 but i'm not sure that that entirely justifies being bullish on housing prices the reason why gourd if you think about it a person who decides not to sell because of low mortgage rates that subtracts a unit from supply but because they're also not moving it subtracts the unit from demand so kind of it's kind of like a wash on supply demand now it's true that some of those people decided to sell because they plan to rent but then a lot of those people are older and they actually don't have mortgages so they're not really locked in