 and one reason is that a lot of people refinance their mortgages a few years ago and they're extremely low and if they were to move now they'd have to pay a much higher mortgage and so they just don't want to do that so they're staying put but i'm not sure that that entirely justifies being bullish on housing prices the reason why gourd if you think about it a person who decides not to sell because of low mortgage rates that subtracts a unit from supply but because they're also not moving it subtracts the unit from demand so kind of it's kind of like a wash on supply demand