2025 Housing Market Predictions (+ How’d We Do Last Time?)
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A year ago, we made some bold declarations about what would happen in the housing market in twenty twenty four. And today, we're going to talk about what we were wrong about, what we are right about, what zero was wrong about and right about. And we're talk about what we think we have in store for twenty, twenty five.

Everyone is dave. Welcome to on the market for our annual predictions show. If you are new to listening to on the market, this is a fun one for you to join. I am joined here today by my three favorite panel is Cathy feci, James dyer and Henry washington. Thank you through for joining us today.

I bet you say that to all your panel.

Well, it's fair to say that you're my favorite because you're the only three panel allies. So you are. How you guys feeling that cat he do even remember what you predicted last year?

sure. No, I have.

Well, lucky for you, we've ver producer who went back and dug up everything we're protected. So we compare IT and spoiler James about .

everything.

No one .

he's good out though. He's good at predicting expenses and sales Prices and he nails .

IT yeah when they .

the markets going down, you're underwriting .

one fw Better. Well, I think something I predict I don't know about all you can predict, but I just realized that as of today, all four of us released books this year because James is book came out today, the house flippin framework. James, congratulations on writing a .

bookman you you know, I got to say I never thought, and my wife says the new all times, like, how are you an author?

That's how I feel. I feel like .

you kicked and screamed a lot through this one.

but you do that. I think you asked me to write for you like four, five have never flip to house. You really just write that .

just right a book.

But seriously, many congrats.

That's awesome. And like Henry said, I think we should do some predictions on how many sales you'll have.

I think it's gonna triple in my I gure mine. We're for this year and then all tripled. Yeah member well with that, let's move into our show today where we're onna talk about um our predictions for next year and I thought that would be fun before I put you all on the hot seat to actually make your own predictions, IT will warm up a little bit and just start with reviewing silos, twenty twenty four predictions.

So here we go. Zilog first prediction for twenty twenty four was home buying costs will level off. I mean, did you guys notice that i'm pretty sure they got more expensive?

Yeah, I love that we're picking on zile. This is great. That wrong there?

yeah. So I mean affordability, which is the measurement of home buying cost, actually got way worse in the first half of the year, and mortgage drama's went up to about eight percent and home Prices continued to go up. And then just briefly in september, IT did get a little bit Better, but marker data have since shop back up were according this in the middle november. And so I would say zi was wrong about this one. Did you guys think that home Prices we're going to get cooler this year?

Yeah, I did.

But did you think I was going to a be cooler because of Price to cds, James, or mortgage declines?

I thought everything was going to decline down just because know the affordability in the cost of life has got ten so expensive. I just know every piece of logic pointed to the housing was gone to start declining a little bit. At least that's what I felt.

You know, rates were almost at all time high, rising was at all time highs and job wages had not gone up. And especially like in a lot of more expensive markets like the tech market, everything people are getting paid bar. And you know, naturally, people are making less than things cost more. I thought Price was going to come down. So this was a little bit of a shocking year for me.

I can see where you went wrong because I heard you say logic and reason was what are reducing your decision and that's probably not going to work .

in this economy, are just doing the opposite thing. You're going to think about the logical thing that could have, but they just predict the opposite.

Yes, what's the dome in the world and go here.

Honestly, you might be right. It's like what those octopi like, pick the world cup .

winners or dog picks the the N. C. H.

It's kind like that. Yeah, exactly. alright. I think zilla was off on that one. The second prediction was more homes will be listed for sale. Cathy and quizzing, you do you know that was right around?

That was that was right. We had increased bi, I forget how much, but twenty thirty percent, maybe thirty six percent. So yeah, they got that right.

Yes, they did. As of right now, according to red finite least, the new listings are up a couple of percentage points but inventory is Cathy was said is even higher, which is a measured of how many homes are for sale, any given point um so silo will give you credit for that one. The third thing that they predicted was the new starter home will be a single family rental. I don't even know what that means. What does that mean?

I think that means that you can't buy a house you have to rent IT, perhaps. Or they're saying that if you can't afford your house where you live, you buy a rental somewhere else? I don't know, but either way.

either way, it's wrong.

I did see something the other day that the average home bio age has gone up seven years this year like I used to be a thing down thirty and now it's thirty seven. So that might be an indication that people are continuing to rent rather than buying a starter home, if that's what zero even meant by this one.

