force to sell LoopNet into that CoStar customer base rather than having 2 different sets of people calling in. The CoStar sales force would naturally be in a better position to price more effectively and to sell the higher end ads. And the numbers show it's working out well. The other thing is that you're always tweaking. You never want to take your customer base for granted.
And when we are in a very strong market, sometimes there's a temptation for the sales force to just be looking to churn the next piece of business. And it's a huge industry, but it's a small industry, and it's important that our sales force continues to build relationships with our clients. And my experience in the industry is that the salesperson that builds relationships long term sells twice as much net as the person that doesn't. So we're really just sort of optimizing the sales force and this positions us for sustained long term growth and good client satisfaction. We do not run every quarter to how can we get the single highest booking this quarter because I'll be gone next quarter.
Since I've been here for so darn long, I tend to think the next year and the next year in the long term right answer. So sometimes, we do the hard right instead of the easy run.
Makes sense. And then the LoopNet conversion piece?
How are we going to proceed with that? Well, we are going to I mean, the numbers are obviously spectacular so far. They keep I guess, if you take the first and the second round, Rich, would this be about $160 some million of upsell? And as fast as we upsell these things, they seem to replenish themselves. So it will we've been doing a number of initiatives with our marketing department building, some online videos where we try to figure out who we're targeting and then we present value propositions to them based on who they are.
So we're doing a little more digital selling in preparation. But we continue to focus on it. And as we stated earlier, I think it is a multiyear effort. I think it's something that we'll be working this LoopNet conversion list for at least another 3 years. And then it will move into a long term sustainability where 5,000,000 people coming in a given month often.
And some percentage of them, they'll begin their customer journey with us in the LoopNet interface. And then when they keep returning, we can identify the market to them and then migrate them up to CoStar. 99 point 5% of the people coming to LoopNet never see any upgrade messages, any upsell messages. They don't know there's a co start because they're end users and we want to keep it that way. And we really are sort of laser targeting the folks we really think are consuming at a level that they should move up to professional product.
So I hope that answers the question.
All right. And thank you. Next, we'll go to the line of David Ridley Lane with Bank of America. Please go ahead.
Sure. Wondering if you could discuss the reasons for the deceleration of the multifamily revenue growth. Maybe if you could quantify the revenue drag from the products you are discontinuing within ForRent. Just trying to get a little bit more clarity on that.
Yes. So obviously, the let's just keep our bearings here. Obviously, the growth is excellent in the multifamily space and continue to be very strong and exceptional. It's like a historic all time last for anyone in the space. And we anticipate that we've got a lot of exciting stuff for years to come here.
The as we brought in for rent, we bring in that revenue slug upfront. It does not pass through our sales bookings numbers. We upfront, when we acquired them, we never had any expectation that we'd retain 100% of the revenue. Often you'll have someone buying a top paid ad top level ad on both sites. And if someone's they will we expect that there'll be some, churn off where they won't buy top level ads on 2 sites from us.
We can retain a lot of that, but not all of that. And we sort of anticipated that. And as that burns off, you have it comes out in our sales bookings. So it goes in silently, but it comes out in the sales booking number. So that creates a $4,000,000 some drag in the quarter against the multifamily bookings roughly.
And then the other thing is that when you're bringing in 2 sales forces and taking your message out there, your number one goal is to solidify the revenue and solidify the relationships. You want to get out there and make sure that you are visiting every one of these new customers coming to the partners.comnetwork and that you have them in there. And I don't have the exact cancellation numbers for rent, but I would imagine they were probably 400%, 500% higher than ours. Definitely higher than ours, yes. And so we want to take that revenue, bring it in and bring it long term into the super low industry leading cancellation rates or the super high renewal rates we enjoy.
So that's what this as they do all that, they're not going to simultaneously be out, go into another customer base at the productivity level. So now we move into the Q4, they've got all that stuff behind them largely. I think there's 200, 300 left, at 7,100. But now they'll be focusing back out on the opportunity. And again, one of the guess, I guess, 7,000 some firms that are buying only product from RentPath, which is a huge opportunity for us.
