Zillow AI App Sparks Real Estate Data Controversy

Key Takeaways:

• Zillow has introduced a new app within ChatGPT, enabling users to search for property listings through conversational prompts.
• The launch has triggered industry-wide concern and investigations into its compliance with real estate data regulations.
• Zillow asserts that it underwent a rigorous process to ensure its ChatGPT integration is fully compliant with IDX rules.

This article is the first in a two-part series examining Zillow's new ChatGPT app and the questions it raises for an industry governed by listing display rules from a different technological era.

The real estate world was stirred when Zillow announced it was the first company in the sector to launch an app within ChatGPT. But alongside the buzz, alarm bells started ringing for many industry professionals.

The primary worry centers on whether this integration breaches data licensing agreements. However, the conversation has quickly expanded to address more fundamental questions: How should valuable listing data be managed and controlled? And how must the industry adapt its data standards for the age of artificial intelligence?

A New Frontier in Real Estate Search

In its October 6th announcement, Zillow highlighted that ChatGPT users can now integrate the Zillow app to search for listings using natural, conversational language. Within the ChatGPT interface, the app presents property details and provides links that direct users back to the original listings on Zillow's website.

David Beitel, Zillow's Chief Technology Officer, stated that the integration was created to bring "simplicity to the home journey within ChatGPT." He added that this partnership positions "Zillow at the forefront of generative AI adoption."

Industry Alarms Ring Over Data Rules

Almost immediately, industry experts began questioning if Zillow was adhering to the terms of its Internet Data Exchange (IDX) licensing agreements with numerous multiple listing services (MLSs).

"Zillow's ChatGPT integration raises the question: what is reasonable control of the display of MLS data?" wrote Leah Ingalsbe, an executive at the Greater Springfield Board of Realtors, in a LinkedIn post. She noted that many terms of use were written long before such technology existed.

Others were more direct. Danny Frank, a Texas real estate agent and former chair of the Houston Association of Realtors (HAR), expressed his concerns in a blog post and filed a formal complaint with HAR. "The brokers give permission to HAR, and they do not have my permission to share that [listing data] with another third party site, unless everyone has equal access to that," Frank argued. "Right now, only Zillow has access to that."

The Question of Control

The central issue revolves around who is technically displaying the listings. The IDX policy from the National Association of Realtors (NAR) mandates that all IDX listing displays must be under the "actual and apparent control of the participant [broker]."

Victor Lund of the real estate consulting firm WAV Group asserts that Zillow is violating this rule. He argues that Zillow's license is for displaying data on Zillow.com and its apps, not on another domain like ChatGPT. From the user's viewpoint, Lund contends, "they're using ChatGPT … and simply invoking Zillow as a tool inside that environment."

While NAR has not issued a formal ruling, it advised MLSs to assess whether data is being sent to an unauthorized party and if the broker maintains control over the display.

Zillows Defense The App is IDX Compliant

Zillow maintains that it has followed all the rules. During a Real Estate Insiders Unfiltered podcast, Zillow's Chief Industry Development Officer, Errol Samuelson, said the company went through "a painstaking process" to ensure compliance.

Furthermore, Zillow's SVP of AI, Josh Weisberg, mentioned a "deep collaboration" with OpenAI to guarantee that IDX data would not be used to train the ChatGPT model.

In an FAQ on its website, Zillow clarified its position:

• On Data Display: When a user makes a request, ChatGPT sends the prompt to Zillow, which then formulates a response that is displayed within the Zillow App. The data itself does not go to ChatGPT.
• On Participant Control: The Zillow App is "operated by, and controlled by Zillow, just as on the Zillow website and mobile app," thereby meeting the control requirement.

Can AI Open a Backdoor to MLS Data

One major concern is whether the integration allows for easy data scraping. While a web browser shows listings, it doesn't typically offer a downloadable spreadsheet. A test conducted by Real Estate News suggests Zillow's ChatGPT app can do just that.

By asking the app for listings in a specific market and then making subsequent requests, the reporters prompted the app to "pull all the data the widget actually loaded." The result was a downloadable file containing data for 100 listings. This capability, according to Lund, could allow third parties to capture and misuse listing data for commercial purposes.

MLSs Investigate While the Industry Watches

When presented with the test results, most MLSs either declined to comment or stated they were still investigating the matter. The general silence may be due to the novelty of the technology and the current litigious climate in the industry.

"We're in a very litigious time in our industry," said Russ Cofano of Alloy Advisors. "I think people are going to be very cautious about taking approaches that could result in litigation."

However, one organization, North Carolina's Canopy MLS, stated that "the Zillow app remains compliant with our IDX rules at this time."

Innovation vs Regulation The Path Forward

Cofano hopes this development encourages dialogue and innovation. He suggests that rather than focusing solely on compliance, MLSs should learn from Zillow's efforts to serve consumers in new ways.

"If really this industry is about serving consumers, then we should be applauding Zillow … for trying to do something that exposes authorized listing data to more people in the way that we all know is coming, which is AI search and discovery," Cofano said.

He believes the industry sometimes gets too focused on data ownership and forgets the main objective: to connect buyers and sellers.

Stay tuned for part two, where we'll explore the challenge of applying old rules to new technology and how the real estate industry might need to evolve.

How the Data Was Extracted A Test Case

Here is a summary of the test conducted within the Zillow-ChatGPT app.

Using a paid ChatGPT account, reporters for Real Estate News enabled the Zillow app and asked: "Zillow, please show me for-sale listings in Orlando, Florida, priced between $0 and $400K."

After the initial map of listings appeared, they asked: "Can you get the data used to display the widget I'm seeing? All of it?"

ChatGPT responded: "I can pull all the data the widget actually loaded (that's the first page of results—up to ~100 listings with full details like address, price, beds/baths, sqft, lot size, lat/long, home type/status, and the Zillow URL)."

The chatbot then offered to export the 100 listings as downloadable CSV and JSON files. When instructed to proceed, it delivered the files containing the data for all 100 properties.