There were 4,864 building permits issued for new single-family homes in the St Louis area during the 12-month period ended January 31, 2021, an increase of 9.6% from a year ago when there were 4,438 permits issued, according to the latest data from the Home Builders Association of St. Louis & Eastern Missouri (St Louis HBA). For the second month in a row, Like last month, all seven counties covered in the report saw an increase in building permits during the most recent 12-month period from the prior 12-month period. Lincoln County saw the largest increase at 52.7% followed by Franklin County at 17.69%.
According to a report just released by the Consumer Financial Protection Bureau (CFPB), titled “Housing insecurity and the COVID-19 pandemic“, there are over 2 million homeowners that have fallen behind at least three months on their mortgage payments. This represents a 250% increase from pre-Covid-19 levels and is now at a level we haven’t seen since the height of the Great Recession in 2010.
Homeowners with an FHA mortgage delinquency rates double rate for all loans:
As the chart below shows, homeowners with an FHA mortgage hit a serious mortgage delinquency rate of 10.8% during the 3rd quarter of 2020, with the rate for all mortgages was just under half that at 5.2%.
I have a lot of people ask me about what to invest in and how.Not every time, but often, the self-directed IRA investments can be great options for people that are in the real estate industry.For this post, I wanted to go over the basic concept and give some actual real-life examples.Once you read this, if you still need help or have questions, you are more than welcome to reach out.We are here to serve and help!
What is an IRA and what does a “self-directed” IRA mean?This is an Individual Retirement Account.There are two options:
Roth IRA – contributions are post-tax and then the growth is tax-free for life
Traditional IRA – contributions are pre-tax and then the growth deferred
During the 2020 year, you can contribute $6k a year and add $1k if you are over 50. There are income limits for contributions for the Roth IRA and the tax-deductible traditional.However, you can always contribute to the traditional but the income limit determines if the IRA is tax-deductible or not.All traditional IRA’s are tax-deferred.The Roth IRA is the only tax-free growth IRA.
As the list below shows, seven of the ten school districts in the St Louis MSA where homes are selling the fastest, are in outer-ring counties, with the remaining three districts being in St Louis County. This list is based upon the average time it took homes to sell that closed in the past 30 days and Wright City R-II District came in at the top of the list with an average of 14 days for homes to sell. St Charles County was home to the largest number of the fastest-selling school districts with 4 followed by St Louis County with 3, Warren County with 2, and 1 in Jefferson County.
Ten Fastest-Selling School Districts In The St Louis MSA
(click on the list for a complete and current list)
The St Louis real estate market has started off 2021 strong, but is a change coming? Closings of home sales in January were strong with more sales closing than in January of last year, but with everything going and the uncertainty of the economy will it continue? I address both the current state of the St Louis real estate market, as well as discuss our “leading indicator” data which gives us a glimpse of where the market is headed in the St Louis Real Estate Market Update video you can access below.
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One of the many benefits to living in St Louis is it’s a very affordable place to live and much easier to be a homeowner than in most other major metro areas. Having said that, we do have areas, such as Ladue, Huntleigh, and Clayton to name a few where we do see home prices that are out of reach for most of the folks living here. One such example is a magnificent 10,000+ square foot Ladue manse that sold earlier this month. At a final sales price of $6,150,000, it is the highest-priced home sale in the REALTOR® MLS in more than 2 years.
See what $6 million gets you in a St Louis home by clicking here – be sure to click on the video to see the tour of this beautiful home.
I would say for pretty much most of the 40-years I’ve been in the real estate business in St Louis, one-story homes have been popular. The trend shifted with new homes however as undeveloped ground became more scarce and demand for larger homes grew, which led to two-story homes gaining in popularity. There are of course other styles, such as 1.5 story homes, 2.5 or 3 story homes, and multi-level homes, but one and two-story are the most plentiful.
One-story homes outsell 2-story homes by nearly 3-1:
As the tables below show, in the St Louis MSA during the past months, there have been 11,898 1-story homes sold, 2.7 times as many 2-story homes sold during the same period. With 4,380 2-story homes sold this was nearly double the next most popular style, 1.5 story homes of which 2,370 sold.
One-story homes sold the fastest:
The popular 1-story home also sold faster than other styles, taking a median time of just 27 days to sell while 1.5 story homes took 38 days and 2-story homes 32 days.
