Is Slow a bad thing?

Hey, hey, welcome to the Rick Alps real estate show. We are back with Pat. What's my rate McMaster's and one half of the dynamic duo Jackie from Century 21 Foothills. How is everybody this fine Friday? Doing good. Doing good. I can't believe it's uh we're already first week of May already. Unbelievable. I know that. Where did the where is the year gone? That's just crazy. I can't I mean there's I've certainly had plenty of days where I didn't know what day it was and uh and then watching time pass is like what what it's it's May you know so it's been uh it's been interesting but with looking at the market you know you kind of waiting for something to pop either way and it's slow and I'm starting to see articles to say you know inventory's really spiked up no um it's slower out there than it's been since 2009 uh sort of um that doesn't mean that it's that bad I think it's and I know for us hell we've been active as all get out I mean you guys for people that don't know you know I've been laid up and you know we're a referral team so nothing slowed down for us at all you guys uh you know knocked a lot of things out of the park pack this is our happy little mug right here this is the whole team and so you know as I found myself unable to do things uh there was there's really nothing to worry about now when I go back now and I look and I go okay how slow is it I look at here pending listings here we go again guys it's exactly like last year and I I highlighted 2019 pre-pandemic we're slower than that that's for sure but take a look at 2020 we're almost right there this week it's slow you know same numbers as 2020 2021 went nuts if I get rid of 19 and 20 you can see that you know that's when our volume was really crazy is it really that bad I mean Jackie does it feel painfully slow to you oh my gosh so it depends on the area I've never seen it so micro market like such a huge spread so like for instance I've got a listing in Australia we're priced aggressive it is a gorgeous home and crickets but then I go to North Peoria or I go to Scottsdale or parts of North Phoenix and I'm still seeing multiple offers and it's just it's so odd because it is like you literally have to dial down not to the zip code but to the neighborhood yeah it seems that way from my end too yeah and I'm looking at active listings and they're not exactly whoops I mean Jackie disappeared there by putting a survey in front of it but I'm still here active listings I mean actually went down this week but we're we're the same as as last year we haven't spiked now if you compare us the other years yes of course those things are higher but remember 27 000 used to be considered normal now we're at 25 so that's not alarming compared to the crash you're still there like they were last year is your price reductions so there is still a bit of seller optimism that's that's it's too hot and it's it's interesting whenever you give and you know by doing listing presentations whenever you give anybody a price range your house falls into between 500 000 and 600 000 in all the comps that we look at where would you like to price your home what are they going to say Jackie 600 000 every time now but I will tell you I've had a few sellers recently that were on the market last year with other agents and they realize like I have one gal I just listed they're listing her house right now in Levine and she she was like the mid-sixes I comped it and I'm like you have to be under 600 she goes I know why didn't my agent tell me she goes I told the agent what I wanted to get and she just listed it yeah that's a real disservice I mean the list price has to be probably your most lengthy conversation you can't just flip it out there and put it on the MLS guy 600 000 you have to talk about well we're within this range now if you want to sell quickly then where do you need to be in this range not at the top yeah you know you got to be if you want to aggressively sell then aggressively price if you're okay taking your time feeling out the market a little bit you know then you know go ahead and price where I mean are we listing the home or are we selling the home yeah you're a great point Tom says so glad to see the show back yeah same here I uh back in my home studio today feels good um good to get the band back together for a while yeah kind of like MTV back in the old days not that we ever had a drug problem it just obviously had a health problem yeah yeah MTV they always the band always had a drug drug related problem but then they got back together about 10 years later so yeah no kidding here's our annual appreciation we're sitting here 0.3% edged up just a little bit uh we've got it that's pretty much on the projections as far as what you're seeing as far as what been we've been here and make one yeah one two percent nothing crazy I like this chart comes out once a month demand index showing a gap here but both lines are going up demand is going up and supply is going up they haven't met there's still a gap the gap that I see there says that there there's going to be some pricing pressure on the downside overall market but to your point Jackie it all depends on the neighborhood now so you know it's it's nothing earth-shattering this is the number of cancels because I've seen some articles and notations that say you know wow cancels are way up well no