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spk00: Good day and thank you for standing by. Welcome to the Open Door First Quarter 2022 Earnings Conference Call. At this time, all participant lines are in listen-only mode. After the presentation, there will be a question and answer session. To ask a question during the session, you'll need to press star then 1 on your telephone keypad. Please be advised today's conference may be recorded. If you require operator assistance during the call, please press star then 0. I'd now like to hand the conference over to your host today, Elise Wang, Head of Investor Relations.
spk05: Thank you, and good afternoon. Full details of our results and additional management commentary are available in our earnings release and shareholder letter, which can be found on the Investor Relations section of our website at investor.opendoor.com. Please note that this call will be simultaneously webcast on the Investor Relations section of the company's corporate website. Before we start, I would like to remind you that the following discussion contains forward-looking statements within the meaning of the federal securities laws, including but not limited to statements regarding Opendoor's financial condition, anticipated financial performance, business strategy and plans, market opportunity and expansion, and management objectives for future operations. These statements are neither promises nor guarantees and involve risks and uncertainties that may cause actual results to differ materially from those discussed here. Additional information that could cause actual results to differ from forward-looking statements can be found in the risk factor section of Opendoor's most recent annual report on Form 10-K for the year ended December 31st, 2021. Any forward-looking statements made in this conference call, including responses to your questions, are based on management's current expectations and assumptions as of today, and Opendoor assumes no obligation to update or revise them, whether as a result of new developments or otherwise, except as required by law. The following discussion contains references to certain non-GAAP financial measures. The company believes these non-GAAP financial measures are useful to investors as supplemental operational measurements to evaluate the company's financial performance. For a reconciliation of each of these non-GAAP financial measures to the most directly comparable GAAP metric, please see our website at investor.opendoor.com. I will now turn the call over to Eric Wu, co-founder, chairman, and chief executive officer of Opendoor.
spk11: Good afternoon. Good afternoon. On the call with me is Kerry Wheeler, our chief financial officer, and Andrew Lewaki, our president. Our customer experience is the focal point of what we do here at Open Door. So as always, I want to start this call by hearing from one of our recent customers, the Blassingame family.
spk09: My name is Stephan Blassingame. I live in Surprise, Arizona. The biggest challenge of moving was we were going to need to sell our home to buy another home. Not only do we have to do that, but we have to compete against the possibility of all cash offers. Another big challenge for us with a family is the logistical sides of selling a home and buying a home at the same time. When I first found out about Opendoor, I was kind of trying it out. We scheduled the tour. I got to schedule the time when we wanted or were able to go see it. There was no pressure with it. Open Door gave us the ability from our own home to be able to find a new home, sell our current home, and make it all happen at one time in the most simple process ever without having to go through the traditional methods of feeling overwhelmed with it all. What OpenDoor has unlocked for us is to know that we can move on our own terms.
spk11: The Blasting Games, alongside more than 100,000 happy customers, are the reason why we know we will transform the broken, offline process into a digital, seamless experience. As we reshape the consumer experience, we are also building a durable generational company. This means not only driving rapid growth, but also sustainable margin improvements, and reduction in our cost structure that enable us to grow and be profitable across economic cycles. Our first quarter results are a testament to this effort. We surpassed our expectations, delivering record revenue of $5.2 billion, gross profit of $535 million, and contribution profit of $332 million. We also demonstrated profitability with adjusted EBITDA of $176 million and adjusted net income of $99 million. These past eight years of investments and hard work on our cost structure, automation, technology platform, and pricing engine are enabling us to deliver durable margin improvements as we scale. Alongside our progress in our key financial metrics, we also continue to make improvements against our consumer flywheels. For home sellers, adoption continues to accelerate with offer requests up threefold versus prior year. And our re-engagement strategy is also successfully fueling growth. Most encouragingly, we've been able to maintain real seller conversion at over 35% and MPS north of 80. For home buyers, we hit all-time highs for purchase offers, driven by the adoption of open-door-backed offers and open-door complete. We've also continued to make progress on our financing offerings, including adding Lower.com as a strategic partner, which will enable us to offer a broader suite of products, serve more customers across our market footprint, and add fulfillment flexibility as we launch our digital open-door financing app in coming weeks. And finally, we continue to take major steps towards our goal of servicing every home seller and home buyer across the country. We recently entered some of the largest markets, including San Francisco Bay Area, New York, and New Jersey, and we continue to demonstrate that we can operate in all markets in the U.S. Before I turn the call over to Kerry, I wanted to touch base on some of the macro dynamics impacting the short- to medium-term outlook for housing. While rising interest rates and waning affordability are factors we monitor very closely, we are confident in our ability to hit our financial targets across cycles. First, we have made significant progress in our margins, driving 240 basis points of structural improvements via cost reduction and services attached since 2018, which gives us the necessary margin of safety in our unit economics. Second, if you study the data, housing recessions have been historically slow. And last, we hold highly liquid homes for short periods of time, aiming to turn our inventory every 90 to 100 days. Setting aside the fact that our forecasts incorporate risk and volatility, The combination of very healthy margins driven by structural price and cost improvements and our short-duration, sale-ready inventory makes navigating market turbulence very manageable. In summary, this quarter marked another step along our journey to transform the real estate industry. While I am encouraged by our financial performance, I'm most proud of how we delivered these results. We focused on delivering system-level changes that enable us to drive sustainable margin improvements. We focused on our company culture, ensuring that we show up as one team, combining the best technology with operational excellence. And last, we focused on the consumer experience, building and innovating on products and services that will delight customers for decades to come. I will now turn it over to Carrie to discuss our financial performance in more detail.
