let's talk to stan humphreys with zillow. an, good to see you, thanks for joining us. >> good to be here. >> a lot of mixed signals. pending home sales weaker than expected. other areas of housing look better. where are we in the housing recovery? >> 2012 is going to be very confusing for consumers because we are in a bottoming process. during that bottoming process a lot of the indicators go in conflicting directions. generally we feel pretty good about the pace of the recovery right now. while the monthly blips go up and down, if you look at it year to year, home sales are up 5% to 12%. penning home sales which was reported as being negative on a monthly basis was up 14% from last year. generally we're seeing strong home sales in 2012. and that's translating into improving prices as well. we're seeing real stabilization and a lot of markets and even the national numbers have been up now according to the zillow home index two months in a row. >> the direction is moving in the right place. zillow has data on 10 million homes a