I don't think there is any question that mortgage rates over the last several months have been extremely difficult to predict. It seems one week we are at 5% the next week at 5.5% and so on. So if you are in the market predicting when to lock in can be a challenge. With having said this it looks, and I stress looks, to be stabilizing around 5.25% on a 30 year fixed mortgage. However, that of course could change very quickly. It seems as soon as we see a sizable shift one way something happens or someone says something to shift it the other way. It all seems so controlled and calculated doesn't it? I imagine we will stay in this cycle for some time to come. It will be interesting to see what happens if there is a big move in a direction either way. If they move substantial to the low side probably another refi boom. If it is the high side we could see further damage to home prices and inventory. I guess in time we will have some more answers to these questions.