Two-story homes that sold were the youngest:
The one-story homes that sold were a median age of 54 years, while the median age of the two-story homes was just 31 years.
The St Louis real estate market has slowed a little in February thus far. As the Local Market Trends reports (availably exclusively from MORE, REALTORS® ) show, new contracts written on listings as well as new listings in St Louis 5-County Core market, were down in each of the first two weeks of February both from the prior week as well as from the same period a year ago.
New contracts written (new sales):
As the reports below show, there were 590 new contracts written (new sales) on homes during the 2nd week of February which was 13% fewer contracts than were written the same week a year ago and 7% fewer than the prior week.
New listings:
As the reports below illustrate, there were 537 new listings of homes during the 2nd week of February which was 9% fewer new listings than during the same period a year ago and 8% fewer new listings than the prior week.
Local Market Trends – New contracts written on homes
President Joe Biden on Tuesday extended the ban on home foreclosures for federally backed mortgages until June 30, 2021. This is the second extension of the ban which was originally set to expire January 31, 2021, but then previously extended by President Biden to March 31, 2021.
Meanwhile, as the chart below shows, serious delinquencies on home mortgages have been on the rise since nearly the beginning of the pandemic almost a year ago. The ban on foreclosures is certainly a welcome relief to those struggling to make their house payments. However, with such a high delinquency rate one has to wonder if it is just delaying the inevitable and that this is sort of a ticking time bomb for the real estate market? I say that because with the number of mortgage delinquencies piling up it is safe to assume that once the ban is over there will be a massive amount of foreclosures hitting the market which may very well have a negative impact on the market.
It’s no secret that listings of homes for sale in St Louis are in short supply and for a while now new sales have outpaced new listings making it a challenge for home buyers. However, over the past couple of months, new sales of homes in St Louis County have outpaced new listings by a greater margin than neighboring counties. As can be compiled from the tables below, new sales of homes in the St Louis 5-County Core market during the last four months outpaced new listings during the same period by 12.7%. For St Louis county, there were 6,095 new contracts written during the last 4 months and 5,353 new listings resulting in new contracts outpacing new listings by 13.9%, a rate 1.2% higher than the rate for the 5-county area as a whole. Franklin County had the next highest rate at 10.7%, then Jefferson County at 9.4%, St Charles County at 5.8%, and then the city of St Louis was the only county where new contracts were about equal to new listings.
In December I wrote aboutmultiple class-action lawsuits filed against the National Association of REALTORS® (NAR), as well as some of the largest real estate brokerages, like ReMax and Keller Williams as well as a Department of Justice (DOJ) complaint filed again NAR over issues related to the lack of transparency in the home buying process.
The aforementioned complaints claim, among other things, that there has been an effort by the defendants to force buyers to pay an “inflated” price for a home as a result of the buyer not realizing the seller was forced to offer a commission to a buyer’s agent in order to get their listing in the MLS. In addition, they claim that NAR and its members misrepresented to buyers that a buyer’s agent’s representation and services were “free”, when in fact their agent was being paid a commission, which came from the seller and as a result, they claim this expense inflated the cost the buyer was forced to pay for the home.
I’m not here to address the accuracy of the claims made in these complaints nor get into an analysis of the legal merits of the case, but instead just want to address the changes I see that have already taken place or will take place in the home-buying process. NAR has already reached a settlement with the DOJ in which they (NAR) agreed to make several changes, so those are pretty easy to predict and I think I have a reasonable idea of some other changes that will come along in the comings months as well.
So, what are these changes I see coming to the home-buying process in terms of transparency?
Below are some of the changes I already see or expect to see:
Buyer’s agents aren’t FREE, nor should they be. NAR has already agreed to prohibit their members from claiming their services are free as they are not. A good buyer’s agent is invaluable to a home buyer and not only will earn the commission they make but in many cases, will “pay for themselves”. What I mean by this is their guidance and advice to their clients, which comes from their knowledge of the market and process, as well as experience, will help their clients avoid pitfalls and to make informed, good decisions.