And then the other thing that these firms have been losing share to us has shown us and that we've learned is that there is a ton of share below 100 units. That's where most of the market is. And so we're focusing on that opportunity. So positive outlook, Feeling good about it.
Thank you. Next, we'll go to the line of Bill Warmington with Wells Fargo.
All.
Excellent. Since I only get one question, I have to make sure I'm let you know that I'm expecting spectacular inspiring and next gen answers from you on that question.
That's a compound question, Kevin.
So the $40,000,000 in bookings, you've alluded to $4,000,000 in for rent revenue that went away for the quarter. I want to make sure that because I believe that was also one of the offsets in Q2. There was about $4,000,000 in ForRent revenue and about $1,000,000 in LoopNet premium search for cancellations that netted against last quarter's figure. I wanted to just get a sense for whether that $4,000,000 is in this quarter? And then if there are any other offsets that are worth highlighting
for this quarter? Yes. So Bill, you've got definitely got the facts straight there. We had about 4,000,000 dollars of this erosion that we saw as we're converting each quarter. No other offsets or add backs.
The LoopNet info runoff is down a negligible amount and it's not really enough to talk about. So nothing really left for there. I think what you're seeing, Jim, is a little bit what we saw last year in Q3, where in the CRE business, you come into July August and you just see a slowdown in activity and slowdown of flow through, which you saw last year in the CoStar and some of the LoopNet bookings. So we saw that again in the Q3 this year. And when you dig under that and you look at what the sales force is selling to some of the stats Andy gave, we're encouraged that their year over year, the salespeople are selling 35% more this year in net than what they were selling last year in commercial real estate.
That's CoStar and LoopNet combined. We simply need to get some more of them in house so we can keep selling more. But we did see, as you heard, the sales force numbers were down slightly sequentially here, a lot in apartments, but some in CoStar as well. So we'll need to keep pushing those back into the sales force, and that will help us continue on the good productivity pace that we're seeing. I think you got the ad backs right there.
Okay. Thank you. Next, we go to the line of Pete Christian with Citi.
Andy, I want to compare kind of your M and A thoughts from 2 or 3 quarters ago. It seemed like you thought valuations were a little unjustified and you kind of thought that M and A was going to be put off for a while. And I know the Riala deal isn't that large, but just wanted to see where you are right now in terms of thinking M and A. Are there more opportunities perhaps overseas versus domestic? Just a sense would be helpful.
Sure. It's a good question, because probably the temperature is changing a little bit here. And so we did the Reali deal. And that's an example of a deal that is not a big deal. It's not the size in Apartments dotcom.
It's a much, much smaller deal. But what we're interested in there is the technology, the people and the positioning. And there are we probably have 10, 12 deals right now that we're very interested in. And so it's probably a little bit more aggressive now than it has been. But if you are in particular, if you're looking at some of these companies that bring technology that are operating on a relatively small basis that you can leverage into a much bigger platform, The relative value is the issue, not where you are in the cycle.
So when you do a deal like Real, it doesn't match the top
of the cycle, the bottom of
the cycle. The cycle is the cycle. And it probably where we are in the cycle probably matters more when you're looking at $1,000,000,000 deals. And there, we have to think hard and carefully, but we still consider those. So we're not seeing again, to reiterate, there's I look at our younger commercial estate analysts and economists, and they talk about rent growth slowing as a disaster.
I'm like, you should see what it's like when rent growth falls. This is actually a really good environment. It's the best I've ever been. So we don't see anything fall off right away. So we continue to look at very aggressively at smaller deals right now.
And we probably will have news there and probably at a much greater pace than you've seen in the last year or so.
Thank you. Next, we'll go to the line of Brett Huffall with Stephens Incorp. Please go ahead.
Good afternoon, guys. How are you doing? Good. Thanks for taking the call. Bookings question part 2, I know a couple of people asked about this.
