Below is the breakdown of YTD home sales in Austin (Jan-Sep 2010) by MLS area. Of the 48 Austin MLS areas reported below, 18 are up from a year ago, 14 are down, and 16 are mixed. By “up” I mean all three metrics of average sold price, median sold price, and avergage price per square foot increased. By “down”, all 3 decrease. Mixed means there was at least 1 metric moving in a different direction from the other two.
Of the 18 Areas that are “up”, only 8 are up more than the 4.16% MLS-wide increase. This means that the average sold price increase of 4.16% was caused by only 8 individual MLS areas in Austin (areas 1N, 8W, BA, CC, EL, LN, N, and SWE). The rest of the MLS areas were either up less than 4.16% or were down.
It’s a pretty big chart covering the first three quarters of 2010. If you’re not sure where all the MLS areas are, and Austin MLS map is at the bottom, below the chart.
As usual, observations, comments and opinions are welcome.
Austin Real Estate Sales by MLS Area – YTD Sep 2010 | ||||||||
Houses only. Condos (except DT) , Duplexes, etc not included | ||||||||
MLS Area | Year | # Sold | Avg Sold | Med Sold | Avg SQFT | Avg PSF | Avg Days | Med Days |
All Areas | 2010 | 13837 | $255,634 | $195,000 | 2,210 | $115.67 | 69 | 43 |
2009 | 14002 | $245,428 | $192,000 | 2,184 | $112.38 | 75 | 48 | |
Change | -1.18% | 4.16% | 1.56% | 1.19% | 2.93% | -8.00% | -10.42% | |
MLS Area | YTD-Apr | # Sold | Avg Sold | Med Sold | Avg SQFT | Avg PSF | Avg Days | Med Days |
1A | 2010 | 140 | $489,003 | $444,625 | 2,695 | $181.45 | 64 | 31 |
2009 | 133 | $476,968 | $432,000 | 2,770 | $172.19 | 80 | 47 | |
Change | 5.26% | 2.52% | 2.92% | -2.71% | 5.38% | -20.00% | -34.04% | |
MLS Area | Year | # Sold | Avg Sold | Med Sold | Avg SQFT | Avg PSF | Avg Days | Med Days |
1B | 2010 | 213 | $717,469 | $594,500 | 2,656 | $270.13 | 77 | 44 |
2009 | 177 | $620,504 | $540,000 | 2,471 | $251.11 | 107 | 79 | |
Change | 20.34% | 15.63% | 10.09% | 7.49% | 7.57% | -28.04% | -44.30% | |
MLS Area | Year | # Sold | Avg Sold | Med Sold | Avg SQFT | Avg PSF | Avg Days | Med Days |
1N | 2010 | 314 | $311,509 | $294,250 | 2,280 | $136.63 | 57 | 35 |
2009 | 323 | $298,164 | $262,000 | 2,188 | $136.27 | 50 | 32 | |
Change | -2.79% | 4.48% | 12.31% | 4.20% | 0.26% | 14.00% | 9.38% | |
MLS Area | Year | # Sold | Avg Sold | Med Sold | Avg SQFT | Avg PSF | Avg Days | Med Days |
2 | 2010 | 226 | $242,494 | $235,400 | 1,421 | $170.65 | 63 | 35 |
2009 | 244 | $252,054 | $249,000 | 1,403 | $179.65 | 53 | 32 | |
