In view of the intense interest by credible buyers, we do not intend to have a stalking horse before the commencement of the auction.

The things that changed aside from the purchase price were contractual terms relating to certainty of closure. It was clear that there was a very, very strong interest in the company.

We got a great result for creditors and the company. We were also able to hang onto some other assets at the company that the bidders were prepared to let us hang on to.

We expect that 2005 was the high-water mark. Interest rate levels are the key factor.

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.

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.