3) I won’t sell unless a gun is pointed to my head. That’s what the people who are now in distress were saying.
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So I take it you are seeing a lot of organic (willing sellers not forced my external means)
on the MLS, (else maybe I am not the only one with that thought ???).
In my view , when you see the above, That would be the normal market, or say cost to build + about 10% in places like TV (maybe not so much MM) that would say it to me as well.
That’s not to say there is not still a lot of foreclosures out there that will drive the prices down further still, just that it is an extreme market condition that will not last forever just as the bubble popped eventually.