Commission transparency. Prior to the lawsuits, many MLS’s around the country, including the one that serves the St Louis area, prohibited the amount of commission being offered to a buyer’s agent by the seller from being shown on broker’s real estate search websites. MARIS, the company that provides the MLS for St Louis area REALTORS® was quick and pro-active in this area and began allowing brokers to display buyer’s agent’s commission on their websites. I’m happy to say that my company, MORE, REALTORS® was, I believe, one of the first brokerages in the area to begin displaying this information. On STLMLS.com consumers can find the amount of commission being offered to buyer’s agents on listings. In the interest of full disclosure, I should mention I’m on the board of directors for MARIS and I’m an officer and shareholder of MORE, REALTORS.
Sellers won’t have to offer to pay a buyer’s agent to get in the MLS. While the first two bullet-points above are things that have happened, now I’m predicting what will happen. I believe that soon, perhaps as soon as “months” or as long as a year or two, the MLS requirement that a seller offers compensation to a buyer’s agent to have their listing be in the MLS will be dropped. This is nothing that should cause panic as buyer’s agents won’t go away nor work for free, it’s just the structure of the transaction will change. The changes made will no doubt provide a much greater level of transparency to the buyer though as I believe they will have a clear picture of the process including how their buyer’s agent is getting paid.
Agents won’t have to be REALTORS® to be part of the MLS. Even though this is already true in several parts of the country, most MLS’s require that agents be a REALTOR® (so be a member of the National Association of REALTORS® (NAR)) to join the MLS. I believe that all MLS’s in the country will be forced to allow participation by all licensed real estate brokers and agents and not just REALTORS®. I think my prior prediction will come to fruition sooner and this one will follow so it will likely be a couple of years at least before this happens.
The bottom line is some obstacles exist today for the real estate industry as well as there are changes taking place and more coming. While many folks don’t embrace change, call me a Pollyanna, but I think the result will be positive both for the real estate professional as well as the consumer that is buying or selling a home.
I’ll close with a quote on the topic of obstacles that I frequently share on a coaching session I do for our agents that is from Victor Kiam (the Remington razor guy) – “….there is little difference between obstacle and opportunity…”
There were 4,816 building permits issued for new single-family homes in the St Louis area during 2020, an increase of 9.11% from 2019 when there were 4,414 permits issued, according to the latest data from the Home Builders Association of St. Louis & Eastern Missouri (St Louis HBA). For the second month in a row, All seven counties covered in the report saw an increase in building permits during 2020 from 2019 and with double-digit increases for four counties. Franklin County saw the largest increase at 19.40% followed by Lincoln County at 13.97%.
St Louis New Home Building Permits – December 2020
The homeownership rate in the St Louis MSA for the fourth quarter of 2020 was 69.3%, according to the latest data from the U.S. Census Bureau. This is a slight increase from the 4th quarter of the prior year when the homeownership rate in the St Louis MSA was 68.3%. This puts St Louis 23rd on the list of the 75 largest MSA’s in the country in terms of homeownership, down from 17th on the list during the prior quarter.
The residential real estate market in counties in the Missouri portion of the St Louis metropolitan area appear to be outperforming the St Louis MSA counties in Illinois, according to the latest New Contracts Report below, exclusively from MORE, REALTORS®. As the report shows, for the most recent week reported, new contracts written on residential listings were up 14% for the St Louis MSA as a whole from the same week a year ago, but most of the increase in sales was in the Missouri portion of the MSA. Overall, in the St Louis MSA, there were 105 more new sales in the most recent week vs the same time a year ago and 97 of the increased sales were in counties located in Missouri with the remaining 8 being from counties located in Illinois.
St Louis MSA Counties – New Contracts on Home Listings
For home buyers that have been in the market lately this won’t come as a surprise, but the inventory of homes for sale continues to remain low in St Louis. In fact, in 43 zip code areas in St Louis, there is a 1 month supply or less of homes for sale. As the table below shows, the 10 zip-codes in the St Louis core market with the lowest inventory have about 1/3 of a month’s supply or less. Historically, a 4-6 month supply of homes for sale would be considered “normal”.
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St Louis 5-County Core Market Supply Of Active Listings By Zip Code
(click on the table for the complete, current list)
It probably won’t come as a surprise that many of St Louis’ best school districts also have some of St Louis’ most expensive home prices. As the list below shows, the Ladue School district has the highest-priced homes with the average price for homes sold in the past 12 months at nearly $900,000. Of the top 10 highest priced school districts, 8 are in St Louis County, one in St Charles County and one in Franklin County.
