joining us is meritage homes ceo phillippe lord it's great to have you on the show welcome. >> thank you good afternoon thanks for having us >> so clearly the low point was the 46% sales order declines in the quarter, but you said that january is trending a little bit higher can you tell us what you're seeing there in terms of demand? >> yeah, we started out the year and it's been pretty strong. starts right about now and we weren't sure what to expect. we let the street know our sales per store had more than doubled since q4 q4 was very, very soft given the interest rate climb that occurred we had a lot of cancellations where people backed out of their home purchase waiting to understand what the rates were going to do. but the consumer has re-engaged early in january it's hard to tell whether it will be sustainable but certainly january's numbers were promising. >> what's happening on pricing and costs? we've seen costs of lumber come down significantly how is that impacting the economics? >> well, prices are down across the industry both existing homes and new homes, depending on

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