Change | -7.38% | -3.79% | -5.46% | 1.28% | -5.01% | 18.87% | 9.38% | |
MLS Area | Year | # Sold | Avg Sold | Med Sold | Avg SQFT | Avg PSF | Avg Days | Med Days |
2N | 2010 | 162 | $144,979 | $139,950 | 1,480 | $97.96 | 52 | 32 |
2009 | 195 | $150,976 | $144,500 | 1,549 | $97.47 | 55 | 34 | |
Change | -16.92% | -3.97% | -3.15% | -4.45% | 0.50% | -5.45% | -5.88% | |
MLS Area | Year | # Sold | Avg Sold | Med Sold | Avg SQFT | Avg PSF | Avg Days | Med Days |
3 | 2010 | 229 | $220,910 | $195,000 | 1,542 | $143.26 | 54 | 33 |
2009 | 242 | $223,603 | $209,500 | 1,591 | $140.54 | 83 | 55 | |
Change | -5.37% | -1.20% | -6.92% | -3.08% | 1.94% | -34.94% | -40.00% | |
MLS Area | Year | # Sold | Avg Sold | Med Sold | Avg SQFT | Avg PSF | Avg Days | Med Days |
3E | 2010 | 77 | $114,390 | $100,000 | 1,489 | $76.82 | 67 | 44 |
2009 | 96 | $144,807 | $125,000 | 1,521 | $95.21 | 87 | 49 | |
Change | -19.79% | -21.01% | -20.00% | -2.10% | -19.31% | -22.99% | -10.20% | |
MLS Area | Year | # Sold | Avg Sold | Med Sold | Avg SQFT | Avg PSF | Avg Days | Med Days |
4 | 2010 | 180 | $329,456 | $306,000 | 1,506 | $218.76 | 76 | 50 |
2009 | 187 | $356,178 | $325,000 | 1,559 | $228.47 | 71 | 47 | |
Change | -3.74% | -7.50% | -5.85% | -3.40% | -4.25% | 7.04% | 6.38% | |
MLS Area | Year | # Sold | Avg Sold | Med Sold | Avg SQFT | Avg PSF | Avg Days | Med Days |
5 | 2010 | 192 | $177,313 | $164,500 | 1,240 | $142.99 | 75 | 51 |
2009 | 159 | $179,345 | $157,200 | 1,242 | $144.40 | 68 | 51 | |
Change | 20.75% | -1.13% | 4.64% | -0.16% | -0.97% | 10.29% | 0.00% | |
MLS Area | Year | # Sold | Avg Sold | Med Sold | Avg SQFT | Avg PSF | Avg Days | Med Days |
5E | 2010 | 83 | $105,732 | $102,400 | 1,495 | $70.72 | 51 | 32 |
2009 | 78 | $105,785 | $106,934 | 1,421 | $74.44 | 54 | 43 | |
Change | 6.41% | -0.05% | -4.24% | 5.21% | -5.00% | -5.56% | -25.58% | |
MLS Area | Year | # Sold | Avg Sold | Med Sold | Avg SQFT | Avg PSF | Avg Days | Med Days |
6 | 2010 | 169 | $373,937 | $332,000 | 1,640 | $228.01 | 71 | 42 |
2009 | 131 | $365,922 | $320,000 | 1,576 | $232.18 | 78 | 50 | |
Change | 29.01% | 2.19% | 3.75% | 4.06% | -1.80% | -8.97% | -16.00% | |
MLS Area | Year | # Sold | Avg Sold | Med Sold | Avg SQFT | Avg PSF | Avg Days | Med Days |
7 | 2010 | 58 | $429,618 | $398,700 | 1,863 | $230.61 | 65 | 27 |
2009 | 53 | $429,826 | $390,000 | 1,773 | $242.43 | 76 | 51 | |
Change | 9.43% | -0.05% | 2.23% | 5.08% | -4.88% | -14.47% | -47.06% | |
MLS Area | Year | # Sold | Avg Sold | Med Sold | Avg SQFT | Avg PSF | Avg Days | Med Days |
