Google Listings Aren’t a Threat to Home Stocks

Housing technology companies are offering far more than just online listings—and those expanded services act as a buffer against disruptions in the residential real estate market.

A turf war over the online home listings business has been brewing for some time. Then Google entered the fray.

As part of a pilot program, the search giant began placing home listings at the top of certain Google search results. News that Google might push deeper into home listings sent shockwaves through the stocks of companies that currently dominate the space.

On December 15, after reports of Google’s test spread over the weekend on social media, Zillow Group’s market value dropped by about $1.5 billion. Shares of CoStar Group, the parent company of Homes.com, fell to their lowest level in more than three years. Neither stock has fully recovered since.

The selloff, however, appears unwarranted.

A Small Experiment, Not a Market Takeover

There is no indication that Google’s home listings feature will see a broad rollout. The test itself is limited in scope: listings have appeared only for mobile users in select cities such as San Francisco and Miami. A Google spokesperson described it to Barron’s as “a small experiment,” without specifying when it began or how long it would last.

Wall Street analysts largely agree that investors overreacted. Alphabet, Google’s parent company, has previously experimented with home listings—efforts that ultimately faded away. Still, as Benchmark analyst Daniel Kurnos put it, “No one likes it when an 800-pound gorilla comes sniffing around.”

The episode reflects deeper anxieties about disruption in the housing technology sector, driven not only by Google but also by the rise of artificial intelligence. Agents told Barron’s they are already receiving increasing referrals—of mixed quality—from AI-driven chat platforms.

More disruption is coming, and companies are preparing for it.

Listings Are Only One Piece of the Business

Major housing platforms—Zillow, Rocket’s Redfin, and CoStar’s Homes.com—are no longer just house-browsing websites. Each has expanded into adjacent services that help insulate them from changes in how buyers search for homes and how agents advertise.

Realtor.com, which also operates a listings platform, is owned by Barron’s parent company, News Corp.

Among the big players, analysts say Zillow’s core business appears the most insulated from increased competition, thanks to strong organic traffic and brand recognition. According to web traffic measurement firm Semrush, Zillow is the most-viewed real estate website in the United States.

In recent years, Zillow has pivoted away from relying primarily on agent listing marketing. Instead, its main sources of growth now come from mortgage services and rental listings. The company also offers agent-focused products such as workflow management software and seller-oriented listing tools.

“The combination of the business that we’ve built is far more diversified than it was five years and 10 years ago,” Zillow Chief Financial Officer Jeremy Hofmann said at a December technology conference.

Benchmark’s Kurnos rates Zillow’s Class A stock a Buy, with a $95 price target—nearly 40% above its recent price of $68.54. “To think that Google would somehow displace the most complete end-to-end solution in the marketplace with the strongest and stickiest agent product suite seems rather far-fetched,” he wrote.

Homes.com and CoStar’s Long Game

CoStar’s Homes.com was positioned as an agent-friendly alternative to dominant listing sites, focusing on services for sellers’ agents rather than lead generation. CoStar acquired Homes.com in 2021 and announced its aggressive expansion with a Super Bowl commercial in 2024.

Usage has grown since then—but so has spending. CoStar’s marketing budget reached $1.36 billion in 2024, up from $684 million in 2022. That surge in spending has weighed on earnings, contributing to stock declines. CoStar shares are down 26% since the Friday before the 2024 Super Bowl and fell another 6% in 2025.

Homes.com remains a relatively new arm of CoStar’s broader commercial real estate business, which includes data analytics software and marketing platforms. Fears of technological disruption have only added to recent pressure on the stock.

Still, CoStar is betting heavily on innovation. According to CEO Andy Florance, 50% of Homes.com’s software development is now focused on artificial intelligence. “AI offers transformative opportunities to unlock tremendous value in real estate,” he said on an October earnings call.

Rocket, Redfin, and Vertical Integration

Rocket, one of the largest mortgage originators in the U.S., made a major move into listings with its 2025 acquisition of Redfin. By the third quarter, more than one in ten of Rocket’s retail loan closings came from customers who used both Redfin and Rocket, CEO Varun Krishna said. “We expect this to only increase,” he added.