Well, there's just the difference between printing a home and owning IT was so, so dramatic that honestly IT didn't make sense for a lot of people to buy when they could rent the same house for you know, half, I don't know exactly how much, but for much less.

So in a lot of people who bought during the pandemic were really hit hard this past year with increases and insurance and taxes, and that really hope to kill the affordability.

That's definitely true.

I'm just to give an example. I am helping my sister who has had a lot of health issues, and she's renting a house that would be a two million dollar house, probably in the differences go by area in the rent is five thousand. Now I know this sounds like a lot, but for the bay area it's really not. But think about what the mortgage .

would be on at like .

fifteen grand easily make no .

sense to buy IT. So isn't a two million dollar house .

in the by area parking spot a very old, very deluded home?

yeah. So first of zilla fourth prediction was expect stiff competition for rentals near downtown. I just go go out and said, this is wrong because I don't know for sure I don't have this data.

But downtowns have grown slower in rent and home Prices than suburban areas. So if I had took gas, where we are seeing slower rent growth is probably in downtowns. That's where all the multi family supply is online to. So without data, say that this once wrong, unless one of you disagrees.

that's exactly what i'm seen in, in our market. A lot of the newer product that IT come in a market, they perform at very high rents, and those are the ones we've seen not be competitive and they're giving a away a lot of rent concessions just to filled IT. It's like the b stuff, the renovative moving on faster because it's just a little bit more affordable in my market.

This is true that so little okay.

Well, given that I just made up whether this was sure or not, appreciate you have added total evidence to what you're like. alright? So deal has made a bunch more predictions, but i'm just going to do one more. Henry and James and particular curious in your opinion on this one, fixer upper homes will become more attractive to traditional buyers, so not investors. James, have you seen that or your shake in your head .

now in the problem with a fixture home for an end user, someone moving into IT, as you still got to put down a hefty down payment, your rate is still really high right now. Your monthly payment is way higher than you want to afford, and then you have to pay your rent. Why you're renovating that S A lot of times.

And then costco instruction so high is just too many cost. So we've seen the opposite. We've gotten much Better place on the bigger fixes and but substantially Better rise. Well also.

Yet.

depending on how much needs to be fixed, you might not even be able find IT.

Yeah and just to control those cost, you know, it's like flippers and valued investors can do the renovation a long time for fifty percent less than a and so IT doesn't make a more competitive IT just makes IT harder for them to do. And honestly, it's like everything. So fort able people and deal with the headache. The payment is already headache.

I think people realize that takes too much cash to be able to do this. And if they have that much cash on hand, theyll just buy something that already fix up.

I mean, if they follow bigger pockets and they know how to do IT, then yeah, there's a lot of obviously bigger pockets followers who have taken an advantage of the opportunity for special financing. But traditional financing.

it's to be really hard. If only they read the house flipping framework, the ister James dinner, and they had IT out, do this and build equity in their primary residents. Come on now.

I said no more. Is the blue there?

All right? So so for out of those five, i'm giving ilo about a fifty, fifty success rate. We did write down three other things that they predicted, but I don't even know how to evaluate them.

There were six is more home improvements will be done by home owners. That's probably true. I'm guessing that's probably true, but I don't really .

know how to measure that.

That seems true as they're staying put. Yeah seven is home buyers will seek out nostoc c touches and a sensory pleasure.

I don't even I don't even know why .

that on there is just like home smr.

Like yeah, I just it's a weird thing for zilla, right? I don't like IT. And then last one is artificial intelligence will enhance homework, arch and financing. I'm just going to give this one a Henry, because I know how much Henry loves virtual staging. So Henry, what do you think of this one?

I think virtual city is the worst thing in the history of, but I don't know, man, I don't think it's that big of an influence and definitely not in financing, but in home search. No.

I don't even see. No, i'm all in on A I but like what sill makes IT easy enough you just put out, I think is virtual .

staging worse than the homeowner this just guessing on staging though?

Yes, yes IT.

I don't know.

Don't set me up to think this place is amazing and then I walk in and IT smells danger and there's nothing in there. It's the worst. It's the worst, right?

So we've now graded zilla s predictions, but how did we do will take a break, look back at the calls we made in twenty twenty four and find out who got away with not making any predictions at all right after the break.

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Hey, friends, welcome back to on the market. All right. Well, zero did OK fifty, fifty four.

You know, it's just as good as the husky. I can't really said. Let's see how we all did last year.