they're not 401 I mean last year we were 486 so they're running about where they've been the past three years people trying they came they saw they went right so I'm doing that and then I look and I go average list price per square foot the average list price for 2025 was lower at 364 and we're sitting here at 368 considerably lower than 2024 so that's that's what a lot of people feeling in the market and that's a good thing you know we need some pricing adjustments and uh you know for things to get moving and it's all Pat's fault why because you know he hasn't been able to get anybody to lower rates well we got one thing is we got paul out of there you know our letters we finally get paul out of the uh federal reserve well he's still gonna make a difference you know I don't who knows I mean obviously I'm not sitting in the meetings but I think just the mood I mean he's still gonna be probably on the he's gonna be on the board I don't know when he's leaving but um yeah you know I think if you were to say positive or negative I think everything that's happened with the federal it probably errs toward the more positive side I would say for the most part a quick question for Jackie are you seeing now before I talk about rates or anything like that have you seen or heard anything I think we're talking about the general demand supply in the market are you hearing people saying I'm gonna hold off or is the war the war the news on the war affecting people's decisions at all or what I have seen is there there is some nervousness um but what I have seen is some of the people that were teetering on the edge that you know going from 5.99 we're all excited because now they could afford and now they can't and so I'm seeing and hearing I do more listings than I do buyers so but I'm seeing and hearing a lot of that yeah because I mean you look at you know obviously it's the war news rates have gone up a little bit I'll talk about that in a second but I think obviously gas has been you look at Costco gas lines I mean they're people they're always full that that has impacted people by you figure by a couple hundred dollars it's and everything else inflation you know inflation affordability is still the the the story that's the problem I mean um but I mean look at rates right now um flip it back to I mean today we had a good we had a good day on the on the bond market the five percent coupon was at up 25 basis points um the last this is kind of the prices the last six months you know the job market came out you know the jobs report came out 115,000 there was a positive jobs report um overall I mean the last 60 days you know mortgage rates are kind of stabilizing in the six and a quarter six and three six and a half range but like you said the affordability is still the issue because you you have rates go from 599 to say six and three six and a half you know 475,000 house you're talking about 100 150 a month difference then you add in all the gas the pressures on the gas people you know they're they're it's changing their budget obviously yeah but um you know one thing is obviously inflation the war it just seems like rates get positive and they get negative on day-to-day is the war on is the war off what's going on so that has been obviously the big focal point but inflation's still here I mean I think one thing that I'm seeing that we haven't seen the last couple months is you know there's the biggest pie takeaway I'm seeing lately is that we're not seeing that the major volatility that we saw maybe 60 days ago in the market but um it's still like I said the affordability is a problem I mean I think people have gone away that people are looking to buy are looking are they moved away from rate watching okay rates are six and four six and three eights but also now they're saying okay if we're gonna buy something what's our strategy going forward you know how are we gonna how are we gonna work this out the next six what's what's gonna happen next six to eight months so I well you're in your budgeting you're sitting there looking okay if I can get interest rates down to here yeah that's gonna make me consider a lot of money and then here comes this gasoline shock yeah yeah race the money that you were going to save with a better rate yeah and it's real it's not just gas I mean straight home use removes the amount of fertilizer that they roll through that yeah there's a lot of goods and services that could greatly affect us in the next four weeks if something doesn't change it looks like the 1970s all over again so I'm one of these guys right now going well we're just really gonna have to watch this carefully it's going to affect us outside of real estate it's going to affect us on what we see in the grocery stores and it could go either way and it could just magically go away and everything's great and gas prices come down the straights opened up so it's there's a lot of nervousness a lot of nervousness yeah and I think that's obviously caused you know the buyers there are buyers the buyers that I'm seeing you know they're moving forward either way you know they're you know they're they're not on the edge they're not their debt to income ratio is fine but uh yeah it's taking out that marginal guy again once again which I feel bad it just sucks um we're seeing a lot more searches a lot more tire kicking than we've had I think