Even if competition intensifies or demand for listings portals weakens, Rocket maintains a dominant position in mortgage origination and servicing. Its $14.2 billion all-stock acquisition of loan servicer Mr. Cooper brought an estimated one in six U.S. mortgages under the combined companies’ management.

That refinancing opportunity is one of the reasons Rocket’s stock surged 72% in 2025.

A More Competitive—but Stronger—Ecosystem

For real estate professionals, increased competition may ultimately be beneficial. Wendy Monday, a broker at Nashville-based Onward Real Estate, says she currently advertises on Zillow but is watching Google’s experiment closely.

“The more platforms there are,” she said, “the sharper their tools all have to be.”

For now, Google’s test looks less like a threat—and more like a reminder that housing technology companies have evolved well beyond simple listings.

Source: Barrons

U.S. Offshoring Bill and Its Impact on the Philippine IT-BPM Sector

A new proposal in the U.S. Congress, the Keep Call Centers in America Act, has once again stirred discussion about the future of offshoring and its possible impact on the Philippines’ Information Technology and Business Process Management (IT-BPM) industry.

If enacted, the bill would require call center agents to disclose their location at the start of each customer call and give U.S. consumers the option to speak with an agent based in the United States. It would also require U.S. companies to notify the government 120 days before moving operations offshore. Firms that fail to comply, particularly those receiving government contracts or tax incentives, could face penalties or even blacklisting.

For the Philippines, where nearly 1.9 million Filipinos are employed in the IT-BPM sector and where the industry accounts for about 45% of total office leasing activity, the proposal naturally draws attention.

Temporary Concern, Long-Term Strength

While the measure has raised some concern, similar proposals have been introduced in the past without advancing into law. The Philippine IT-BPM sector has consistently proven resilient in the face of shifting global policies, supported by strong fundamentals and adaptability.

Our data shows that IT-BPM firms remain the primary driver of office demand across the country. Regional hubs such as Cebu, Clark, and Davao continue to attract expansion from outsourcing companies drawn to the deep talent pool, improving infrastructure, and increasing availability of Grade A office spaces suited for outsourcing operations.

Even if some U.S. clients take a more cautious approach, the Philippines retains a clear competitive advantage. Based on U.S. labor data, a U.S.-based call center agent typically costs around $30–$40 per hour, including wages, benefits, and training. By comparison, a Philippine-based agent costs about $12–$15 per hour all-in, a significant difference that continues to make the country a cost-effective and reliable choice.

Why the Industry Remains Resilient

Beyond cost savings, global firms value the Philippines’ skilled, English-proficient workforce, business-friendly environment, and modern, BPO-ready office spaces that meet evolving operational and sustainability standards.

In Cebu, for example, office absorption remains healthy due to the city’s strong IT-BPM presence and access to a consistent talent pipeline from across the Visayas. This ongoing activity reflects how outsourcing firms continue to grow in the Philippines even amid global uncertainty.

Outlook: A Continued Bright Spot for the Economy

Although the Keep Call Centers in America Act may create short-term uncertainty, many industry observers believe it is unlikely to become law given the high labor costs and persistent worker shortages in the United States.

Looking ahead, the IT-BPM sector is expected to remain one of the strongest pillars of employment, office demand, and economic growth in the Philippines. With competitive costs, proven expertise, and continued investor confidence, the country is well-positioned to stay a top global destination for outsourcing in the years ahead.

Source: Leechiu

What Would 50-Year Mortgages Mean for US Home Buyers?

The Trump Administration is working to introduce 50-year mortgages for home buyers—a plan that has drawn criticism even from some of the President’s allies, and that experts warn could come with potentially major drawbacks.

President Donald Trump suggested that his Administration would introduce 50-year mortgages in a Truth Social post over the weekend. Soon after, Federal Housing Finance Agency Director Bill Pulte posted on X: “Thanks to President Trump, we are indeed working on The 50 year Mortgage—a complete game changer.”

The 50-year mortgage would mark a significant extension on the most common type of mortgage in the U.S., a 30-year fixed mortgage, in which the loan is amortized—or paid off—over a 30-year period.

