 you know house prices in phoenix are doing the same thing today that they were two years ago that's just not not the case at all and i and you're seeing a lot of signs of that up in our neck of the woods in the in the in the seattle area um and so you know there's a lot of mixed signals but bottom line is all of the multiple expansion is happening on the tech side and i you know i think we can stop at apple you look at apple right now trading at 35 times earnings