Agreed with the other posts… My heart wants at least 8-10% per year but my brain says 3-7%. I am concerned that the flat rates and sneaky lenders will help distressed people out more then anticipated and I also believe that people with substantial equity will sit on thier homes rather then take the loss. I am hoping we 25k inventory this spring. What will also be very telling will be the sales numbers. As the past few months we saw close to 30% declines in sales, I believe those numbers will level out (unfortunately)… but I hope they do not.