The Brad Weisman Show
Welcome to The Brad Weisman Show, where we dive into the world of real estate, real life, and everything in between with your host, Brad Weisman! Join us for candid conversations, laughter, and a fresh take on the real world. Get ready to explore the ups and downs of life with a side of humor. From property to personality, we've got it all covered. Tune in, laugh along, and let's get real! #TheBradWeisman #Show #RealEstateRealLife
The Brad Weisman Show
Listen UP... INVENTORY is the PROBLEM, NOT Affordability
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PETE is the BACK after surviving The Brad Weisman Show's 200th Episode!! Together, we reminisce about such a memorable night, complete with a delightful cameo from Pete's wife (she's so much better looking). Our conversation is rich with insights, as we ponder the reassuring stability in the real estate market, observing the current inventory of homes and how mortgage rates remain below the long-term (50 year) average.
Curious about how fluctuating interest rates affect housing affordability and inventory? We unpack the complexities of these dynamics, particularly how millennials face a new landscape of interest rates. Politicians often miss the mark, thinking lower housing costs are the ultimate solution, but the real challenge is Inventory Shortages. By examining proactive measures in cities like Spokane, Washington, we highlight innovative approaches such as adjusting permit fees and zoning regulations, which could be the key to addressing the housing crisis effectively.
Navigating the intricacies of real estate pricing can be daunting, especially in a stabilizing market. We explore the critical need for accurate pricing, as the trend shows a decline in sales over asking prices. Sellers take note—overpricing may no longer yield the quick sales it once did. With humor and a touch of wit, we also venture into the realm of natural supplements, sharing personal anecdotes about maintaining mental clarity (Magic Mind). Pete's energetic presence ties it all together, making this episode both informative and entertaining for anyone intrigued by real estate trends and the stories that bring them to life. #peteheim #bradweisman #realestatechallenges #realestatemarket #tbws2024
"OMG Pete is back already for a funny, crazy, YET informative episode of TBWS! We touched on many things but the main message is Sellers beware of overpricing your home while the market adjusts to a more moderate Seller's Market. This is NOT last years market. Some balancing going on... listen to this show so you are informed and ahead of the market" - Brad Weisman
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Welcome to The Brad Weisman Show (formerly known as Real Estate and YOU), where we dive into the world of real estate, real life, and everything in between with your host, Brad Weisman! 🎙️ Join us for candid conversations, laughter, and a fresh take on the real world. Get ready to explore the ups and downs of life with a side of humor. From property to personality, we've got it all covered. Tune in, laugh along, and let's get real! 🏡🌟 #TheBradWeismanShow #RealEstateRealLife #realestateandyou
Credits - The music for my podcast was written and performed by Jeff Miller.
from real estate to real life and everything in between the brad weisman show and now your host, brad weisman, all right, fresh off the 200th episode of this show. Um, you know, that was a good night. We had somebody there that is on the show a lot and he just happened to show up again today because he's just one of those guys that just keeps coming back. Like what in the world? Hugo, I told you to lock the door.
Speaker 1:That's right, you didn't lock the door, you just keep showing up. Yeah, there's nothing else better to do Unbelievable.
Speaker 2:But hey, I do want to say thanks for coming out to the 200th episode.
Speaker 1:We really appreciate it. We had a great time. That was great.
Speaker 2:Yeah, it was fun, great seeing everybody. Yeah, it was. And your wife got to do a little cameo. She did that was pretty cool. Yeah, she loved that. Did she like it? She loved it Very good. We learned something too we learned A book editor. Obviously, I didn't learn shit, did I? I don't even know what she edits, oh my God. But no, she's a book editor.
Speaker 1:Yeah, she used to be executive producer for Channel 69. Get out of here In our early marriage.
Speaker 2:Why she was a reporter for the Eagle. Why didn't I know this before?
Speaker 1:She was a reporter also. Really, when we got married she was a reporter. Yeah, unbelievable Channel 69 gig when it first came to Berkshire, yeah.
Speaker 2:That's awesome man.
Speaker 1:And then, after ever since she raising kids and homeschooling kids, yeah, that's incredible, but since then she has a journalistic communications degree and she's taught communication law at Alvernia.
Speaker 2:That's crazy.
Speaker 1:So she's a great editor.
