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Necessarily need those new projects, so it s a tough thing. mark, real quick, how long do you think it s going to take before we see a more regular housing market and maybe better regulation too? i have to largely agree with sam on this, we re going to be a number of years, five or six minimum, before most parts of the country start to see, you know, solid appreciation. i actually think for the next year in many parts of the country we re going to see continued declines, probably 5 maybe even 10% in some places. we re threw most of through most of it, but not all of it by in means. many of these government incentives actually increase the level of supply production. in and a lot of parts of the country they re still building far more than they should be, so we have a very long ways away before we re going to start working down the inventory. and it s hard to see mortgage rates going much lower, and that s going to have pressure down on house prices a year or two from now. jenna: gr ....