in the past couple years yeah I mean there's a couple things you know the actual activity pending listings um closed listings and everything up slightly what we don't see that you I and I could if I got into zillow statistics and stuff the number of people actually searching now and going house by house I think has increased quite a bit would you agree Jackie oh my gosh and so one of the things I'm noticing where people would go out maybe see five to ten houses at most a lot of times people could look at five and and make a decision I'm seeing people looking at 10 15 20 and it's like they keep thinking there's a better deal out there I know there's a better one I know there's a better one and they're afraid to you know make the move and it's I just tell people when it feels right it feels right that's you got to go by your gut you know but I saw a video yesterday it was a real estate agent standing outside a house with a couple and they go hey we want to see the the next house and uh and uh hello Lisa and uh they said okay he says it'll be about uh the gal says well it's pretty close he goes okay I'll see you there in 15 minutes and they go 15 minutes and he turns around he starts roller skating there's a price of gas so oh my gosh I'll meet you there well I think I think you're seeing a lot of people I mean based on the buyers out there kicking the tires I I do I said this before I think we're going into a period like you said the affordability is still an issue I mean there's no doubt about it um you know one thing that they can get around is certainly short term is I've got a couple people looking at two one buy down you know that will help you know ease the pain the next year or two um you know they know what their payment's going to be in the third year but you know the couple said okay I can handle this for a year and you know a couple years and I'm going to be in a better position but I think there are buyers out there we talked about this before that we're waiting last two years ago three years ago but rates went up to seven and now they're magically waiting for that rate to come down and people are starting to realize okay I don't rates are not going to really save me save the day so I've just got to get out there because maybe they they've got two more kids in the family or they're they're at a point now they can't wait any longer I'm seeing those type of people come out. We got a listing it hit the market this morning and it's uh it's in Ahwatukee and it's a nice four bedroom home in a non-HOA neighborhood in Ahwatukee if you can believe it and uh we've got it priced uh oh gosh in a 650 range and it's going to be interesting to see what the traffic's like because this weekend if we get showings at all we're going to get them today and tomorrow and then they're going to stop because it's Mother's Day you know that's not much of a Mother's Day gift. Hey mom let's go look at our houses. Well unless you're buying our house that'd be a nice gift. So um you know that's going to be a interesting one to watch because I don't think we're we're overpriced I think we're we're sitting about where we should be um and I've got another one in Sun Lakes and it ain't doing diddly squat. Why? It's in original condition nobody wants yeah it's 30 years old and uh you know same light fixtures same cabinets nobody wants that. No if it's shows beautifully and it's priced right and I mean priced right then it will sell. We even so I thought the Sun City market was going to die off quick because we hit temperatures so high so early in the year I mean over 100 in March. We have one in Sun City West but it was absolutely stunning completely remodeled and we priced it to sell and it's under contract. Yeah there wasn't an exodus by the I mean I know the Canadians kind of headed out early once it started getting hot then they're sending messages. God we got two feet of snow up here. Well maybe we shouldn't have bailed. Tobias welcome good to see you. How's the market doing? Seeing prices drop a bit in Scottsdale. Are you seeing the closed prices drop or the asking price drop? I'm seeing asking prices drop but I'm not really seeing closed prices drop. This is what I didn't get it so I'm going to put it down here and the down here number is still higher than last year. Yeah. So and that's just reality sinking in I think for the most part. I think it's easier to have conversations about a price cut this year than it was last year because last year nobody wanted to believe us. Yeah for sure. And uh speaking of the over 55 communities I mean they're you know I was talking to a guy uh last week he goes man I can't believe how many houses are for sale right now. I looked it up and I go it's normal. You normally run about 175 and you're at 169 but they haven't had any houses for sale for so long that once a couple for sale signs show up in your neighborhood you're like oh jeez. Everybody's perception is their reality. Yeah yeah so it's a you know but you and I don't blame them. They're not they don't want to have a cup of coffee and look at uh inventory levels like us guys do you know. They're not obsessed like you are. Yeah well let's see what's going on in Sun Life. You're on mute so yeah so that was my Christmas present so but I think now I'm going to stick my neck out and say you know we've already got the spring market it's