but now they're going up at 15% a year. life is not so much better if you're a better. your rent has gone from roughly $1600 a month to $1900 a month. so sure, there are people who own houses. you're in good shape. people who want to sell houses, you're in good shape. people going into the housing market or want to get another house, you're going to pay a lot more both for the house, the mortgage and if you're a renter for that rental apartment. >> is that ever going to stabilize or go back down, steve in. >> at some point, sure. this all moves in cycles and we're in an inflection point. you have interest rates going up, which would usually bring house prices down or keep them from going up so much, but as joe pointed out you have a lot of cash on the sidelines and trz are still relatively low compared to history, so that's not going to happen for a while. we have this housing shortage, and yes, home building has