spk01: Thanks, Eric. Before I discuss our Q1 results, I wanted to note that we've updated our annual investor presentation. You can find that on our investor relations website. And as always, please refer to our shareholder letter and our upcoming 10Q for full details of the quarter. Moving on now to some key highlights. As Eric mentioned, we delivered another record quarter where we significantly outperformed our expectations on growth and profitability. We saw all-time highs in our quarterly revenue, gross profit, contribution profit, and EBITDA. In addition, we generated nearly $100 million in adjusted net income, which for us is a good proxy for operating free cash flow and is strong testament to our growing scale, margin sustainability, and ongoing cost structure improvements. Based on the momentum we're seeing across the business, we expect to continue to drive exceptional year-over-year growth through the rest of 2022. I'd like to focus now on a few areas that are topical in today's environment, namely our margin sustainability and our expectations for how housing will trend over the coming quarters. First, it's important to reiterate that what is core to our business model, and frankly, what is most misunderstood, is that our systems and margin structure are designed to be durable across different housing environments. That's not to say we're immune. Housing dynamics are a key input to our business. And we've custom-built our pricing and operational systems to give us a deep understanding of the underlying drivers and to be able to dynamically adjust to changing conditions. That's reflected in our offers, and those account for the level of certainty in our home acquisition pricing, inclusive of forecasted HPA. And in environments of high volatility, our models are designed to be more conservative. Combining this with holding liquid, sale-ready homes, and having updated views on home pricing on a daily basis gives us the confidence that we can deliver against our baseline annual contribution margin targets of 4% to 6% across market cycles. To that end, with respect to what we're seeing in the macro environment, our expectation is that the housing industry may begin to experience a slowing in HPA and transaction volumes beyond what's normal from seasonal trends beginning in the second half of this year. the pace of which should be gradual and consistent with a typical slowdown. There's a reasonable chance that housing is going to continue to be stronger for longer. But notwithstanding that, we have been and continue to be conservative in our home valuations in light of greater macro uncertainty. And at the same time as we've been adjusting our pricing to be more conservative, we've not seen an impact on our conversion. Our macro viewpoint is underpinned by what's happening on the supply side. we continue to operate in an historically low inventory market, which has been the predominant driver of home price increases over the last two years. This supply dynamic differentiates current conditions from what led to the last housing downturn, which was during the global financial crisis. At that time, we saw very high levels of consumer leverage and willingness to take on debt at high rates that all resulted in a demand-driven bubble, even though housing supply was high and increasing. This led to multi-year delevering behavior as well as the forced selling of assets during the GFC and subsequent recovery. In contrast, the significant delevering, higher savings rates, and lower household formation rates post-GFC have resulted in debt-to-income ratios today that are well under those observed prior to the GFC. While affordability has waned with increasing prices over the last two years, there is currently little risk of forced selling given the strength of consumer balance sheets. Notwithstanding, real estate prices have tended to move slowly in market declines. Outside of the GFC, there have been only six quarters of HPA declines out of 188 since 1975, all very modest at around 1% or less. This further renders a sharp housing downturn unlikely in our view. And even during the GFC, the largest price decline sustained in a single quarter was down 3%. On the interest rate front, while market expectations for Fed rate increases have translated to higher mortgage rates, it's worth noting that real rates today remain reasonable at around 2% compared to the pre-pandemic average of 2.5% and a pre-GFC average of 4.5%. Based on the long-term relationship between real rates and demand, again, it would suggest a gradual softening in for-purchase mortgage applications as rates rise rather than a sharp downturn. What's the upshot of all this? First, we expect the housing industry to gradually slow, and two, we're confident in our ability to respond to changing conditions and to deliver on our stated margin goals. Furthermore, as