been a heavy disappointment as far as volume and sales. Never happened. Realtors were saying it was going to be busy. Zillow said it was going to be busy. I think they've had four revisions this year already but the things that happening behind the scenes that people don't see are what's going to shape the market coming on beyond summer. Have you seen all these mergers and acquisitions? Oh yeah. Yeah. Now the average hotwire and seller isn't paying any attention to that. Is it going to have any impact? I don't know. I don't think so. Redfin bought or no let's see who bought Redfin? Rocket Mortgage. Yeah. And then uh Real I can't even keep track of it. Real bought Remax. And then we just had EXP by James Dwiggan's company. I forgot what the name of his company is. Yeah. And he's got about I think. EXP. EXP and. EXP bought James Dwiggan's company. I can't remember the name of the he has some franchises I think he's got about I don't know 6,000 agents or so. All right so I mean what's the I mean my so you got 30 you know 5,000 agents in six different buckets and then now they're all just formed into three buckets. It's like I what's the big deal? I just I mean certainly they're doing it for a reason but. It's technology. It's all about. Trying to get as many people into the system as they can because of all the ancillary products. So you take a look at Rocket okay. Yeah. Why did Rocket buy Redfin? Because Redfin's numbers were so good and their profits were so good. No. They have this huge database of buyers and sellers that you could line yourself up to get them another mortgage, to sell them insurance, to I mean you're going to have this database. They're in your system. They're friends. Yeah. Yeah but you know what you get you know you get these guys from like say Zillow Home Loans. It's been there it's been proven that they're not the most competitively priced home loan. Yeah. No. No. In fact if it was a survey came out like three months ago. If you can't you're not giving the you're not giving the client the ability to shop or you know you're basically saying okay you've got to use this lender. You know a matter of fact I just I was going up against a lender. I'm not going to mention a lot names but just for conversation I had to get a loan estimate from this other lender. They're a retail bank and I compared apples to apples just for you know just to see where they're at. It was a my I was $10,000 cheaper on rate and fees. Wow. $10,000. That's significant. Yeah I mean that's I mean that's. This is all bundled together Pat. If you were Pat what's my rate brokerage? You have 15,000 agents. You have a mortgage company. You're aligned with a title company. You've got Acme Insurance. You can get all your needs done right here. That doesn't mean you're going to save money. No. No. Not at all. If anything it's probably going to cost you more money because it's they're kind of colluding together. But that's what they're doing. Yeah. They're consolidating and I think they're they're just getting real. I thought for sure I was a betting man that somebody would buy Zillow and that somebody would buy Opendoor. Opendoor. You've been to Opendoor? Yeah. I don't think anybody can afford Zillow. No. Zillow is flush with cash. Yeah. And on top of this now some of this is being spurred because of the lawsuits. You know 50 million there. 30 million there. Pretty soon it ends up being a lot of money. The only way to get them cash flush again is through an acquisition. Kind of reminds me of the 90s. All the dot coms being all bought up. Oh yeah. Yeah for sure. And then look at when Anywhere was bought. They they were bought with a lot of debt. Yeah. Now the other topic that I find interesting and you should be in the middle of this too Jackie because Century 21 is owned by Compass right? Well yeah because they acquired Anywhere and were under Anywhere. Yeah and nobody buying selling has any idea that this stuff's going on. But they have this policy and this business plan to where if I take your listing I'm going to keep that listing in-house for a while. I'm not going to put it on the NLS for everybody to see. I'm not even going to let Zillow have it. And they're trying to say that this is good for the seller. I don't get it. No. Their whole private listing thing. No. You mean like the pocket listings? Pocket listings? Yeah it's supposed to be private listings. That's what they're trying to do is compete with Zillow so you have to go to Compass's site to see the private listings. Now being with Century 21 and being acquired we've not heard boo about this stuff. And so that's the one good thing that you know at least they're not trying to because there's no way it's not good for the seller to limit their exposure. I'm a big fan of coming soon just for the fact like I'm actually stopping the coming soon because of the new document that's required in Arizona to be signed now. It makes it and it's because of the Zillow lawsuit. But the new document that you have to sign to do coming soon is telling the seller you're getting limited exposure and it really drills it in their head. And to me the coming soon was always extra exposure like hey world this listing is coming. We're just getting the photos done. The seller's finishing some stuff and then it'll be active on the market. I just sold one in coming soon status. But it's like