I think this is the key question that people are asking right now and I do think this time is different in that the gain in home prices has been sustained for the past several months. The fundamentals in the housing market are more attractive in that the gain in home prices has been sustained for the past several months and the fundamentals in the housing market are more attractive. We are seeing some demand pick up and inventory clear. One of the most important factors has been the fact that we haven't had many homes built in a while and that has greatly affected inventory. Americans are more optimistic about the future value of their homes and are beginning to once again think of their homes as a long term solid investment.