t.j. thornton head of equity product management at jeffries what tells you that the distress in housing is behind us, not ahead of us? >> we started getting interested in the topic in the fall because the stocks were getting crushed and, you know, it seemed to us like there's short-term concern but that the long-term picture of housing is favorable as the millennials reach prime home buying age they're in the 26 to 29 range. so we sought out some data sets. we found a data set of zillow web scrapes and essentially this pulls every transaction of zillow of single family homes and we can slice and dice the data as we wish and quartiled it and the high tax counties to see what happened there. and we also looked at regions. and what we found was that all of the regions seem to be past the worst of the home price declines and those home price declines, too, we show in the note, were really pretty much limited to the highest quinn tile so the most expensive homes, particularly true in the high tax counties. so it seems it we passed the worst and what we have seen in 1-q though we can at the very