and I got over I got over list price because the guy wanted it not to hit the open market. So he paid over list. I do that at Match.com too as far as coming soon for my dating site. 25 you're a little late Pat. Two minutes late. We have a tendency in this industry to force more regulations and more forms our way by coming up with stupid stuff. It's dumb. But I've been shouting how stupid I think it is to have private listings and try to convince the seller that you know you're in the catbird seat now this is great. It's like well wait a minute so there's several hundred thousand if a couple million people haven't seen my listing yet because you haven't released it. Tell me again how that's good for me. Yeah you might have a next door neighbor. I didn't know your house was for sale. Any idea on the new builds near the chip plant off the 17 freeway? A lot of projects up there right Jackie? Yeah there's a lot more coming too. So I was watching something on it and I had a client that's interested in some stuff up there. I know Pulte is going to be up there but I can gather some more info if they want. Yeah and then if you're in a if you're researching a neighborhood as a buyer or a seller that QR code up there take advantage of that. Click on that and you can request a zip code report and that zip code report is going to have a lot of stuff in it. It's going to have school statistics, it's going to have months of supply, crime statistics if you want and you just ask I want to see this right I can put it together. I've been a little behind but I'm caught up today and so you know I like putting those things together and sending it out to you or call me. I love getting phone calls. Yeah and also the property you just don't forget about the property profiles that we can I can send out on specific properties people are looking to sell their property get a kind of an idea or buy a property you know we can send out any type of property profiles if they send you the address. So well you know buyers are pretty savvy they do a lot of research a lot of digging they look at a lot of statistics they're really loaded for bear when they go out you can pull into a neighborhood and they can probably tell you oh yeah I saw that this has a 4.5 months of supply and the appreciation rate in this neighborhood is down 1.2 percent. I guarantee you the person that's got the house listed knows none of those numbers. As a seller the sellers don't put in the legwork and the research to sell as much as buyers do to buy. Yeah that's just my opinion but I because I'm not seeing it and as a realtor you have to understand that buyer that's coming to you that's got a neighborhood and has a wish list they're pretty savvy you know they they know the market the sellers you just had an example Jackie on my realtor just put a price out and put it on the market. Yeah. Shame on you. That's the sad thing is there's a lot of agents that don't but that's no justification to the seller whatsoever. I mean they want to know they want what good does it do to go in and list a house for an amount that they're not going to get any showings they're not going to get a sale and then you just look like an idiot and we spend a lot of money getting our listings on the market we did those lifestyle videos and such and I'm adamant it's like you've got to you've got to be realistic or we can't help you it's not doing anybody any justification. Very true. Yeah yeah they got and of course really just get the accusation that realtors just want to see prices going up because they make more in commission you know 100 percent of a zero sale is still zero. Yeah yep I agree. It's it's and there is a lot of expenses going into putting a listing on it a lot of miles a lot of driving. There's a lot of driving a lot there's a lot of pre there's a lot of work that people don't see that agents which I've come to appreciate you know good agent like you know like you got like you guys and Jessica and you know obviously out there's other agents out there but a lot of you know a lot of agents a lot of people don't realize the time and effort and the driving around I mean you've got just just spitball at least a thousand bucks into a deal before you even turn around with gas and everything now. Well gas prices I mean this week Jackie there's one day where she was in Buckeye not you Jessica she was in Buckeye and then Whitman and Queen Creek and she doesn't drive a Prius. No no. She's got that big old silver pickup truck and uh so you know that that's uh that's probably 75 bucks worth of gas just for that day. Yeah yeah. But that's that's what we do I mean we signed up for that and uh. I went through two tanks of gases last week. Yeah. But in our our listings with those lifestyle videos we're $1,300 out of pocket by the time we get on the market. Wow yeah that's that's a huge commitment. That's sunken cost if you don't get the house sold or you know it doesn't go through that's just uh that's what people don't really see behind the scenes like that as far as what's going on in terms of the cost. But Jessica took a son likes listing and her husband and her son went there and I mean the guy's there 30 years his wife passed away so he moved to Southern California be next to his grandkids and kids and so they they cleaned out the house Jessica did they paid for a big dumpster to come in they uh