Around this time, we made predictions on home Prices, interest rates and just some questions about what the best markets we're going to be and the best opportunity unities for investors. And fun. In fact, last year, when we did this was the day your granddaughter meal was born. Kathy, congratulations. Is was that a full year ago?

Has SHE turned one yet? SHE just turned once in november eighth. And when SHE was smashing the cake in her face, SHE kind of let me know that sh'd like me to buy her house now so that he could not have something when she's thirty.

And are you going to apply her?

No baby. Okay, far IT up.

All right. Well, let's review, uh, home Prices. Last year, each of us gave a prediction, and I am looking them up.

Last year, Cathy, you said Prices would be up four percent year over year. Henry, you gave a range, very political, three to four percent. So right on the heels of Cathy James, you said two percent decline.

But when our producer Jennifer looked at up, you said flat, maybe two percent decline. So i'm going to give you that range there. And I said one to two percent year over year.

So Cathy, congratulations. You were exactly right. I looked this up on red phin, which is what I use a lot of the data for on the show. And IT is as of the last month, we have data ce, so this is back in september IT was four percent year over year. So Cathy, now this one I can't believe .

that cristal balls working rich bought one last year. And I don't know, maybe i'm learning how to use IT.

Finally, congrats and handle if you just you know if you had some conviction, man and just you know said one of the other, you have a bit right but you keep arrange you are tactically ally also right but a little less .

write the cafe.

I'll take go congratulation. So just for everyone's education, um we have seen home Prices start to decline. The growth rate Prices aren't declining by earlier in the year.

There are up six, five and half percent. They're starting to slow down to about four percent. My expectation is though though slow down a little bit more, but we'll see in our predictions before.

James, you are the only one who predicted a decline. And as you said, you're a little bit off on that one Better like next year. Man.

you know, I no problem with my prediction because I made me very conservative with my underwriting and part of IT. I'm conservative because i'm a flipper. So higher risk. But the benefit is I thought I could be a two percent decline in seattle, up eight percent. So we saw ten percent over our underwriting.

So there IT was a good IT was a great year. That's a good idea or for you. okay.

So the second thing we predicted was recessions, whether we would technically be in a recession or not. Cathy, you said end of q two or q three, we'd be in a recession. And ry, you said, will technically be in a recession, but no one will act like IT.

James, by notes here from jette her says recession. James didn't really answer, but he's worried about credit cards. Ts, we're just going to count iraq about that.

Lood, and I think I got this one right. I said we'll see GDP slow down, but we won't be in a recession. And according to all the data, that's what we've got.

We've seen GDP grow this year. It's estimated at two point five percent as of november seven. Um so um no official recession.

And by most accounts, people believe that we are heading towards that soft landing that the that the fed was protecting. Cathy, of the first one, you're a little off on this one. Any reflections on what you missed here?

Yeah, I think I was fifty percent right because I would say fifty percent of the country really feels like they're in a recession, and fifty percent thereby in second and third homes. So IT is the tale of two worlds in this country. And I don't think that's GTA change anytime soon. But if you went around and asked people, I worry if fifty percent would say we are absolutely in a reception.

So maybe Henry was right. But he said technically in recession, no one will act like IT. But I think that is cafe thing is not technically in recession, but people will act like IT sort of the inner, while you are saying they're Henry, but I do think we still see people spending despite what what Cathy sending.

So some of that sentiment is correct. All right. So moving onto our third prediction, which was about interest rates and where mortal rates would be right now.

Kathy, you said six in a half percent. Henry, you said six point seven five percent. James, you said seven percent and I said seven point one percent.

James, you finally getting on the board. Man, I think you and I here split this one. When I looked IT up this morning. I was seven point to o five. So was right between the two of us, but both of us being the most barris h on this one, thinking mortgage rates wouldn't come down. And I think forever and listening to us, we were more correct about that.

Yeah, but if we did the show three weeks ago, guys.

but if we can to eat once ago, we. Yes, they didn't come down briefly in september, but unfortunately, mortgage rates have not come down as much as people thought. And I am looking forward to the conversation about everything baggage rates are going first.

Let's just wrap up our last prediction right now, which we made was which markets were going to be the most popular or the best places to invest. Cathy, you said south east. Henry, big surprise.

You said northwest arch. But video also said bigger cities that are unsexy like cleveland and inDianapolis. James, you said affordable single family homes meet. We got a hold James feet to the fire this year. He did answer any question.

