DW make no mistake it is bouncing. Now to me it is not a natural bounce due to the same old topics that we always talk about. Yet, a bounce is a bounce. It is no different then the bounce in PQ as well right? My clients bought a particular floorplan that closed in 3/09 for 490k and that same floorplan literally a few homes away closed at 535k a few days ago. Call it what you want but because of starved inventory and demand prices have gone up from where they were. I am not saying they will not come back down, but conditions will need to change which they certainly can do.