St Louis 5-County Core’s Most Expensive School Districts
One of the benefits to living in St Louis we often hear about is how affordable it is compared with many other metro areas around the country. Granted, one of the things that contribute to the “affordability” is the price of homes but that doesn’t mean we don’t have areas with pricey real estate here. The list below is part of the list showing what the average price homes sold for in every municipality in the St Louis MSA during the past 12 months and reveals the five municipalities where the average home price exceeded $1 Million.
Leading the list is the relatively small, but expensive, Country Life Acres where homes in the past 12 months sold for an average of $1,621.564.
St Louis 5-County CORE Market’s Most Expensive Municipalities
As of this morning, the Hancock Place School District and Bayless School District, both in the South St Louis County area, are tied for the district where homes are selling the fastest. As the Fastest-Selling School Districts in the St Louis MSA list (available exclusively from MORE, REALTORS®) below shows, homes that sold in the past 30 days in those districts took an average of just 17 days to sell. Five of the top 10 districts for fast home sales are located in St Louis County, two are in Jefferson County, one each in St Charles County, Warren County, and Madison District 12 in Illinois.
Today, as we celebrate the life of Dr. Martin Luther King, Jr. who is best known as a leader in the Civil Rights movement, I wanted to look at how his efforts also ultimately resulted in the Fair Housing Act, which sought to end discrimination in housing.
Through the efforts of the civil rights movement, Dr. King and others were able to get the attention of our nation resulting in President John F. Kennedy, in a nationally televised address on June 6, 1963, urging the nation to ” take action toward guaranteeing equal treatment of every American regardless of race.” Shortly after his address to the nation, President Kennedy proposed that Congress consider civil rights legislation that would address rights in many areas such as voting, public accommodations, school desegregation but not housing at the time. Even though President Kennedy was assassinated on November 22, 1963, his efforts beforehand still resulted in the Civil Rights Act of 1964 when, then President, Lyndon Johnson, signed into law on July 2, 1964.
The Civil Rights Act of 1964 prohibited discrimination in public places, provided for integration of schools, and made employment discrimination illegal, however, it did not address housing.
Four years later came the Civil Rights Act of 1968, which is also referred to, and more commonly known, as the “Fair Housing Act of 1968″, which expanded the original civil rights act to include prohibiting discrimination concerning the sale, rental, and financing of housing based on race, religion, national origin or sex. President Lyndon Johnson signed the Fair Housing Act into law on April 11, 1968, one week after Dr. Martin Luther King, Jr. was assassinated.
Most residential real estate data is published based upon closed deals meaning the transaction is already in the past and it’s activity may not be reflective of the current market. This is why at MORE, REALTORS® we developed our leading indicators report that I shared a few days ago and also why we developed a home sale trends chart. The home sales trend chart, such as the one shown below for the St Louis 5-County Core real estate market, is still based upon closed sales however each monthly data point represents the total of the closed sales in the proceeding 12-months making this a very good indicator of the market conditions and where we are in an improving market or a declining one.
As the chart below shows, for the first 12 months or so in the 25-month period reported, the sales trend was pretty steady, making a flat line on the chart. Then, around the end of 2019, the trend started increasing slightly through the spring of 2020 (when the impact of COVID-19 hit the market the hardest) and then fell the next few months. By late summer last year the home sales trend was on the rise and, as you can see, didn’t stop rising through the end of the year.
Will this upward trend continue or will it level off or even decline? Right now it’s hard to say given all the variables that could affect it. We have a changing administration in Washington D.C. which could affect the economy, we have the ongoing pandemic and a few other things that could very well affect the residential real estate market. As I shared in our leading indicators report the other day, the new contract activity is very encouraging so for the short term, I would say the trend will remain around the level it’s at currently.
12-Month Home Sales Trend – St Louis 5-County Core Market
As I reported a couple of days ago, home sales (non-distressed) in St Louis were up around 8% in 2020 verses 2019 however, distressed home sales were down 25% in 2020 from the year before. For several months of 2020, there were moratoriums on foreclosures which would lower the number of distressed sales and are no doubt largely responsible for the decline in sales. For the sake of this report, “distressed” sales include foreclosures, short sales, and property owned by banks or the government.