8E | 2010 | 171 | $800,970 | $670,000 | 3,419 | $234.27 | 79 | 47 |
2009 | 138 | $828,166 | $625,500 | 3,589 | $230.75 | 91 | 53 | |
Change | 23.91% | -3.28% | 7.11% | -4.74% | 1.53% | -13.19% | -11.32% | |
MLS Area | Year | # Sold | Avg Sold | Med Sold | Avg SQFT | Avg PSF | Avg Days | Med Days |
8W | 2010 | 212 | $650,513 | $525,000 | 3,321 | $195.88 | 76 | 48 |
2009 | 170 | $620,271 | $489,750 | 3,346 | $185.38 | 85 | 53 | |
Change | 24.71% | 4.88% | 7.20% | -0.75% | 5.67% | -10.59% | -9.43% | |
MLS Area | Year | # Sold | Avg Sold | Med Sold | Avg SQFT | Avg PSF | Avg Days | Med Days |
9 | 2010 | 45 | $141,964 | $137,500 | 1,496 | $94.90 | 67 | 54 |
2009 | 39 | $151,388 | $144,300 | 1,455 | $104.05 | 71 | 44 | |
Change | 15.38% | -6.23% | -4.71% | 2.82% | -8.80% | -5.63% | 22.73% | |
MLS Area | Year | # Sold | Avg Sold | Med Sold | Avg SQFT | Avg PSF | Avg Days | Med Days |
10N | 2010 | 210 | $183,393 | $169,900 | 1,423 | $128.88 | 43 | 26 |
2009 | 197 | $183,532 | $172,000 | 1,403 | $130.81 | 50 | 23 | |
Change | 6.60% | -0.08% | -1.22% | 1.43% | -1.48% | -14.00% | 13.04% | |
MLS Area | Year | # Sold | Avg Sold | Med Sold | Avg SQFT | Avg PSF | Avg Days | Med Days |
10S | 2010 | 401 | $179,664 | $170,000 | 1,614 | $111.32 | 42 | 25 |
2009 | 465 | $179,575 | $175,000 | 1,663 | $107.98 | 47 | 25 | |
Change | -13.76% | 0.05% | -2.86% | -2.95% | 3.09% | -10.64% | 0.00% | |
MLS Area | Year | # Sold | Avg Sold | Med Sold | Avg SQFT | Avg PSF | Avg Days | Med Days |
11 | 2010 | 135 | $111,478 | $110,000 | 1,449 | $76.93 | 50 | 33 |
2009 | 155 | $110,065 | $109,950 | 1,445 | $76.17 | 55 | 44 | |
Change | -12.90% | 1.28% | 0.05% | 0.28% | 1.00% | -9.09% | -25.00% | |
MLS Area | Year | # Sold | Avg Sold | Med Sold | Avg SQFT | Avg PSF | Avg Days | Med Days |
BA | 2010 | 169 | $159,863 | $145,000 | 1,825 | $87.60 | 68 | 50 |
2009 | 171 | $149,279 | $135,000 | 1,796 | $83.12 | 69 | 43 | |
Change | -1.17% | 7.09% | 7.41% | 1.61% | 5.39% | -1.45% | 16.28% | |
MLS Area | Year | # Sold | Avg Sold | Med Sold | Avg SQFT | Avg PSF | Avg Days | Med Days |
BL | 2010 | 26 | $205,417 | $182,000 | 1,935 | $106.16 | 136 | 98 |
2009 | 18 | $205,083 | $192,450 | 1,659 | $123.62 | 134 | 89 | |
Change | 44.44% | 0.16% | -5.43% | 16.64% | -14.12% | 1.49% | 10.11% | |
MLS Area | Year | # Sold | Avg Sold | Med Sold | Avg SQFT | Avg PSF | Avg Days | Med Days |
BU | 2010 | 114 | $212,035 | $171,750 | 1,941 | $109.24 | 117 | 71 |
2009 | 92 | $203,844 | $155,000 | 1,909 | $106.78 | 118 | 79 | |
