Hey everyone, this is James at Yoreevo, New York's #1 commission rebate brokerage with our April 2023 Manhattan Market Update. And we saw a rapid deceleration or a rapid slowdown versus the surprisingly strong results that we saw in March. So first on a headline basis, sales are down 39% compared to last year, that was 22% in March. And then if we compare it to the 2017 to 2019 average, we were down 16% instead of a 13% increase in March. So no matter how you slice it, a big slowdown, and you can see that in the chart here. Normally throughout the spring for the first five to six months of the year, you see a slow grind up in contract activity. And we did see that up until March and then a big deceleration. So we're not seeing this in our business. I'm not really sure - I don't have anything specific to point to. Maybe it's just people got a little over excited in March and that pulled forward demand and so we should normalize March and April, but in any case, these are the numbers, big deceleration. And it makes the main number, which is usually around the high point for the year, especially important to set the tone for the summer and the rest of the year. When we look at the contract activity by price point we're down about 40% across the board. Doesn't really matter which price point you look at. And this is just that chart that we introduced last month, I think it was, where you can see that we're up 13% compared to normalized demand and now we're down 16% so big deceleration. On inventory, this has been the same boring story for the last nine or ten months, no change. We were up 2% and all year we've just tracked last year's levels, so supply is still very much under control. When you look at this by price point, there's less supply at the lower end, more supply at the higher end, and the higher end is a little bit weaker. But generally it's the same story across the board no real stories by price point. And for mortgage rates, we didn't lead with that this month because it was an incredibly boring month for all rates. You can see here that more trades didn't really move. The Fed rate literally didn't move and because of that, spreads didn't really move. This is that chart that we were talking about last month showing higher than normal mortgage spreads. So very boring month, which I guess is good news. Low volatility is generally good for risk appetite, which maybe will close this gap over time. But in any case, a very boring month for mortgage rates. I know this is the Manhattan Market Update, but it just bears mentioning that we're starting to see some deals in Brooklyn happen at prices and with urgency that I just wasn't seeing even just two three months ago. So it seems like the urgency is really starting to pick up in Brooklyn. Maybe that's due to, well it's always been a stronger market since COVID, also lower inventory, but maybe it's a precursor for things that we're going to see here in Manhattan. I don't know, they're a little bit different markets. But it just bears mentioning that Brooklyn is seeing some very frenetic deals happening. So thanks for watching. Obviously if you're looking for help with your purchase, we'd be happy to help and get you a commission rebate for up to 2% of the purchase price. We'd be happy to slice and dice this data in whatever way is most useful for you. And of course, if you just have any questions whatsoever, you can just reach out to us at info@yoreevo.com. So thanks for watching and we'll see you next month, bye.