 Buy that first house or sell your house and make that move up, buy because the needs of your family have changed. So biggest reason to sell now is buyer demand will remain strong. Also, Mike, there's another good reason is right now there is less competition. Right now I've said seller's market in most of the area, and what that means is that there's less than a six-month worth of inventory of houses available for sale. That's probably going to be the case again next year, but you never know.