Change | 23.91% | 4.02% | 10.81% | 1.68% | 2.30% | -0.85% | -10.13% | |
MLS Area | Year | # Sold | Avg Sold | Med Sold | Avg SQFT | Avg PSF | Avg Days | Med Days |
BW | 2010 | 76 | $178,639 | $154,500 | 2,164 | $82.55 | 89 | 43 |
2009 | 78 | $202,815 | $174,945 | 2,197 | $92.31 | 81 | 57 | |
Change | -2.56% | -11.92% | -11.69% | -1.50% | -10.58% | 9.88% | -24.56% | |
MLS Area | Year | # Sold | Avg Sold | Med Sold | Avg SQFT | Avg PSF | Avg Days | Med Days |
CC | 2010 | 93 | $115,471 | $100,000 | 1,667 | $69.27 | 101 | 56 |
2009 | 104 | $107,683 | $108,000 | 1,562 | $68.94 | 107 | 94 | |
Change | -10.58% | 7.23% | -7.41% | 6.72% | 0.48% | -5.61% | -40.43% | |
MLS Area | Year | # Sold | Avg Sold | Med Sold | Avg SQFT | Avg PSF | Avg Days | Med Days |
CLN | 2010 | 728 | $175,481 | $150,000 | 2,091 | $83.92 | 66 | 43 |
2009 | 710 | $184,278 | $155,995 | 2,118 | $87.01 | 67 | 41 | |
Change | 2.54% | -4.77% | -3.84% | -1.27% | -3.54% | -1.49% | 4.88% | |
MLS Area | Year | # Sold | Avg Sold | Med Sold | Avg SQFT | Avg PSF | Avg Days | Med Days |
CLS | 2010 | 673 | $237,809 | $215,000 | 2,475 | $96.08 | 64 | 43 |
2009 | 750 | $239,544 | $216,313 | 2,436 | $98.33 | 70 | 49 | |
Change | -10.27% | -0.72% | -0.61% | 1.60% | -2.29% | -8.57% | -12.24% | |
MLS Area | Year | # Sold | Avg Sold | Med Sold | Avg SQFT | Avg PSF | Avg Days | Med Days |
DT | 2010 | 133 | $331,092 | $278,500 | 1,085 | $305.15 | 98 | 65 |
(condos) | 2009 | 93 | $320,733 | $265,000 | 1,082 | $296.43 | 75 | 61 |
Change | 43.01% | 3.23% | 5.09% | 0.28% | 2.94% | 30.67% | 6.56% | |
MLS Area | Year | # Sold | Avg Sold | Med Sold | Avg SQFT | Avg PSF | Avg Days | Med Days |
EL | 2010 | 140 | $133,793 | $108,000 | 1,876 | $71.32 | 78 | 55 |
2009 | 147 | $115,700 | $97,850 | 1,842 | $62.81 | 58 | 41 | |
Change | -4.76% | 15.64% | 10.37% | 1.85% | 13.54% | 34.48% | 34.15% | |
MLS Area | Year | # Sold | Avg Sold | Med Sold | Avg SQFT | Avg PSF | Avg Days | Med Days |
GTE | 2010 | 181 | $161,329 | $141,000 | 1,824 | $88.45 | 79 | 51 |
2009 | 169 | $160,988 | $146,000 | 1,900 | $84.73 | 73 | 51 | |
Change | 7.10% | 0.21% | -3.42% | -4.00% | 4.39% | 8.22% | 0.00% | |
MLS Area | Year | # Sold | Avg Sold | Med Sold | Avg SQFT | Avg PSF | Avg Days | Med Days |
GTW | 2010 | 555 | $240,942 | $209,900 | 2,224 | $108.34 | 87 | 60 |
2009 | 537 | $249,976 | $215,000 | 2,329 | $107.33 | 111 | 87 | |
Change | 3.35% | -3.61% | -2.37% | -4.51% | 0.94% | -21.62% | -31.03% | |
MLS Area | Year | # Sold | Avg Sold | Med Sold | Avg SQFT | Avg PSF | Avg Days | Med Days |
