 time and time again now now historically speaking we're still low but again we're comparing it to two and three percent so people are not why is a seller going to sell when they have a three percent interest rate it makes no sense even people that are looking to downgrade it's more expensive now to buy a smaller house and so I think that's the sweet spot right now what I'm seeing in the market is something so odd I've been selling real estate or been in the real estate market for 22 years and