Speaker 2:Yeah, she edited a friend's book. She's going to edit my book. Yeah, I think we kind of did the contract on that that night, that's right, yeah, I thought so Something new and exciting too. Hugo now has a camera, so you can see him when he talks.
Speaker 1:There's Hugo, yeah.
Speaker 2:That reminds me of— that's special, that shirt. I need my freaking sunglasses. Hey, hugo, next time. Holy crap, that shirt just ruined the camera.
Speaker 1:Who was that radio show? They show the guy in the back every now and then kind of waving, was it?
Speaker 2:Stern no, it was.
Speaker 1:Jimmy Kimmel has Guillermo. Is that what you think?
Speaker 2:Yeah, they all have a sidekick.
Speaker 1:Hugo is my sidekick. You're the sidekick. He's Ed McMahon. He's my Ed McMahon. There we go, which is perfect, because I was on Star Search. That's right, you were.
Speaker 2:It's like I'm back again at 19 years old.
Speaker 1:We're going to call you Ed. Now, that's right.
Speaker 2:Yes, he did the big belly laugh so you have to work on that All right. So let's move on here. We're going to talk about house market, because that's what we do when you're here. Yes, we do, and you know right off the bat 444 homes on the market. Yep, Play that number. 444. Yeah, 444. That's a really good one. I saw that, yeah, but yeah, so 444. It was up to 452, I believe. At one point I saw a 465. Maybe there was a 4 of action man, but what's?
Speaker 2:cool is we are not even close to under 300 again. No, which is nice to see. Yeah, we're not going to. It's given us some consistency which is great.
Speaker 1:It's going the right direction.
Speaker 2:Yeah, yeah, you know what's interesting too. I was at a breakfast thing this morning for the, for the County, and talk about how we can get more housing, which is pretty much common throughout the United States, and one of the things that was interesting is they talked about, um, the interest rate thing. Uh, mark Moan actually was from our, from our uh running Berks association Realtors said you know the average, the 50 year average for mortgage rate, which we always talk about 20, 25, whatever is 7.36, 7.36, I saw that Pretty wild right.
Speaker 2:Yeah, and we're at six and a quarter-ish, I think. Right now we're below the average. Yeah, we're below the 50-year average. Also, the only time the rate went to 2.75 was in. I think it was January of 2021. I don't know, maybe before that, Maybe 19, 2019 it might have been, it was right before COVID, right before COVID, right before COVID.
Speaker 2:Yep. The other thing that was interesting is that up until that time, the rate had never gone below five and a quarter. That's right, is that crazy? Or what? That's right, right? I mean most people think, oh, this was, that was normal, or that, oh, there was once before where it went below, went into the Tuesday. No, yeah, it was only, it was only after a certain point, like that's when it happened, yep.
Speaker 1:Is it crazy? Right, that's right. And I remember the reverse of that. The millennial generation never saw an interest rate over 5%. That's crazy. Up to that point, those little whippersnappers, unbelievable.
Speaker 2:And then when it went five, everyone was like oh yeah, I know everybody's crying, yeah, yeah, but we're way below average over the way, I know I'm way below so and and and they really what they were hitting home on, and I've been hearing this a lot. We really need to make sure people understand that. I don't see, going under five is going to be very, very odd for that to happen. That's right. So we really need to get used to the five, six, seven percent rate, because I think it's going to be where it's going to be in the fives.
Speaker 1:That's where it's going to be. Yeah, I do, but I don't think it's going to go under five. No, I don't think so either, which kind of flows into your affordability comment that you made.
Speaker 2:Yeah, what was that comment I made?
Speaker 1:I was on a podcast and I was on a roll. I was on a roll when I did that podcast. Really you did. That's weird, because I just got my license.
Speaker 2:That's weird. It's really strange. They say fake it till you, make it. That's what they say you did great, and I did really great. You fooled me, so what did I say?
Speaker 1:Inventory is the problem, not affordability. And your comment was great, because if you make affordability better, it's going to hurt the whole thing, because there's going to be more people now scrounging for less homes. Absolutely Right, it's kind of the opposite effect.
Speaker 2:The politicians have this so wrong they do, and I'm talking both sides too. No, you nailed it. The politicians have this wrong on both sides. Making housing more affordable right now will actually have the reverse effect of what you want Exactly.
Speaker 1:Reversal, reversal, reversal, reversal effect it will of what you want exactly reverse effect are going to continue to go up, absolutely because it's an inventory problem. It's not. There's going to be more buyers fighting for less homes and really the federal government really can't do much with about this they can't.