homeowners have to navigate the changing housing market, the simplicity, certainty, and speed that we offer relative to the traditional listing process will only become more valuable to consumers, allowing us to be a share gainer across cycles. Turning now to our guidance for Q2. We expect to continue to deliver substantial year-on-year growth. Revenue is expected to be between $4.1 to $4.3 billion, representing over 250% growth of the midpoint. This amounts to revenue of $9.3 to $9.5 billion for the first half of this year versus our prior expectations for $8 billion. We expect adjusted EBITDA to be between $170 and $190 million, which represents an EBITDA margin of 4.3%, and a year-over-year increase of over 600% at the midpoint of the range. Adjusted operating expenses are expected to increase sequentially by approximately $35 million, and contribution margins are also expected to increase sequentially in the second quarter. We are continuing to manage our business against a baseline annual contribution margin range of 4% to 6%. However, we are going to be opportunistic from time to time and choose to capture additional margin when market conditions are exceptionally strong, and we expect that dynamic to be the case in Q2. Before I open the call for questions, I want to thank all of our teammates at Opendoor. I'm proud of all that we continue to achieve together in delighting our customers with building a durable generational company. And with that, I will now open up the call for questions. Thanks.
spk00: If you'd like to ask a question at this time, please press the star, then the number 1 key on your touch-tone telephone. To withdraw your question, press the pound key. Again, that is star, then 1 to ask a question. Our first question comes from Jason Helfstein with Oppenheimer.
spk02: Hey, this is Chad on for Jason. Could you give a little bit more color on what drove the strength in gross margin in the quarter and then the assumingly implied further improvement in 2Q, and then how should we think about the back half of the year? And I have one follow-up.
spk01: Hey, Chad, it's Carrie. I'll take that. So with respect to what we saw in Q1, I would think about the results being a more normal quarter relative to what we saw prior quarter in Q4 where we were working some of the operational constraints we had. So normalized margins in Q1 And then trending into Q2, we're calling for a sequential tick up in margins, really driven by the fact that, as we commented in our shareholder letter, we have been increasing our spread since late last fall in light of what we perceive to be increasing market volatility. And we're leaning into margin, and you'll see that show up in our Q2 numbers.
spk02: Okay, great. Thank you. And then how should we think about inventory through the rest of the year? Is that still kind of building through the back half?
spk01: Yeah, no, we said that, you know, Q1 should mark the low point for inventory for the year, that $4.6 billion, and we expect to grow inventory through the balance of the year.
spk02: Okay, great. Thank you.
spk00: Our next question comes from Miguel Aronian with Wedbush.
spk04: Hey, guys. First, a follow-up on the inventory. Is there anything to read into? a commentary about the expectations of the housing market and slowing HPA and slowing transactions and the number of transactions you had here in one queue. Relative to what you purchased, I guess.
spk01: Yeah, I mean, a couple comments I'll make. So first of all, Q1, and we talked a little bit about the cadence of the quarters already in the prior quarter, but Q1 really for us was the fact that we showed up with a really healthy base of inventory and we met very strong elevated demand for housing. We expected to see really high sell-through rates for inventory, and we did, but we probably sold more homes than we even had guided to. In addition, we saw a little bit of pull-through of demand, and we expected to see some of that. We'd size it at around $300 million of what we saw in Q1, was a function of people closing homes faster than we otherwise would have expected, pulling those homes from what would have fallen into Q2 into Q1. So that was a bit of a driver of the results, but certainly not a major one. I think your question also speaks to what are we propositing for the rest of the year with respect to housing? As we said in our comments, what we're seeing right now, or at least what we're managing against, is an assumption that the housing market will cool towards the back half of the year There will be a gradual slowing of HPA and volumes in light of rising interest rates and the pressures we're seeing on affordability. But as we also said, you know, we expect to grow through that. You know, our offer shows up with certainty and we think an increasing value proposition in this kind of market.