General question is one of the reasons I think investors at least have told us they really like how things are going is that the bookings kind of quarterly annualized net new have just kind of gone up in a pretty steady fashion, and that's driven confidence in the future organic growth. Can you articulate to us kind of the main 5, 6 or whatever the number is, the reason you're thinking the net new bookings will be up next year, year after or whatever it is. And that's the main thrust of my question. And the second is, Scott, you mentioned that there are 35% more sales going on, and I just wanted to make sure I understood what you meant for that. And I'll leave you guys there.
Thank you.
Yes. So I think people sometimes look for obviously, this is a great business with a strong track record and continues and has the ability to stay in these high growth rates for a huge period of time. Why? Because it is a $50,000,000,000,000 $70,000,000,000,000 global asset class, and we're the largest player in that space. And we're just at the early days of creating those solutions.
And clearly, we've shown that we're able to build compelling products that have a huge advantage, that have just a huge advantage over some of the slower competitors. So now we if we just kept going up every single quarter like clockwork, you might say, hey, are these made off returns? But they're not. There's some volatility and we do things periodically like buying for rent that create noise in the numbers, so on and so forth. But the market is strong.
Our competitive advantage is unquestioned. We have shared some news with you that should be exciting to you on other competitive fronts. I don't want to do schadenfreude, but it's reality. And then we have a really robust product pipeline. We there are a lot of opportunities out there.
There's also a lot of M and A opportunities out there. And virtually everything we're looking at in M and A is not about picking up the revenue of the company we're buying. It's about building out the platform. It's about picking up one of these companies and building a solution that reaches a much broader audience and also is an interconnected solution so that the inputs already exist in our system and the outputs need another part of our system. So there's just a there's a lot of good stuff here.
It's a great company. And while bookings sequential stair step precision in the bookings growth is important, it's not everything. So And then to your question on the 35%, Brett, when we look at it on a per rep basis for the CoStar sales force, now that they're selling both CoStar and LoopNet, on a year over year basis in Q3, on a per rep basis, they're selling 35% more in net bookings than they were selling last year. The biggest piece of that growth is in LoopNet is where they've been directed and selling a lot more and still growth in CoStar, low double digits on individual productivity and the rest is in LoopNet.
Thank you. Next, we go to the line of Sterling Auty with JPMorgan. Please go ahead.
Yes, thanks. Hi, guys.
Hi, Sterling. I'm not expecting
to ask you there.
Wanted to circle back to the for rent item, because I wasn't clear. In some of the questions, it was referred to as a $4,000,000 hit to bookings. Another question was a hit to revenue. I just want to clarify and make sure I understand. Was it a hit to both bookings and revenue in the quarter?
And if so, did you guys realize it was going to be that magnitude when you gave the guidance coming into the quarter? And how do we think about kind of the bounce back as you kind of converted? So in other words, is there kind of a debounce in that productivity so you get maybe some tailwind here in the Q4?
Great. Yes. Thanks, Terry. Let me clarify the pieces there. The $4,000,000 drag that we talked about was a bookings drag.
That was in the net new sales bookings number. There is a parallel drag, I'll call it, to revenue, and that has to do more with the products that were sold by ForRent previously that we chose not to continue. Those we never count in our bookings at all. Those are revenue that comes with the acquired company that will attrit off over the course of the year, and it will offset the growth in our bookings. So that's why when you saw the revenue in the apartments multifamily, growth rate flow in Q3 because you picked up a bigger chunk of that in Q2 right after the acquisition.
And then this sort of non bookings revenue that we're not selling anymore that erodes as people's contracts come up. So that's the revenue drag, which goes parallel to this bookings conversions issue. So hopefully, that clears what those two pieces are. And yes, we did expect that to happen early in the quarter. The bookings that came out fairly strongly, we're happy with how the sales force actually sold a great amount of new product even while they're doing the conversions.
So we're pretty happy with how the ForRent and the Apartments combined forces are selling together, and they are working together in their own individual territories. And now the former ForRent sales folks are ramping up their productivity and they're about 75% to 80% as productive as our historical apartments reps in selling the business. So we're seeing really good progress there. Yes. And it's really important that it's really important that people keep their eye on the big picture, which this acquisition has exceeded our expectations.
