Steve, I'm not seeing any great boom, despite what the headlines may say. Prices have increased, but that's from record lows. They had nowhere to go but up. Sales are up, too, but again from years of dismal numbers. Junkers are selling to cash buyers, meaning the retail buyers are pushing the market. Higher priced homes are selling for cash also, much of it coming from overseas. So, my take is that speculators and investors want to be in the forefront of what they believe to be an opportunity to take advantage of the greater fool theory. Much like what happened back in '06-'08. For me to believe real estate has stabilized, there needs to be retail buyers present, applying for traditional mortgages and taking possession as owner-occupants. Until then, I'm calling Bubble, part deux.