spk04: Right. So I guess what I was trying to get at was as you, you know, tying together that view with your transactions with you, you know, Are you buying fewer homes than you might because you think they're – I fully understand and agree with your views on the market overall. You know, not at a collapse. There are plenty of fundamental, you know, structurally positive things in the market. But do you adjust the pace of your purchases based on that view? And so maybe you take a little bit of a step back if you think we're headed in that kind of market over the next six months?
spk01: No. No. I mean, not at all. What we have been doing since last fall is we have been increasing our spreads. But that hasn't inhibited either a conversion or a pace of acquisition growth. And we expect to continue to grow acquisition volumes. They'll be up in Q2. And so long as we can meet our margin targets, we're going to continue to grow our acquisition volumes. I think that's a really important takeaway. We've been increasing spreads, and yet at the same time, we've not seen a real market impact to conversion, and we've been growing acquisition volumes. Back to this comment that in this environment, our value prop should only increase in times of greater volatility.
spk04: Okay. That's really helpful.
spk11: I'd love to add on top of that, which is I'll set it a different way. The value we're delivering to consumers is seeing the value we're capturing. And as we've increased spreads, We haven't seen a material impact our conversion, which is an incredible sign that, again, if we deliver certainty, simplicity, and speed to consumers, they will convert. And so we're excited to see that not only have our margins improved, we've also seen conversion held steady through this period, which gives us a lot of confidence that we continue to grow through the back half of this year.
spk04: Okay, awesome. That's really helpful. And then maybe just any color on the So far, I know it's early, but the move into the Bay Area, New York, New Jersey, anything you're seeing in those markets different, the same as the others, just any kind of signs from one way or the other on how things are progressing there? Thank you.
spk07: Thank you, Andrew. The early indications, and it's still really early, obviously, on the Bay Area and New York, New Jersey are strong. And in fact, I'd extend that statement to all of the markets that will be launched in 2021. where we added 23 markets over the course of the year. Those markets continue to perform in a very predictable way as we execute our playbook against them. And we're pleased with New York, New Jersey. We're also pleased with the 23 we lost last year.
spk03: Great. Thanks.
spk00: Our next question comes from Ryan McKeveney with Zellman.
spk06: Hey, thank you and congrats on the results and appreciate the added details on the business, the cost structure, and the embedded macro views. It's definitely helpful to see you guys lay that out given the uncertainty that is out there. So, Eric, I wanted to dig into a topic you got into the last couple quarters on the long-term ecosystem being a two-sided local marketplace for sellers and buyers. And I think it's interesting to think through. On the buy side, it's obviously great to hear that the purchase offers with buyers hit an all-time high. But I guess more broadly on this kind of flywheel opportunity with buyers and sellers, if we look at it as the aggregation of local supply is important to aggregating and capturing that high intent demand, is there a threshold of market share at the local level that we should think about as to when you get to a certain level of market share of supply, that that buy side really starts to flourish, or is that still kind of early days to get too much into that?
spk11: Hey, Ryan, it's a valid question. The way that I think about it is that if we're able to aggregate supply, in our case it's actually unique supply, it's our inventory, we can then build a differentiated experience on top of that supply. And really the end state that we're building is that We want to make it possible to be able to buy a home with peace of mind with just your mobile device. And we're using our inventory to build that experience as the first step. In terms of aggregating demand with that unique supply, we are seeing really good progress and signal that we're able to do that. When the market tips, and maybe to try to define that term where every single buyer in market is looking, downloading, and using our app,
spk06: uh to shop we're not certain but we do see really good correlation with if we increase supply that we have and build a differential experience on top of that supply buyers are actually using open door directly got it that's very helpful eric and um one more on the topic of of the acquisition underwriting and and obviously this the spread dynamic um you know and carrie really helpful to hear your commentary on how how the adoption and conversion has remained strong but I guess if we do think about a period in the housing market where some geographies maybe do see price weakness or at least have greater risk of price weakness than others, should we think about your approach as kind of continuing to bake that risk into underwriting but still making offers in all locations? Or is there a scenario where you have a big enough footprint of 50 markets and maybe the market dictates you leaning into certain geographies and pulling back or pausing even in potentially riskier areas? Maybe just comment on that geographic, you know, kind of balancing act that's out there.
