It's great to be in the catbird seat looking out at the marketplace,

Between these two businesses, where we are weakest, Terra is strongest, and where Terra is weakest, Lycos is strongest, ... That provides for a number of complimentary benefits.

What Tucson has is demographics and geographies. We're next door to California. The commercial markets sometimes mirror the residential markets when you talk about affordability. There's a little bit of risk, but every buyer has a little bit of different risk tolerance. If you have the ability to hold an empty building for a little while, you're going to be fine.

The sale of our stake is really not an option.

It is too premature to make a statement. We are monitoring the situation and we'll see what the developments are.

They're going along very nicely indeed and while we're only a fortnight into it there is a real bubble around the place.