Speaker 2:It's really it's a state and local level. Yeah, and you know what mark was talking about again today. Mark moon's going to get a lot of props here, but mark was also saying say hey, mark, I was listening to the damn thing today, um. But uh, mark Mark was saying also you know across the States what some of some of the municipalities are doing. Which is really cool is they're? They're saying all right, for the next 18 months, no permit fees. Oh, I love that. Yeah, and and there's some. There's also some places saying you know what? We're going to reduce the side yard setbacks, we're going to reduce the front yard setbacks. Look at where you live, hugo. Back years ago. You go through Lincoln Park. Those houses are like 10 foot apart. You know why? Because they needed to do it and make it affordable for people. Well, we're back there again. We need more houses and we need it to be affordable. So guess what? Use less land.
Speaker 1:They made the yards longer, longer Right.
Speaker 2:Exactly.
Speaker 1:Yes, because they're taking families, kids playing and all that.
Speaker 2:Yes. So we need to start retooling, rethinking about how we did things years ago, and we need to think about what is the true problem. It's inventory, it's inventory, let's get after that challenge. And across the nation there was a couple of places Spokane, washington was one of them they're kind of removing a lot of the red tape because, oh, the numbers he showed today were just fascinating. The average across the United States what it costs for a house to be built is about 50 some thousand in, just in, just red tape. Red tape it's the regulation In the municipality and the fees and everything it costs to build that house. You get nothing for that 50 some thousand. You just get to build the house.
Speaker 1:That's got to go down, it's got to stop.
Speaker 2:They can't do that anymore, but that's because it takes a year, two years, three years, four years. So you're paying engineers, attorneys, attorneys, but think about it.
Speaker 1:If we could get more people doing this, yeah, they would still make money. That's right. That's the problem. I remember kevin mentioned about that iroquois?
Speaker 2:oh, yeah, yeah, yeah, exactly was that 18?
Speaker 1:yeah, it was a long time.
Speaker 2:Now there's a reason for that. It changed zoning. When he first it was zoned industrial, he changed it. No, it was his own industrial. Somebody changed it to residential. He changed it, I think, back to commercial industrial and then realized, nobody, it didn't work. And then he had to change back to residential it was like a whole zoning. But even, but then, once, once we got that straightened, it was about four years. Yeah Right, oh yeah, it was about four years, till they put a shovel in the ground.
Speaker 1:It was probably four years.
Speaker 2:That's ridiculous it is it's? Amazing, yeah, so those are the things that that you know. We talk about inventory, inventory. That's the issues, and also, um, we talked about um, rehabbing, refurbishing, taking commercial, making it residential Yep.
Speaker 1:Yeah.
Speaker 2:We have a great project going in down here, which is going to be amazing.
Speaker 1:That's going to be over 500.
Speaker 2:Total it's like 53 singles. It's like a bunch of townhouses, a bunch of apartments or condos, whatever. Yeah, it's going to be big Well that's going to get gobbled up pretty quick it is, but it's good we need that inventory. We do, we do Okay.
Speaker 1:So go ahead. The other thing about that, though we were talking about what the government can do and what they can't do yeah, to make it really good is get rid of some of this red tape and some of the regulation.
Speaker 2:And that's state and local. That's not federal.
Speaker 1:They want to keep throwing money to a buyer. Yeah, that's not going to help. No, that's not going to help.
Speaker 2:Typical government. Throw money at the problem, it'll solve it.
Speaker 1:It's not going to help it. No, it's not. No.
Speaker 2:It's an inventory problem and asking them what is it that you need, right? What is that? Don't try to solve the problem without educating yourself first. Imagine if we did that on everything else, let's solve the. We're going to do what we think without learning the industry or learning what the industry is. Having issues with yep just doesn't make sense no ranch homes.
Speaker 2:The first floor masters that's exactly right now build them and they will come. They will come. Didn't somebody else say that at some point? Um can't, can't remember um, so let's go into some of your numbers. I my rant. It was funny, I had nothing to talk about and I just ranted for nine minutes.
Speaker 1:That's great. Yeah, I'm a ranter, you're good at that and we're both good at that yeah, of course, get me all fired up. That's what you did home values rise, yeah, as median prices fall. How does that happen?