For table single fee hands did do well.

That's true. And you know, unsurprisingly, I said markets in the middle st. So I think middle st did great. I was pretty happy with that. Cathy, how would you review your prediction about the southeast?

Well, with the data I do not have in front of, I would say that pretty well.

Actually, we can talk about this is a little bit. But I was writing my I do this state of real state interesting report for the bigger pockets every year. And I was writing IT today, and I think that the differentiation now has become like gulf states and other parts of the southeast, because like Louisiana alama, parts of florida that are on the gulf are not doing particularly great.

But the rest of southeast, the CarOlinas tennesee. You know, a lot of George, as energy would tell you, an arkansas like are still doing well. So I think calling at the southeast is no longer as accurate, but there is definitely parts that i've done extremely well, right? Well, I think all other than James, who didn't say anything, we did pretty well last.

And so congratulations. This is, I mean, we started the show and started making predictions about the housing market during probably with three toughest years to make predictions about the house. And I think this .

is the best we've ever done.

And you I just say though that even though James maybe nail this, he probably made the most money .

last year for sure. The question is .

a good year.

yeah. yes. Okay, James is I mean, James has a house of the market, a new poor peach that's like his profits could be more than my network on that one house.

Yeah, I get out there too. The thing is on market ready to go. It's a different beast. Listen in that exchange of the house, do all .

yourselves a favor and James gram, and check out the house in a new beach the most beautiful house i've seen, it's really cool, are right time for one last quick break. But when we come back, we're all back in the prediction hot stick with us.

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a few collects byo cell hai, very easy to say, but not always so easy to do. For example, high interest strates are hurting the real state market right now. Demand is dropping and Prices in a lot of markets are falling even for many of the best asset. So it's no wonder the funder ized flagship fund plans to go on a buying spray, expanding its a billion dollar real estate portfolio over the next few months.

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Welcome back to the show. All right, well enough enough reminding about our good and bad predictions from last year. Let's talk about what we think is going to happen in the next year. Before I ask for reasons, I just want to click housing Prices upper down next year. Henry are first up.

James up.

Cathy up four percent. I'm with you up OK get the arty, you're sticking with four percent, which is funny because I think the first time we ever did this, Cathy, you just sent seven percent for everything. You didn't wait.

I'd like two out of three of the force. My new number. Alright, so kai saying four percent, Henry or James to start with you. Henry, do you have any more specific predictions about what you think will see home Prices do on a national basis this coming year?

Yeah, I think i'll go a little percent.

Okay, James.

two point .

five are right. A little bit slower. I'm going to split the difference and do three point five percent. So we're all tightly clustered here.

But just calling out that most of us think that home Price appreciation will probably be roughly in the range of inflation next year, like not growing much more than that. So just something to call out. Um but I also want to call out that this is Normal.

Like somewhere between two and four percent is Normal. So it's interesting that all of us are thinking that will have a relatively Normal housing market next year. I don't know if we've ever really predicted that before.

I wouldn't say Normal, but it's just if you just look at supplying demand still, it's an issue even though inventory reason quite a lot is still way below where IT has been at a time when you have, again, the huge population of millennial.

So even though most people can't afford to buy a home, you don't need that many who can of four to five million homes are trading hands every year and you have how many millennial? Seventy eight million? A lot.

a lot of.

you know. So you don't need that many people who can do IT. And that's why I just keep predicting and this scenario, there's only one way I can go even even if there's deregulation, even if there's stimulus to the housing market, you just can't build that .

much supply in one year, you know. Yeah, I think that the Normal part is the appreciation level. But I I guess you're not going to predict this today is that home sales volume is gone to remain relatively slow.

And just for everyone's reference in context, a Normal year in the housing market over the last twenty five years has been about five point five million sales this year, on pace for less than four million. So it's super slow even though we're seeing Prices go up. It's very, very slow and IT feels even slower because during the pandemic, IT actually went up to over six million.

So it's less than fifty percent of where we were at the peak in twenty twenty one. And so that's if you're feeling like the market is really slug ish. You're right, IT has really dramatically changed in terms of the total sales volume.

And personally, I think I will get a little bit Better this coming year, but I don't think we're getting back necessarily to a Normal year in terms of sales volume where we have five and a half million. Hopefully, we have four and half or five million would be an amazing come back. Um and hopefully, i'll get closer to because it's one thing for investors.

