let's turn to darren bloomquist to talk more about the u.s. housing market and what he's expecting in the new year. he's the vice president of realty track. great to see you, darren. what do these rising mortgage rates tell you about the housing market? >> well, they tell us that it's time for the housing market to stand on its own two feet and not have kind of some of the artificial supports we've seen over the last few years that have helped the housing market recover, and recover more quickly, i think, than a lot of people anticipated. but the housing market is ready to not necessarily have those artificial supports. one of those is low interest rates. i think the house market is ready, the fundamentals are strong, to recover on its own without those record low interest rates. >> you know, one of the headwinds, i mean, low rates helped, but you had lending standards that were so stringent for the last several years that many people didn't qualify for a mortgage otherwise. has that relaxed enough to let people back into this market again? >>