spk01: Hey, Ryan. It's Carrie. You know, one of the duties of being in now 48 markets is we really have a diversified portfolio that we can make tradeoffs against. And we really do manage the business in that way. We can make tradeoffs across markets, across home types. We can allocate capital differently depending on what's going on. So we would look to do so if that was, you know, if that was paramount. What I would say today, though, is we are positioned, we believe, really well for the back half of the year for the reason I said. One, gradual slowdown. We can respond to that. Two, we've been increasing spreads. We're positioned for that. And three, you know, we've operated across all different HPA environments historically, and so as we sort of see HPA moderate, we're comfortable with our ability to thrive in that environment.
spk06: Great. Thank you very much.
spk11: Yeah, and Ryan, to add on top of that, just to provide some more context there, The way we think about it, if there's additional volatility, obviously our spreads would increase. Now, the promising signal that we're seeing is that the market also perceives the volatility, and we've seen conversion not materially change as a result. With that information, it may mean that we can be market share gainers across all markets, even as spreads fluctuate.
spk01: That's very helpful. I don't see it as a realistic scenario for us. We could price to that.
spk06: Right. Makes sense. Okay. Thank you very much.
spk00: Our next question comes from David Malinowski with Bank of America.
spk12: Hey, thanks for taking the question. It's Dave on for Kurt. I guess we're curious principally about pricing mechanisms. I know it was commented on earlier. Just wanted, I guess, to think about for modeling velocity, why you might think it's sustainable going forward, particularly as affordability is decreasing in your largest markets. And then I guess a quick follow-up, if rates are going up, how should we be thinking about modeling interest expense for the year? Thanks.
spk01: So I think there's two parts to that question. One is just how do we respond to a changing HPA environment for the balance of the year, if I've got that right. I'll come back to the interest rate one. I think it's consistent with the comments we made earlier about our expectations for housing may perform. To be clear, there's a very good scenario that housing is going to be stronger for longer, just given the fact that there's just structurally no supply out there right now. That being said, we are going to prioritize margins in this moment and make sure in this more uncertain time that we're meeting our margin targets. And so we're assuming the scenario is gradual slowing of HPA, gradual slowing of volumes, and we feel really good about our ability to respond to that. So, on the second top question, which is around rates, I guess there's, as it relates to our P&L, I'd say a couple of things. We're certainly modeling rising rates into our forecast, understandably. We expect to learn that the overall impact to our P&L should be quite manageable. This is consistent with the comments we made last quarter, but just to parse it through, if you look at our senior loans and how we finance our homes today, that costs us about 70 basis points on a per home basis, just based on the terms we have. And if you extend that and look through to the end of the year, we'd expect that to increase on the order to 100 basis points. And that's based on a combination of things. Certainly the forward curve is this today and how we assume we're going to mix in different senior facilities over the course of the year. The net of that increase, maybe 30 basis points, is pretty modest relative to our overall cost structure. And perhaps more importantly, it's important to understand that we pass on the full cost of interest to the customer via our spreads. Our objective is we're going to manage to contribution margin after interest to be neutral.
spk12: That's helpful. Thank you.
spk00: Our next question comes from Ryan Tomasello with KBW.
spk10: Hi, everyone. Thanks for taking the questions. Just following up on the seller conversion, you know, nice to see that still holding in strong despite the strong seller's environment, but curious if you've noticed any initial signs of benefit to conversion rates in any markets that may already be starting to cool off. I guess, where do you think that 35% plus conversion could go in a more normalized environment? And do you, have you put any long-term internal targets around that metric?
spk11: Hey, Ryan, it's Eric. Again, like I mentioned, we were quite pleased with some of the early evidence we're seeing that as we've increased spreads, obviously it's reflective in our gross margins and contribution margins. we have not seen a material damage to the conversion rates. And again, we had a hypothesis going into this even back when we founded the company that when there's the most uncertainty, that's when open doors needed the most, which means that we're creating the most value when there's times of uncertainty. And that subsequently we can actually capture that value that we're creating for consumers. We don't have a view today on what that could look like through any softening in the back half of this year, but we're certainly optimistic that our conversion rates will be steady at the very least. And so, again, as we think about increasing spreads throughout the year.