But obviously, there are a lot of people listen to the show who are real estate agents or loan officers, and a lot of the american economy relies on real state transactions. And so hopefully we'll see that start to take off again. This coming here all right now for the worst part of the show where we all predict mortgage, tes.

And I spent a lot of time looking at bond yield forecast this morning. So watch out. That means I will probably be the most wrong because I spent the last time thinking about IT. James, I can put you on the hot spot first here. What do you think the average rate on thirty year fixed mortgage will be one year from now the middle of november twenty.

twenty five? I'm pretty. We're gonna at five point five.

Wow, that's so close to what I .

was going to be walked into my brain. It's been there for months. I don't know why. I just think we're going to be high fives going into next year.

amazing. I will give you a high five before in the high five. 听说 excited。 Well.

how can you say that if you didn't think home values are going to increase by more than four percent?

I think part of the reason is we're going to see some issues going on in the economy otherwise, and that's why we are going to coming down. I think like griping kind of on the slow ski will see what happens. But you know there could be a joke and then there could be some, you know, little decline on the backside.

Okay, alright, I like IT, Cathy, was your prediction? Well.

to James point, there are strongly saying that there is going to be cat, but that those are youtube experts right now. I mean, to say six and a half percent because I actually think it's gonna a pretty robust economy.

Okay, alright, staying pretty high.

Henry body got six and a quarter.

The Henry stop IT. That was what I was going to say. I'm going to say six point one two, precisely. Six point one two is exactly what is .

a i'm so I thought for sure you think theyd be inflation is coming here.

So I do think there are some risks of inflation coming, but I think I might take a little while for that to reignite again is my guess. First IT for most the reason I think a lot of people are thinking there might be inflation in the coming year is if they are terrace implemented. My guess is that if that happens at all, IT will not be this across the board tariff like we've been talking about.

And he will probably take a while for them to actually get implemented. This is some historical president like when trump said he was going to implement tariffs on china in his first campaign, he did IT. But IT was until twenty eighteen, he took two years of like negotiating and figuring out the plan.

And so maybe I move faster this time, I don't know, but I think I will IT might take a little while and I think this spread between bony els and margate rattes will impress a little bit. And so I still think we're not going to be into the fives, uh, but I I think they'll come down a little bit, not in the beginning of next year, but by the end of next year. My hope is will be in the love sexy all right now for our next prediction.

What else do we have to predict here? Okay, markets, what markets do you alive for for twenty, twenty five? Cathy, you always got some some good ideas here.

What you got, well, IT comes from Price waterhouse Cooper and the urban land institute, who has named no shocker guys dalis for worth that in the top ten list for six years. But I just dethroned phoenix and nash fill and move to the top for twenty twenty five OK. I'm sticking with my no das forword and then not not shocking either. Damper cent, Peter bird is also on that list. So those of in our markets continue to be .

our markets sticking with IT. Nothing fancy. I like IT James. Dare you got anything other than seattle?

I atle and now going to start ripping up their zone. And so I like that market too nice even though people may think it's bubbly. There's always opportunity in every bubble, and that's the thing. There's always an opportunity every market.

But you know, if I was gonna at at buying rentals outside the state or is buying elsewhere, you know I really do like affordable, like anything that is a more affordable quality place with you, like places I can fill alabama little rock ark up on the top of the west. So, you know, i'm going to chase more the matrix of medium income versus affordability. I just think that those have the best run away because everything still give me really expensive in two thousand twenty five.

and people want that relief. Well, maybe you can join. And I got to talk to my business partner, Henry, about our our investments in the lake feat cash flow region. Three studies under a window doesn't have the same ring to IT. But if you want to start buying some affordable stuff, James, you know who to call.

but more than the area, right? You I can do this. I could be, uh, a swap.

You know we're doing some flip stuff together. I'll give you morning for passive markets. I'll give you do a cash.

So James can be late cases a half.

The fun is we just want to go on a road trip through the middle.

And here are we getting a huge R.

V. recover? Yes.

feel like it's .

two .

studs in the money.

This would be great. Alright, road trip this summer. Um okay, Henry, I know well, I kind of gave away your plan or IT. Maybe you're going to say something else. What markets do you like .

this coming here? Well, I do like the look of the k area or cash flow. But for the guys of this question in the markets that I think we will do the best, we're going to be major metro.

