The businesses that may afford to, together with Zillow, are aggressively rising MLO headcount in an effort to seize future market share, Mike DelPrete writes.
This text was shared right here with permission from Mike DelPrete for Inman Intel, an information and analysis arm of Inman providing deep insights and market intelligence on the enterprise of residential actual property and proptech. Subscribe right this moment.
Even in a depressed market, persons are nonetheless getting loans and shopping for homes — and a few corporations are positioning themselves to seize a bigger share of the mortgage market.
Why it issues: Monitoring MLO (mortgage mortgage originator) headcount is a corollary to the dimensions of an organization’s mortgage enterprise, and monitoring headcount over time reveals who’s investing for future development.
Three attention-grabbing examples are Zillow, Redfin and Higher Mortgage.
Over the previous 15 months, there was sluggish and regular headcount development at Zillow, an equally sluggish decline at Redfin, and a fast rise at Higher (a basic hockey stick curve).
Broadening the sector of corporations and searching on the previous three years offers useful context by way of development, decline and relative measurement.
The small disruptors pale compared to the portals and established mortgage corporations.
Higher has been on a wild journey.
As a share, Higher has grown probably the most over the previous 12 months.
Tomo earns a noteworthy point out as the one disruptor to materially develop MLO headcount (however off a small base).
Mortgage origination volumes usually align intently with MLO headcount.
Zillow’s origination development has remained regular because it continues to put money into and develop its mortgage enterprise.
Redfin and Higher look like using extra of a seasonal wave. (Observe: Higher’s origination volumes additionally embody a rising refinance enterprise, whereas Zillow and Redfin are primarily buy quantity.)
The closest metric to measuring total effectivity could be origination quantity per MLO.
Zillow’s has been flat whereas Redfin skilled a latest uptick within the earlier two quarters, the results of a seasonal uplift in quantity with a corresponding drop in MLO headcount.
Higher’s metrics had been materially higher, however have been sliding, possible a results of exponential headcount development outpacing origination volumes (i.e. investing for future development).
Income per MLO is one other effectivity metric, and in that class, Zillow is profitable.
In Q3 2024, Zillow’s mortgage income per MLO was $130,000 in comparison with $114,000 at Redfin and $89,000 at Higher.
The underside line: The businesses that may afford to are aggressively rising MLO headcount in an effort to seize future market share.
The mortgage companies of the disruptors, primarily energy patrons, stay at a a lot smaller scale as they’ve navigated the sluggish market and pivoted their enterprise fashions.
The portals are those to look at — having acquired mortgage companies of serious scale — and with Zillow persevering with to develop its MLO headcount.
The pure-play mortgage corporations are bigger, particularly Rocket, and well-positioned to execute on development alternatives in their very own adjoining areas.
Mike DelPrete is a strategic advisor and world skilled in actual property tech, together with Zavvie, an iBuyer supply aggregator. Join with him on LinkedIn.
