I was about to ask for opinions on the pps reaction that you provided .. nice. After the 2 week time frame, where do you see the pps going, ie 2-3 months? Do you see it continuing higher (on potential take over spec, normal valuation, pog escalation, jr rotation, etc) or MM trying to push it down again? If MM try to push it down again, how far can that go with the project fully permited?