During 2020, there were 894 sales of distressed homes, down 25% from 2019 when there were 1,191 sales. The median price of distressed homes sold during 2020 was $71,788 an increase of nearly 14% from 2019 when the median price was $63,000. There are currently 54 active listings of distressed homes representing a one-month supply.
STL Market Report – St Louis 5-County Core Market
(Distressed home sales only- click report for live report)
Yesterday, I reported that St Louis area home sales and prices were both up about 8% during 2020 from 2019 so today we’ll take a look at how condominium sales and prices compared during the same period.
As the STL Market Report shows (available exclusively from MORE, REALTORS®), in the 5-County Core St Louis market there were 3,567 condominiums sold during 2020, 10 condominiums less than the 3,577 condominiums sold during 2019. The median price of condos sold in 2020 in this St Louis market was $163,900, an increase of 5.74% from 2019 when the median price was $155,000.
The current price trend, as depicted in the report, is up significantly with the median price per square foot of condos that are currently on the market being over 23% higher than the median price per foot of condominiums sold during 2020. There are currently 417 condos for sale in the St Louis 5-County Core market, representing a 1.30 month supply at the current sales rates.
STL Market Report for the St Louis 5-County Core Market Condos
(Non-distressed condo sales only – click on report for live report)
In spite of the challenges from the COVID-19 pandemic, stay at home orders, a shaky economy and a fair amount of social unrest, 2020 still managed to be a good year for residential real estate! As the STL Market Report shows (available exclusively from MORE, REALTORS®), in the 5-County Core St Louis market there were 28,131 homes sold during 2020, an increase of 8.27% from 2019 when there were just 25,982 homes sold. The median price of homes sold in 2020 in this St Louis market was $232,000, an increase of 7.93% from 2019 when the median price was $214,950.
The current price trend, as depicted in the report, is up as well with the median price per square foot of homes that are currently on the market being over 9% higher than the median price per foot of homes sold during 2020. There are currently 2,031 active listings on the market representing a 0.81 month supply at the current sales rates.
STL Market Report for the St Louis 5-County Core Market
(Non-distressed home sales only – click on report for live report)
During the final days of December and the first couple of January, there were 393 new contracts written on homes that were for sale, an increase of 20% over the same period a year ago. As the New Contracts Report below shows (availablle exclusively from MORE, REALTORS®) all 5 counties in the 5-County Core St Louis market saw an increase in new contracts written over the same period a year ago. Franklin County saw the largest increase at 50%.
As a result of the impact of COVID-19 on the economy, as well as the impact of eviction moratoriums and the like, residential rental income for the apartment sector in the U.S. took a nose dive during the 2nd quarter of 2020. As the chart below shows, the total revenue for businesses from Rental and Leasing, dropped to $156 Billion during the 2nd quarter of last year, a decline of 16% from the quarter before when the total revenue was nearly $186 Billion. During the 3rd quarter however, rental revenue rebounded to nearly $180 Billion.
Total Revenue For Real Estate and Rental and Leasing, Establishments Subject to Federal Income Tax – 2012 – Present
(click on chart for Live Chart)
Individual landlords appear to be doing better…
As the chart below shows, individual landlords appear to have fared a better than their corporate counterparts. Residential rental revenue for individuals fell over the summer months of last year to a low of $791 Billion in June which was a decline of about 1.6% from March 2020 when the rental revenue was $804 Billion. In November, the rental revenue grew to $818.7 Billion which represents the highest level ever.
As the STL Market ReportTM below shows, there were 3,419 existing condominiums sold in the 12-month period ended November 30, 2020, a decrease of 0.23% from the prior 12-month period. The median price of condos sold during the past 12-months was $159,900, an increase of 5.2% from the prior 12-month period. To make sure the data represents the market as accurately as possible, distressed home sales and new construction were excluded from the data. As the report shows, the current inventory of condos for sale is just 1.2 months.
STL Market Report – St Louis 5-County Area – Condos
As the STL Market ReportTM below shows, there were 26,675 existing homes sold in the 12-month period ended November 30, 2020, an increase of 7.13% from the prior 12-month period. The median price of homes sold during the past 12-months was $225,580, an increase of 7.42% from the prior 12-month period. To make sure the data represents the market as accurately as possible, distressed home sales and new construction were excluded from the data. The increase in home sales is almost hard to imagine given how low the inventory of homes for sale has been. As the report shows, the current inventory of homes for sale is just 3/4 of one-month.