And it's difficult to put a precise revenue number on what revenue is actually attributable before rent today. But our sense is, is that this deal was a ultimately ends up being a single digit EBITDA acquisition, multiple of EBITDA acquisition that has tremendous strategic advantage to the company. So these are the kinds of deals we love, and they set the stage for long term growth of the company. So as we beat the expected burn off revenue numbers, it would be a mistake for people to take those as negative.
We'll go to the line of Mayank Tandon with Naveen and Company. Please go ahead.
Great. Thank you. Andy, does the acquisition in the U. K. Set the stage for more of a focus
on the international market? And if so, could you maybe give us a sense of how do you view the expansion? Is it going to be more organic, more M and A, a combination of both? And of course, the time line on any future expansion internationally?
Sure. So yes, I think it does show our willingness and our commitment to continue growing the platform. I don't want to get into too much detail on it too much detail on for competitive reasons on exactly what we plan to do. But we do think that there is opportunity to expand our footprint internationally pretty quickly using some technology and methods that reduce the initial cost of going to a market and reduce the initial risk. So we think it's possible to take a couple of 100 people and add 50 countries with some footprint.
So we're looking at that. We're looking at companies that would support that. I do feel that the more I'm in the business, the more you're out there looking at the different players. You do feel that a company that is building up all these different software sets and models and customer bases and interactions So So I think the future is providing us an international level. We don't want to be measured about it because our EBITDA growth in the United States is awesome.
And you want to keep harvesting your EBITDA in the United States, but then keep our eye on the fact that 10 years from now, we could have half of our EBITDA being global. And we would never want to give that up. It's just very similar to when we were making a lot of money in Washington and New York, there was some skepticism about taking it out to the whole country. And the numbers in the secondary March of the United States in the early years as we expand out New York and Washington were de minimis, but they're not de minimis now. So and we're excited about technology is changing a little bit and the market is changing a little bit, opening up some new opportunities for us.
Thank you. I'm sorry?
No, go ahead.
Thank you. We'll go to the line of Stephen Sheldon with William Blair. Please go ahead.
Yes. Hi, guys. Good evening. Wanted to ask about margins by business. You noted, I think, that profit in multifamily will likely be up, I think you said, close to 100% in 2018, which is pretty significant.
So I guess can you help us frame where adjusted EBITDA margins in multifamily could roughly end up this year and how you're thinking about continued margin expansion in that business over the next few years post kind of full rent integration? Yes, sure. We're pretty happy to see the expansion that we're seeing now, especially when you go into a big integration like that and the acquired business was making little if any margin. And so we took on a big slug of cost and had to rationalize that and keep the revenue at the same time. When you look at the through the year, it's really improved, obviously, as we've taken those out.
And when you look at the associated average margin for the business in the 4th quarter, you see that multifamily is going to be right there, broadly in line with where the total business is going to be in the 4th quarter. Now you could say, okay, yes, but that's your lowest marketing spend, which is true. So that business is still not going to be in the profitable range of the entire business for the year. But I think when you see us at least hitting 1 quarter now on average, we'll hit more of those as time goes on. We still believe that the margin profile of multifamily can be equivalent to the average margin of the entire business on an overall basis.
We've got to scale a bit more And if you take a look at like the LoopNet margin or a base XL margin or those sorts of margins, they're much higher. And that's where this business naturally goes up. So it drives 50 to 60 basis points. The difference is this business does that
and goes through $1,000,000,000 Yes, very high scale.
So hopefully that gives you some clarity. We're happy that the way we're pacing and the business is performing well.
Thank you. Next, we go to the line of Pat Walravens with JMP Securities. Please go ahead.
Great. Thank you. Thanks for the detailed discussion so far, guys. Can I go back to pricing around the CoStar Suite? I would love to understand better.
I hear this concept of waiving the escalations. And just does that ring a bell by the way? We are familiar with all of these terms as they come from time to time. Did someone waive your estimate? That's not happening.
So before this year, how are
you thinking about that? And what were you doing this year? And sort of in 2019 and beyond, how is it going to work? Yes. So when we started this jacket in the or the end of Q1, beginning of Q2, we really eliminated the discounting in many forms.
