If rates move up, housing will move down. But as long as we see relatively low interest rates and employment continues to pick up, housing will remain strong.

Without question, the housing market has peaked out. However, I think it will be a modest decline.

What is pushing people online is the low costs. The Internet will save both governments and end users money. There's a lot to be gained.

Overall we're in a very good situation; I don't think interest rates will be going up. Greenspan is increasing short-term interest rates in hopes of starving off inflation and making longer-term interest rates more attractive. This is still an unbelievable situation. We have a buyers' market with historically low interest rates.

What is different now is the negative comments on the demand side, ... It indicates that Toll's high-end market has probably peaked and at best will go sideways.

The name and credibility of these older and more established companies are winning them more business. Longevity and balance sheets are considerations.