Speaker 2:We're going to show the graph this way.
Speaker 1:We're going to have a graphic.
Speaker 2:That's the graphic. So what you can't really see, you can point at it. But median is different than mean or average, Right, Okay? So I think a lot of people get confused. So if you want to explain that, go ahead.
Speaker 1:Median means middle right, yes, okay, get confused. So if you want to explain that, go ahead. Median means middle right, yes, okay. So if you have one nickel and two dimes, you have a median of 10 cents, right? Yes, five, 10, 10. Yep, 10's in the middle. It's 10 cents. Yep, got it, got it. Scenario number two a nickel and a nickel at a dime. There are five cents in this, in the middle. That means the median is five cents, not the average right median and the housing is exactly the same way.
Speaker 1:You're taking half this way, half this way, and what's left in the middle is what a median price is. It's not the way to price real estate no, it's not um.
Speaker 2:I always cringe why does everybody use that, though, on the media they all? Oh, because it sounds like media, median, they like that.
Speaker 1:Oh baby, that's probably what it is. They like stuff that sounds close to media median medium, it's just like us? Yeah, exactly. No, it's wrong guys. It's fake. It has nothing to do with the value of real estate Done.
Speaker 2:That's right, throw it out.
Speaker 1:And the history of this right now is there's more lower-priced, smaller homes on the market right now in the nation. Yeah, if you take the nation across the board, they're less square footage. Okay, so that means the median price is going to be down. However, the price per square foot is up. Yeah, in fact, today it's $228 a square foot. Resale or building this is resale, resale.
Speaker 2:This is resale, this is resale.
Speaker 1:Thank you for it for no, it's, yeah, it's resale, yeah, buildings higher absolutely.
Speaker 1:In 2017 it was 133 dollars a square foot. Today it's 228, wow, yeah. So, guys, prices are still up. It, they're up. It's when you price a home. It's price per square foot pretty much, yeah, okay. So if the homes are going to be lower price because they're smaller, uh, median's gonna to be lower, yeah, right, of course. So that that's, that's the thing. That's, that's the graphic. It just came through. Was it today or yesterday? But I've been hearing a lot of media saying median prices are down yeah, interesting there's less home sales?
Speaker 1:well, yeah, because there's less inventory and this is all the kinds of things you hear in the media. And listen, guys, the sky is not falling. The prices are going to continue to rise a little bit, naturally.
Speaker 1:They're rising in a slower pace, in a slower pace, which is good for when you buy. Don't wait to buy because you want to get in on that action. If you're a seller, you're going to be great because your prices are going up. Okay, so it's a win-win right now and please don't think that it's a bad time to buy or sell. Right now it's a great time. I wish we would have had 10, 10 days.
Speaker 2:Actually, it's a perfect time because rates came down a little bit. It's like six, six and a quarter. There's more inventory on the market right now than there has been in a couple of years, believe it or not, even though it's only up by a little. But you got to remember too, when we say that 444, 450, 460, $450, $460. That's maintaining that number after many pendings are happening. That's right. So you have to understand that it's replenishing the market.
Speaker 2:There's constantly a home or two or three or four going on to maintain that number. Before we were only maintaining $300 or $276. Right, so it just shows you that that's what you have to think about too Exactly. You know, it's not like these aren't the same $ 444. They're sitting on the market for the next month.
Speaker 1:that's right, it's, it's, it's constantly recirculating, which is right, because they're coming on and off, on and off and then a few are sticking. Absolutely right, that's that's going on off, on off, stick, stick, stick, stick on, off, on off. It's kind of how it works. Yeah, absolutely right. Yep, absolutely, and in, and the appreciation rate, guys, the appreciation appreciation rate, guys, the appreciation rate in the name. Easy for you to say, but since 2012, every quarter has been positive. Wow, okay, 2011, it was negative Since 2012,.
Speaker 2:every quarter, 9, 10, 11 were negative.
Speaker 1:But then it started increasing slowly since 2012. And then it went bers slowly since 2012 and then it went that's crazy at the covid around the covid times, but it has been a positive appreciation rate in the nation since 2012. Guys, wow, okay that's crazy.
Speaker 2:Yeah, it's when you start thinking about that. That's amazing. Yeah, that's the national sales record.
Speaker 1:Yeah, yeah now, so again, so local go. Local markets have had decreasing areas of course they're having them that's as a natural yeah, absolutely yeah, interesting so this was this one here.