Some of it was in bundled discounts, some of it was again just manager discretionary discounts, some of it was in distilling partial products, which really were resulting in discounts. And then some were in escalations that we had, which resulted in essentially discounts. So this has all happened at the same time in the early second quarter where we said we're done with the discounting programs anymore. All of those go away and now we manage the business to a very defined rate card. We have very defined escalations on an annual basis.
And then now we're starting to take some of the very deepest of the discounts on a combined product basis and go back to those clients, look at the value proposition and those that have strong value propositions are now signing up for 3 years escalations or 3 year increases to get up to rate card over a multiyear time frame. And we probably did about 30 or so of those deals in the last month and a half to start to get our feet wet on that. So those are all part of this. First, firm up your pricing, firm up your rate card and now go start to take the deeper discounts historically and move them up to rate card because you've seen the investment we put in the product with all the analytics, with all the new research centers and all these things over time. And we're seeing clients are willing to step up to that as they recognize that value.
Yes. So I just can't help but chime in here. Please do. So the word waiving escalations is completely foreign to me, and I don't understand it. So the we went through a phase where you had all these LoopNet folks were getting a really marginal product and paying very little and you want to bring them over to the CoStar platform and we stretch down in pricing to include them in the business, then you had, Exeligent out there operating for an extended period of time.
And we estimate that for every dollar they were charging someone, they were spending $5 to produce it. So they created this artificial price point out there. And again, trying to bring people into the system, we extended discounts for a period of time. The reality is, is our products on the commercial real estate side provide an owner or broker or an appraiser, irreplaceable, huge value. And they are a major bargain.
And our renewal rates would instruct any economist that we are underpricing these products. And the difference between only a junior salesperson who does understand the market sells these lower priced things, you have a more senior salesperson who comfortably saw it at a much higher point. So the over time, you would expect to see the pricing grow to continue to reflect the value we're providing folks. And the ROI on investment in our products on behalf of our clients is phenomenal no matter what we do with escalations of a couple of points each year or more. So the era of trying to meet Exeligent's pre bankruptcy pricing is behind us.
And yes, enough said. But feel strongly about that one. And let's get Pete in here for a cheating second question. How do you slip back in there?
Okay. We'll go back to the line to Pete Tristan with Citi. Please go ahead.
Thank you very much. I appreciate that. Very, very quick question. I promise I won't hold up anyone much longer. But you talked about headcount going down, attrition and then you're actively hiring.
Just generally, how is hiring going? Is it been tougher lately? That's a good question because we always you would expect a 3.7% unemployment, you get some problems. I am very grateful that we moved to Richmond with a research center when we did because that's probably where a lot of competition would occur. We went into like the engagement surveys in Richmond show that that center is working really well.
Folks are pretty happy there. I think it's great field and energy down there. That offsets our huge sort of research hiring needs. I would not want to be hiring in some researchers in some U. S.
Cities right now. On the sales front, I think our I have no indication that our hiring is not going well. It is just a question of we've been really busy and a lot of change and we're not afraid of change. So you put 2 big competing sales forces together in the apartment industry, We're experienced enough to fully expect churn and reactions and we've managed that the best we can and then you just deal with it and keep on hiring. I think we communicated that earlier.
The other thing is that I always believe it's good to be real straightforward to sales force about what the expectations for the job are. And it's to sell the correct solution to the right people and to maintain a good positive relationship with those customers. And we don't yield on that. And if that causes 10 people in the CoStar sales force to leave, we'll be better off next year. And so it's on track.
And I think we probably need to continue to sort of tweak the organization structure to be able to deal with the growth, but it's I would say it's going well. And next year is probably easier than this year in terms of the number of changes happening in the sales force, which even when no change occurs 1 year in a sales force, all sales forces believe lots of changes occurring. That's just different from it. Yes. But anyhow, thank you, Pete.
And so with that, I think we will conclude the earnings call. And please stay tuned. The suspense is palpable. Will CoStar reach its 40% margin goal and adjusted EBITDA margin goal in the 4th quarter? Please stand by, and we'll talk to you at the year end earnings call.
Thank you.
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