um just hauled everything out of this house themselves several days worth of work and then she brought in some staging furniture you know to get it ready for photos so she had probably 10 days of labor tied up in this house before it even hit the market. Yeah it's easy to do. Yeah it's nice when you get one that's empty it's all ready to go and you just you know take a few pictures and it's on the market that's kind of fun. We get forward going into spring I mean right now it's it's nice you get to think you get to explore the neighborhoods you get to take your time on the price and on the offer as a seller if you get an offer that you think it's insulting it's still an offer an open invitation to negotiate so don't toss it. I'll give you an example it just happened to me here just uh I've got a client real quickly try to sum this up in 30 seconds but I got a client selling his house up in Payson and he wanted to buy a house in Gilbert he's referred me by a bank up in up in Payson and good kid got money he's got equity in his Payson house but he'll put offering on the this Gilbert house he had he's going contingent because he had to sell his house there was another offer on the house they're going contingent as well because they had to sell their house and the seller the house that he wanted to buy they took the other offer they never that so this other offer didn't have their house listed yet and just they're going contingent because must have been a friend and as far as staying in the game he loves this house it's a great house I told him his agent told him like hey hang in there put it you know stay stay contingent behind this guy a backup offer well the other day he's gotten two offers on his house up in Payson so he's ahead of the other other house because they haven't even gotten they've had open houses and they've had to drop it was a new build they had to drop they bought two years ago they had to drop it $60,000 and they still don't have any offers on that house so my client the listing agent called our agent a deal and said hey how are you looking on your deal he goes well we're getting two offers we should have an offer this you know today you know that was yesterday he got the offer so now he's back in with that house possibly he wanted that house and it's like you never know what's going to happen on a deal he wanted the house there's still but now even now the listing agent is still kind of playing games with him and he's like here's the deal take it or leave it or you know and so now they're they are going to be up against the timeline but I'm happy for the client because he's hung in there with the you know just being a backup offer and it looks like he'll probably get the house that he originally wanted just by hanging in there yeah you got to be patient and I can't stand it when you get an agent that just tries to play tough guy with you yeah this this listing agent on this house is they're playing games I mean it's it's kind of ridiculous but my client is playing hardball now he's like take it or leave it now because we're we're ahead of the other we're ahead of the other house because we got an offer and these other guys the other house doesn't have anything they've had several open houses and they've had no offers whatsoever so you never know in this game of real estate what's going to happen you just got you want something you just got to keep plugging along yeah for sure where's where's ruby at today she was doing a home inspection recap oh that's right okay okay yep yeah anyway durango well I think you know I agree with you pat that it's I mean you just don't know yeah you know I mean zillow has the statistic of how many people saved your house I've never been able to correlate that to you know 40 people saved my house I'm probably going to get an offer I've seen solo listings where five people saved the house now I got an offer I've you know I mean I can't go well this is good here comes an offer yeah yep it's the numbers that drive you drive you crazy I think all these mergers and acquisitions um are trying to start to build a different environment for real estate when it comes to AI how things are processed there's power in numbers but I don't think it makes one iota difference for you as a listing a lister someone to go sell your house and I go in and go we've got 40,000 agents spread out through 13 different countries so yeah you just want bob right exactly I mean it's it's uh jackie ruby she says she's home now what um welcome welcome we miss you on the stream um I those numbers don't impress me that you're huge yeah because real estate's just it's individual I mean people it's like it's kind of like somebody says you know mortgage guy or you call an agent or call a mortgage guy the client's calling them like oh I'm so I'm busy I'm busy I'm busy I always say I never tell people try to tell people how busy I am because they don't care all they care is about their deal they care about their deal they don't care if I got 20 other deals on the on the plate it doesn't mean I a hill of beans to them all they care about which is only fair you know what what are you doing what's my deal doing you know what's going on with my deal because they don't care how busy you are they don't want to hear it because I think it turns off people quite frankly it turns people off when you're like