Speaker 2:I thought was um well, that was the price per square foot, that's the price per square foot the one here was the other one that I the mortgage rate. Uh, projections, oh, I love these projections because they have no idea what the hell they're talking about everybody, I certainly take darts and they throw it.
Speaker 2:Hey, this is what is what I think, you know, it's like a thing on the board. So this is what Fannie Mae is saying for okay. So for the third quarter 2024, which we are already in, right, let's just go quarter four, okay, quarter four. For mortgage rate projections Fannie Mae saying 6.7, mba saying 6.5, ner saying 6.7. The average of all three is 6.63. Ner saying 6.7.
Speaker 1:The average of all three is 6.63. This is interest rates.
Speaker 2:Yeah, what did you think I was talking about? I have no idea. This is a real estate show, just so you know, oh boy.
Speaker 1:I thought you had that many drinks last night at the bar.
Speaker 2:No, that's tonight. That's tonight. 6.6 drinks did you 6.6,? Yeah, 6.6 strengths did you 6.6,? Yeah, 6.6 strengths. My wife cut me off at the 6.6. The 2025 quarter one 6.5, 6.4, 6.5. Average 6.47. Dude, we're lower than that right now, aren't we? Yeah, we are. Well, it's been jogging, it's been kind of going up and down. But quarter two, the good news is that everybody's projecting that the rates are going to continue or bottom out or whatever.
Speaker 1:But what's really?
Speaker 2:funny. I can tell you by the end of the year we'll look at this and all these guys will have a different prediction. Every single time how many times do they redo it a?
Speaker 1:year.
Speaker 2:It doesn't matter, Just go with the rates the way they are. Remember they said oh, it's not going to go over 3%.
Speaker 1:Remember that by the end of the year. And then it did, and then it went to 7. Yeah, it's ridiculous. It's ridiculous, I know.
Speaker 2:So let's talk about something that we really know. Yeah, let's talk about Magic Mind.
Speaker 1:Magic Mind. Yeah, let's talk about this.
Speaker 2:So I got to tell you. I've been taking this stuff now on and off. I sometimes forget, yeah, you know, for a while, and Jess is taking it, my mom and dad take it, I from years ago Huh, yeah, it was a head and shoulders maybe or something, I don't know which one that was. I forget so, yeah. So this is the whole thing it says in the bottle is do more, stress less. And what I've found with this is when I take in the morning and I go on my walk and I have like an open mind or a mind that just allows me to think better than I normally do. Okay, because we get so junked up in our head, there's so much going on in our heads and for some reason, and there's there's all kinds of ingredients in here.
Speaker 1:It's all natural, so some of this stuff.
Speaker 2:The mushrooms are big in here. The matcha, the uh, what's the other one that's in here? That's a big one. The ashwagandha, uh, there's all kinds of herbs and all kinds of mushrooms, all kinds of things, Vitamins. Also there's B2. Eye of Newt what's that? Eye of Newt? Eye of Newt, what is that? Wing of Bat? Wing of Bat, that's right. Sorry guys, I'm just joking, I'm just joking.
Speaker 1:There's none of that in there.
Speaker 2:Guess what Magic Mind's going to call me and say by the way, there's no wing of bat. It's a potion, it's a big black cushion. But no, if you'd like to try it, I would suggest trying it. We love it. It does a lot of cool stuff for us. There's no chemicals or anything like that, but just so you know, you do magicmindcom backslash, bradwiseman40. That's not my age, bradwiseman40. And they will give you a 40% off. Now what? Yeah, I know, I think you only got 30%.
Speaker 1:I did my shipment's coming like today or tomorrow. I'm sorry about that. What? Yeah, well, I'm going to need more.
Speaker 2:Well, if you need more, I can get you a better discount. Oh, thank you, man, you know me. So this is how it works.
Speaker 1:But we have a lot of people it's not what you know Susan's been drinking. I'll give you some of those. Well, I have them coming.
Speaker 2:Oh you do, Because I have some of that too.
Speaker 1:Okay, they're good Mom, I asked you to steal one of these from the other day and my friend Dean, oh, thanks man.
Speaker 2:Did you have one yet today?
