. >>> jed kalko said the spring selling season will be a good one but not without challenges. thank you for being with us. i ask you a question but can't answer it "it depends on the market" but broadly speaking who's going to have the advantage this spring season, buyers or sellers? >> in most cases, it's going to be more of a seller's market but not as much of a seller's market as last year. i expect we'll see more inventory coming on the market and from the perspective of buyers they're going to be fewer investors and all-cash buyers to be competing with. still a seller's market but not as extreme as last year. >> we've also seen interest rates creep up a little bit, jed. does that goose those reluctant buyers off the couch because they want to get in before interest rates go anymore to the upside or does it cool the market off? >> it's very hard to predict where interest rates will go week to week or month to month. it's hard for consumers to do or economists to do. the bigger point about mortgage rates, it's low with historical standards. it's incredibly low and for many