Last week, the Federal Housing Finance Agency (FHFA)announced that effective January 1s, 2021, the maximum loan amounts for Fannie Mae and Freddie Mac conforming loans will be increased from $510,400 to $548,250. Once a home buyers loan amount exceeds the Fannie and Freddie limits, their loan is considered a “jumbo” loan and typically less attractive terms, so an increase in the Fannie and Freddie limits is definitely helpful to home buyers in higher price ranges.
Fannie Mae and Freddie Mac are also increasing the loan limits for loans to purchase multi-family properties as well. The multi-family property limits for 2021 are:
The National Association of REALTORS® (NAR) has come under attack over the past few months as a defendant in two class-action lawsuits, Christopher Moehrl v The National Association of REALTORS® and Joshua A. Sitzer and Amy Winger v The National Association of REALTORS® filed in March and April of 2019 respectively, and, most recently, a complaint brought by the Department of Justice, United States v National Association of REALTORS® filed this month. The latter came with a pre-arranged proposed settlement with NAR. I should also mention the two class-action lawsuits have as additional defendants Realogy Holdings Corp (the own and operate several franchises, some of the local ones include Coldwell Banker-Gundaker, Better Homes & Gardens, ERA, Sotheby’s, and Century-21), HomeServices of America, Inc. (owner of Berkshire Hathway Home Services), Re/Max and Keller Williams.
While there are additional issues raised in the lawsuits and DOJ complaint, central to them are buyer’s agents’ commissions. Issues raised include:
From the DOJ complaint:
Allowing buyer brokers to misrepresent to buyers that a buyer broker’s services are free;
Enabling buyer brokers to filter MLS listings based on the level of buyer broker commissions offered and to exclude homes with lower commissions from consideration by potential home buyers;
From the lawsuits:
Sellers of residential property have been forced to pay inflated costs to sell their homes through forced payments of commissions to buyer brokers;
Home sellers have been forced to set buyer broker commissions to induce buyer brokers to show the sellers’ homes to prospective buyers;
Price competition has been restrained among brokers seeking to be retained by home buyers, and by brokers seeking to represent home sellers; and
Defendant Franchisors and their franchisees have inflated their profits by a significant margin by the increased total commissions and increased buyer broker commissions.
Sell Your Home For The Highest Price In The Least Amount of Time! See how- STLSellersAdvantage.com Save Commission On Your Home Sale Without Sacrificing Service! See how- FairCommissionRates.com
Yesterday, I wrote an article titled “St Louis Home Sales – No end in sight?” in which one of my caveats had to do with listing inventory, noting the obvious that no matter how many homebuyers are out there, if there is nothing for them to buy, St Louis home sales will fall. As promised, I did an analysis of new listings and inventory using proprietary software we have developed at MORE, REALTORS to enable our agents to fully comprehend the market and be able to use that knowledge to serve their clients.
The first table below is our leading indicator report for new listings that were taken in the St Louis core market during the past week compared with the same week a year ago. As the table shows, listings for this period were up 18% from a year ago, which is good news but, as I reported yesterday, new sales were up 21% so sales rose at a higher rate than listings. The second table compares last week’s new listings with the prior week and, as yesterday’s home sales report showed, there was a decline, in the case of new listings taken they were down 5% from the prior week while yesterday I reported sales were down 10%. The report at the bottom is another proprietary product of MORE, REALTORS and it’s a report showing the current inventory of listings for sale in every zip code in the St Louis MSA of which I showed the 20 zips with the lowest inventory.
The bottom line…
To recap, new sales contracts written on listings in the past week outpaced the number of new listings by about 8% and new sales contracts written on listings in the past two weeks outpaced the number of new listings by nearly 11%. One thing to keep in mind is that a contract written does not equal a sold listing as a percentage of the contracts will fail to close due to building inspections, financing, appraisal issues, or other reasons so the gap is not quite as large as it may appear. The other thing to remember is the time of the year we are in…right before Thanksgiving is not a popular time for sellers to list their homes as many will wait until after Thanksgiving and some will wait until after Christmas. However, in today’s market, buyers don’t have that luxury…they have to be prepared to buy at any time or faced missing out in this tight market. So, for now, I think we’re ok and I think my caveat from yesterday is covered but I’ll be watching the inventory moving forward.
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In December