It's kind of those tertiary major metro. So not the dallas for wars, the or the seat we're talking, places like leaving ohio, burman handle, alabama, kansas city, very peaceful, pensive indian apple lus, inDiana. So of these places are all kind of that midd west tertiary big city where where you get affordability but you also get appreciation.

Okay, I like IT. Well, i'm going to make a couple specific things. I do really think the the southeast is gonna ep rocking.

I really like the CarOlinas. Personally, I think if you look at north, south CarOlina is a lot of stuff going on there in in the midwest. I think medicine was conscience a really interesting market, and I have always avoided this place.

But detroit.

his starting a girl and and detroit is, you know, I don't know if I invest there myself because you have to know what you're doing in a city like that, but there is a lot of growth there. And then my bold prediction, this is not you know, fuelled by data. This is just a good instinct.

I think suburbs outside major metros that have declined in the last few years are onna grow. So I think outside york city, outside san Francisco, I think outside probably in your area, James, not that they've declined, but I think suburbs of major economic clubs are going to grow. People are a lot of people are getting called back to the office.

I think we're going to start to see those downtown areas pick up again. And the wealthy areas that surround them are probably going to grow. I'm not investing there. I don't know if you know if those are likes more like kind of flipping opportunities, which I don't do, but if you're flipper, I would look at those Prices.

Yeah I mean, you make a great point. A lot changed with the election and even here in L A and um where we were just kind of allowing people to rob and get away with IT. Ah we passed something that says you get actually it's actually fell to rob. So I feel like in some of these are areas where people have left.

they might be coming back. Yes, some of these cities are pushing back on crime IT living gonna up in them. Yeah, because IT IT was just that, the control. But every time I break a detroit looking at, remember, in two thousand eight, I almost bought my brother's house for Christmas for a dollar do they were like two hundred box you could get a house and destroy IT was like, I am still making by a lot of them, can you?

And for you get for free.

You still can't like they're paying in certain area to knock down, so given to for free. But that's what I mean, you really need to know what you're doing because there are certain areas that are are really exciting. Detroit, if you read about IT, like there's some really cool investment.

There's businesses going and there there are jobs going in there and if you're in the right area, could be profitable. But there are also some areas that have really been hit hard economically. And I don't know enough about IT personally to know which which ones which we were really .

active and the trade with our single family rental fund we bought in the southeast, but then also offset for cash flow and detroit. And I think I told you guys those homes were so old, there were so much maintenance um even though they were in good areas at the end of the day, when we sold all the properties, our properties in the southeast had about a twenty eight percent I R R.

Whether that is, how about sixty eight percent? Because all the expenses just ate up the profits. But you know again, if if you go into IT knowing that and get the right Price, then it's not for James I mean.

Better than nothing but yeah six percent hours not lie in the business yeah it's not worthy effort for that for sure right? Well, we're all on record. Anyone else want to make just to fund prediction and got anything else twenty, twenty, anything you're looking forward to realize, not real state.

I mean, i've just seen I not giving an opinion on this, just what i've seen from people i've talked to. A lot of money was made in the last a couple of days. Like I talk to some, his eyes made sixty thousand dollars last week.

So where does that money tend to go? And IT does often go to real estate. So I do believe that there will be an optic in purchase this .

bitcoins at an all time high. I think there's going to be several bitcoin million and big year.

Yeah, I went up to ninety thousand. Yeah, so glad I own one action of one bitcoin name.

I so glad I shut down my bitcoin farm. In two thousand and eight a had roker stack for aching es, where I say one of the only people to put a bitcoin farm up for sale to kept that one. Well.

one thing I maybe it's not a prediction. It's IT more of a inquiry about twenty twenty five as we have talked to about actually doing some live events for on the market. And I would love to know if all our listeners would be interested in that.

And if you're interested in that, what would you want to till look like is a meet and greet hanging out? Do you want us to do economic conversation? Local market data hit any of us up on instagram or on bigger pockets.

And let us know what you would want to see if we did some sort of live events in twenty twenty five. In addition to that, go by James s book right now. Go to bigger pocket stock com slash house flipping Y T that's housefly p and then the letters y and t like youtube.

Even though you might be listened this on the podcast, it's how slipped Y T go by his book right now. It's going to be amazing. Thank you, three, so much for joining us and for being so brave to make these bull predictions as you have.

thanks. You have for listening. We'll see you next time for on the market.