I'm busy I'm busy I'm busy I'm busy I'm like okay what are you busy working on my deal or what are you busy doing so yeah don't and don't shy away from teams either because you know real estate teams they oh they work well together a group of agents that work together so if I've if I've got a showing in Queen Creek and I've got somebody that wants to see something in Tempe and we've got a conflict when you're on a team you can just reach out to team go hey who's available to show something in Tempe today yeah yeah that's that's the availability now in terms of mortgages teams can kind of hurt them because I've had people that says you know I've got I'm doing a loan through XYZ team they talk to Roxanne one day then Scott the next day and then Harry the next day sometimes they don't know what's going on so sometimes teams will hurt you in the mortgage business but yeah I can see that yeah yeah yeah you're not sure who's yeah so well any uh any news coming down the pike next week guys yeah we got uh I've got we get CPI the CPI numbers the producer price index coming out next week I mean mortgage rates for the most most part ended you know it's a little a little bit lower this week I mean but I think the Federal Reserve got this note that says the Federal Reserve is quickly running out of reasons to cut interest rates so I um I think we're just it's gonna be more of the same but once again see what the numbers are the CPI the PPI I think inflation is still running hot but um I don't see rates running away from us but you know hopefully eventually next couple months down the road we start get some relief a little bit relief maybe if we see this Iran thing go away I think it's gonna be stubborn these guys gonna be stubborn I don't think they're gonna be going I think this is gonna be more protracted war than we think which is scary we can't afford that no but who knows I mean it's week to week so keeps us busy yep so but uh just give you an update I know we've touched on my health just a little bit um I do not have to have major surgery so I was gonna lean on you guys heavily and going some of you are gonna have to take this channel over because I'm gonna be laid up but that's not gonna happen so I'm so glad you're gonna see my ugly mug bouncing around here for quite a while it's still a long long journey and I am officially in remission yay and then the problem that I'm working with now really has nothing to do with that so it's it's side effects from from some of the treatments and the side effects uh brutal and life-changing um so I'm I'm wrestling with that stuff uh but the fact that I don't have to go I mean uh I've spent almost eight weeks hospitalized this year geez and I mean if the food was good okay yeah but it wasn't so so that's uh that hopefully he's going to be in the rear view mirror and uh you look like you feel better this week you really do yeah you look better yeah you know I feel better today it's amazing um um you know blockchain thank you very much as of it wasn't a few hours ago I could not walk I've been on a walker for I don't know how many weeks because I got a yes a nerve that's getting pinched um because of an infection it's affecting the groin muscle I mean I could literally stand and not even move that leg until today wow and I just like I was coming into my place and Lisa was behind me and I left the walker walk up steps I started walking towards the door she goes look at you and I go what she says you just walked and you didn't even realize it you know what you're right keep that up yeah so keep keep going so because I kind of prefer walking okay like what about Bob they said baby steps there's a book by baby steps yeah yeah it's it's funny and uh and I've missed doing these things with you guys too as well so we're back in the field buddy back in the saddle and uh you know business you guys have held up the business while I was off in business is uh you know it's good for the average agent I mean the agents that are doing well now are doing something really simple they're answering your phone and uh you know so we're getting calls for answering the phone and uh so I think for us we're gonna have a good spring I don't think it's gonna be a brisk spring I have no idea what this summer you're gonna bring I think more of the same you know I don't see anything there's nothing that's gonna take us out of this a magical one that's gonna take us either way yeah yeah I just don't see it I mean it's gonna be more of the same um which like you and I have said it's not hasn't been a bad I mean it's been a stable market like you said people can make a decision things aren't running away crazy yeah from affordability once again at you know ad nauseum talk about it but if you know people can use if they can have a strategy to figure out how to buy something a you know like I said from a rate standpoint to give them some relief that helps but it's gonna be more of the same so we'll be here watching super well you guys have a great weekend and uh happy mother's day for those out there yeah happy mother's day they won't be showing any open house traffic's gonna be really slow yeah so if you're if you're pounding on your realtor to have an open house this week and give them a break because nobody's gonna show up so yeah exactly all right everybody have a super day thank you everybody take care bye