spk10: Thanks. And then considering the geographic expansion that continues, can you say what level of I assume, drag that these new markets are initially having on the consolidated business, maybe in terms of the margin delta between your most mature markets and your ramping markets, if that's the way you look at it, maybe on a contribution profit basis?
spk07: Yeah, it's Andrew here. The reality is pretty small in terms of the drag, and actually in our updated investor presentation, we actually shared some of the cohort profiles of what margin looks like in those markets and they're all positive and they're moving actually the profitability even more quickly than any of our prior cohorts have.
spk10: Got it. Thanks for taking the question.
spk00: Our next question comes from Justin Agus with Barenburg.
spk08: Hi. Thanks for taking the questions. I just wanted to follow up on the uh, entry into the New York, New Jersey, San Francisco markets. Can you talk about, uh, any additional oversight that you guys take into account giving, you know, some of the uniqueness of the houses in those areas, uh, if any, and then a follow one after that.
spk07: Sure. Look, I think first of all, what I'd call out is our ability to enter the San Francisco Bay area in New York, New Jersey. It's actually a testament to eight-plus years of investment in our pricing and investment platforms. Our ability to underwrite a market is the fundamental gating item for us to enter a market. And that's what we look at, and we rigorously, rigorously test that before we launch. And then actually after we launch, our focus is not on growth in those markets. Our focus shortly after launch is making sure the models are performing the way we expect them to. And what we've seen so far is that that's what happens. And we monitor every market launch very, very carefully and very closely. And it's only once we feel comfortable with the risk we're taking on that we actually begin to apply our go-to-market playbook and ramp all of those markets.
spk08: All right. That makes sense. Thank you. And then on the vendor management system that you guys called attention to in the letter, Have you seen any improvement in kind of the inventory turnover? I know you mentioned 90 to 100 days, but is there, you know, reason to believe that that system can bring those numbers lower and improve, you know, significantly or, you know, reduce the holding times?
spk07: We're relentless in our pursuit of operational excellence. And the team is hard at work, constantly turning over rocks, looking for opportunities embedding process improvements into technology, into platforms, so that we can continue to drive down our cost structure. And I think one of the things you saw is that over a three-year period, we've actually been able to drive 240 basis points of structural margin improvement. And a big portion of that is cost. And so, yes, we do believe that continuing to invest in our technology and operations platform, I'm sorry, our transaction and operations platform, will continue to yield cost savings.
spk08: I appreciate the additional color. Thank you.
spk00: As a reminder, if you'd like to ask a question at this time, please press the star, then the number one key on your touch-tone telephone. Our next question comes from Steven Ju with Credit Suisse.
spk03: Great. Thank you. So I was wondering if you can give us an update on the uptake rate of some of your ancillary services. I think some time ago, at least for the title and escrow product, I mean, there was a high, pretty high uptake in those markets where they were rolled out first. So, you know, where are the most mature markets now? And, you know, is there any reason to believe why there should be some sort of structural ceiling, you know, below 100 percent, almost full adoption? And are those markets that are a bit newer in terms of these products being rolled out, are you still seeing a similar adoption path as some of the original slash older ones? Thank you.
spk07: Specific to our title business, we continue to see strong attach rates overall. We do see different attach rates market to market as we launch, particularly as we enter new or different states. One of the things we're very conscious of, particularly early in a market's life cycle, is that we have flexible capacity. We can go up and we can go down as needed. And so we're prioritizing that flexibility in some ways early in markets over just the absolute highest attached, because we actually think that leads to better system level profitability over time. And so we, I would say, see very, very strong attach overall in our title business. We don't think it goes to 100% per se, but we think where it is is a pretty good indicator, and we think that we will see that in all of our markets. Thank you.
spk00: That concludes today's question and answer session. I'd like to turn the call back to Eric Wu for closing remarks.
spk11: Thank you. I just want to say that I'm incredibly proud of the Q1 results, and as Kerry mentioned, props to the entire team for working hours and hours on servicing our customers and delighting them. We are managing our business with a great deal of discipline around our margins and cost structure, and more importantly, we believe we're going to be net beneficiaries and market share gainers from any upcoming volatility. Our future is very bright, and we are reshaping the entire real estate marketplace with a far superior digital product and a $35 trillion market. Thank you.
spk00: This concludes today's conference call. Thank you for participating. You may now disconnect.
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