Several right-wing commentators and lawmakers were quick to voice opposition to the idea, which Rep. Marjorie Taylor Greene said in a post on X would “ultimately reward the banks, mortgage lenders. and home builders while people pay far more in interest over time and die before they ever pay off their home.”

The Trump Administration’s proposal also generated criticism from housing experts, who say that the benefits to home buyers would be minimal. Here’s what a 50-year mortgage would mean for prospective home buyers.

What are the benefits?

The monthly payments for a 50-year mortgage would be lower than those for a 30-year mortgage, according to Alex Schwartz, professor of urban policy at The New School. 

Imagine, for instance, that a person is purchasing a $500,000 home with a 30-year mortgage. The current average interest rate for a 30-year fixed mortgage is about 6.22%, according to Freddie Mac. That means if the home buyer put down a down payment of 20%, their monthly payment of the principal and interest would be $2,455, according to Fannie Mae’s mortgage calculator.

But if they took out a 50-year mortgage, again with a down payment of 20%, then their monthly payment of principal and interest—assuming that the interest rate is the same—would be $2,171, according to Fannie Mae. That’s a little under $300 less than the monthly payment for a 30-year mortgage.

“It’s a reduction, but it’s not dramatic,” Schwartz says of the difference between monthly payments for 30- and 50-year mortgages.

He also notes that the interest rate for a 50-year mortgage likely wouldn’t be the same as that for a 30-year mortgage, which could reduce the potential savings. A higher interest rate is just one of a few possible drawbacks to a 50-year mortgage, he says.

What are the drawbacks?

One drawback of a 50-year mortgage is that it would take home buyers longer to pay off their debt.

“If you were 30 years old and bought a home with a 30-year mortgage, it would be owned free and clear at age 60, so you’d only have to pay property taxes and maintenance on the home, no longer having to pay a mortgage during your older years or retirement,” Schwartz says. 

“If you were now paying a loan for a 50-year mortgage, and you’re 30, the mortgage wouldn’t end until you’re 80, and so you would have a period of time, most likely during retirement, where you have to pay the debt service costs on top of the property taxes and maintenance,” he continues.

The other issue, Schwartz says, is that homeowners wouldn’t build equity as quickly with a 50-year mortgage as they would with a 30-year mortgage. For the first several years of a mortgage, a homeowner is primarily paying interest; it takes several years before they actually start reducing their debt. Buyers with a 50-year mortgage would be paying down their debt much more slowly compared to a 30-year mortgage.

If housing prices go down, Schwartz fears that people with a 50-year mortgage may then have negative equity, meaning they would owe more on their mortgage than their home is worth.

Schwartz also says that, most likely, the interest rate for a 50-year mortgage would be higher than that of a 30-year mortgage. Currently, interest rates for 30-year mortgages are higher than those of 15-year mortgages.

“There are major trade-offs here,” Schwartz says. “Your monthly payment is somewhat reduced, [but] it will take a lot longer to build equity in your home, it would take longer to actually retire the mortgage so that when you’re older your housing affordability problems would be greater when you’re out of the workforce than they would be if you have a 30-year mortgage, and you are at greater risk of having negative equity.”

Would a 50-year mortgage help address housing affordability?

According to Schwartz, not in any significant way. For people who are “squeezed” on their current mortgage, if they chose to refinance for a 50-year mortgage, their monthly payments would become more affordable, Schwartz says. But he warns that a longer-term mortgage would carry significant risks.

“Is this going to make home ownership more accessible for first-time home buyers? I don’t think so,” he says.

Amid criticism over the proposal, Pulte acknowledged in a post on X, “We hear you. We are laser focused on ensuring the American Dream for YOUNG PEOPLE and that can only happen on the economic level of homebuying. A 50 Year Mortgage is simply a potential weapon in a WIDE arsenal of solutions that we are developing right now. STAY TUNED!”

The President also responded to criticism over the idea. In an interview with Fox News, he said a 50-year mortgage is “not even a big deal.”

“All it means is you pay less per month,” Trump said. “You pay it over a longer period of time. It’s not like a big factor. It might help a little bit.”

Source: Time