Speaker 1:No, I didn't. Oh, you can drink if you want. Thank you, but, dean, I can't wait to hear what he says, he has trouble sleeping and he's. I can't wait to hear how you did. Maybe I'll help him sleep. I'll let you guys know.
Speaker 2:Turmeric's the other one. That's really good.
Speaker 1:Turmeric, turmeric's a big one, that's a big one.
Speaker 2:That's the sleep one, right? No, turmeric is in the sleep one, it's also in this one, and what that is? That's an anti-inflammatory Natural anti-inflammatory.
Speaker 1:It's in there.
Speaker 2:That's the Italian version of Magic Mind. On commercials you can tell Mikey likes it. Oh my God, that's an old one. That's an old one, that is All right. So what else do we got there.
Speaker 1:That's what I have.
Speaker 2:Okay. So the other thing I want to tell sellers this is my news break for sellers, which we've been bringing up, brought up at one of our sales meetings things are changing a little bit. So when you see inventory go up, which it has a little bit, things will change a little bit. We have to be very mindful to tell sellers it's still your market, but don't overprice your house. Oh, absolutely.
Speaker 1:It's still your market, nobody's saying it's not your market.
Speaker 2:You can have your market and eat cake and do whatever.
Speaker 1:That's right. It was that the whole eat cake, and what is it?
Speaker 2:everybody wants to have their cake. Okay, so you can have your market and eat it. I guess I don't know. Well, good thing I didn't say the other thing he needs another one of these, yeah exactly. So what I'm saying, what I'm trying, to say I was brought up a middle-class family.
Speaker 2:No, just kidding, um. So what I'm trying to say is you know, we have to be very careful, because what happens when you are in a market where it's stabilizing or neutralizing a little bit, people tend to keep doing what they were doing for the past five, six months or last year. This is not the market we had last year. This is not put it on the market 10% over the last guy and you're going to get that or you're probably going to get another even more. It's not there anymore no, I think it's, and we're seeing price changes a lot.
Speaker 1:Well, well, do you remember from that's that we did last time? Yeah, from january to the end of july it was a 0.9 over asking price on average, that's not a lot.
Speaker 2:No, it was. It was like 103, 105 for a while.
Speaker 1:Now it's 0.9. And so I have a feeling I'm going to and then we'll do that from August to the end of the year. That's a good idea.
Speaker 2:See where it's at, so we'll have 2024 stats, obviously early 2025.
Speaker 1:But I'm interested to see where it's going to be. It's going to probably be back to 99, 98.7.
Speaker 2:But here's what's happening. It's not that things are depreciating. The people are overpricing them when they list them. That's right. You know what I'm saying. If the house is worth $250,000 and you put it at $275,000 and then you have to reduce it by $20,000 or $25,000, it's not that we have a depreciating market. We have a situation where you're asking too much for your house.
Speaker 1:Don't do that, because it messes up our stats.
Speaker 2:Yes, exactly Exactly, hugo. Do you have any questions now that you have your own camera? No, not today. No questions, not today there he is that shirt's? Awesome man, that shirt actually hurts my retina. I think I just fried my retina. But you know what? That's Newcastle, right, that's who you work with, or whatever, and he does a great job for them. But they're not even a sponsor. But that shirt makes me want to just say Newcastle.
Speaker 1:I just referred you guys, by the way. Oh good, yeah, yeah For hard skate. Oh nice, very cool, we do have sponsors.
Speaker 2:I'm going to Comfort Pro Heating and air conditioning. They do all kinds of indoor air quality. It's comfort-procom. You can call them and mention. You heard the show and they have special deals for you. You get percentages off. You get, if you're putting a new system in, you get like a humidifier or something like that that goes with it. And first response contracting. He's the one that did all the wood in here, 484-256-7136. He's a good guy too. He was on the show, he did a great job.
Speaker 1:He was a really good guy.
Speaker 2:I think that's all I have. Is there anything else?
Speaker 1:you have Pete Heim Keller.
Speaker 2:Williams. Pete Heim Keller Williams. Yeah, call the guy, call him, so now we can charge him. This is wonderful. This is awesome.
Speaker 1:Wait until he gets the invoice on that one.
Speaker 2:Yeah, you want that back, but that was it. That was Pete Heim, back here in the office, in the studio, which is in the office. So technically that's true. Yeah, thanks so much, and also thanks for supporting the show every Thursday 7 pm. And don't forget, hugo has a camera now. All right, that's it, see you.