HD | 2010 | 235 | $329,902 | $315,500 | 2,836 | $116.33 | 83 | 55 |
2009 | 269 | $334,685 | $309,600 | 2,908 | $115.09 | 110 | 77 | |
Change | -12.64% | -1.43% | 1.91% | -2.48% | 1.07% | -24.55% | -28.57% | |
MLS Area | Year | # Sold | Avg Sold | Med Sold | Avg SQFT | Avg PSF | Avg Days | Med Days |
HH | 2010 | 662 | $167,825 | $150,000 | 2,029 | $82.71 | 60 | 38 |
2009 | 624 | $166,822 | $149,900 | 2,029 | $82.22 | 71 | 45 | |
Change | 6.09% | 0.60% | 0.07% | 0.00% | 0.60% | -15.49% | -15.56% | |
MLS Area | Year | # Sold | Avg Sold | Med Sold | Avg SQFT | Avg PSF | Avg Days | Med Days |
HU | 2010 | 328 | $139,509 | $129,995 | 1,977 | $70.57 | 61 | 42 |
2009 | 345 | $149,872 | $136,103 | 1,986 | $75.46 | 67 | 48 | |
Change | -4.93% | -6.91% | -4.49% | -0.45% | -6.49% | -8.96% | -12.50% | |
MLS Area | Year | # Sold | Avg Sold | Med Sold | Avg SQFT | Avg PSF | Avg Days | Med Days |
LN | 2010 | 165 | $357,424 | $250,000 | 2,422 | $147.57 | 120 | 81 |
2009 | 130 | $267,697 | $195,000 | 2,090 | $128.08 | 119 | 80 | |
Change | 26.92% | 33.52% | 28.21% | 15.89% | 15.22% | 0.84% | 1.25% | |
MLS Area | Year | # Sold | Avg Sold | Med Sold | Avg SQFT | Avg PSF | Avg Days | Med Days |
LS | 2010 | 581 | $433,238 | $355,130 | 2,984 | $145.19 | 98 | 61 |
2009 | 522 | $426,413 | $348,200 | 2,947 | $144.69 | 115 | 81 | |
Change | 11.30% | 1.60% | 1.99% | 1.26% | 0.34% | -14.78% | -24.69% | |
MLS Area | Year | # Sold | Avg Sold | Med Sold | Avg SQFT | Avg PSF | Avg Days | Med Days |
MA | 2010 | 180 | $116,996 | $103,000 | 1,801 | $64.96 | 51 | 32 |
2009 | 174 | $116,910 | $103,251 | 1,662 | $70.34 | 67 | 36 | |
Change | 3.45% | 0.07% | -0.24% | 8.36% | -7.65% | -23.88% | -11.11% | |
MLS Area | Year | # Sold | Avg Sold | Med Sold | Avg SQFT | Avg PSF | Avg Days | Med Days |
N | 2010 | 221 | $196,667 | $196,000 | 1,938 | $101.48 | 40 | 27 |
2009 | 260 | $186,044 | $183,000 | 1,935 | $96.15 | 39 | 24 | |
Change | -15.00% | 5.71% | 7.10% | 0.16% | 5.55% | 2.56% | 12.50% | |
MLS Area | Year | # Sold | Avg Sold | Med Sold | Avg SQFT | Avg PSF | Avg Days | Med Days |
NE | 2010 | 212 | $154,221 | $154,888 | 1,884 | $81.86 | 57 | 37 |
2009 | 235 | $150,056 | $150,215 | 1,824 | $82.27 | 59 | 41 | |
Change | -9.79% | 2.78% | 3.11% | 3.29% | -0.50% | -3.39% | -9.76% | |
MLS Area | Year | # Sold | Avg Sold | Med Sold | Avg SQFT | Avg PSF | Avg Days | Med Days |
NW | 2010 | 425 | $255,535 | $225,000 | 2,316 | $110.33 | 57 | 34 |
2009 | 481 | $245,934 | $214,000 | 2,241 | $109.74 | 51 | 28 | |
Change | -11.64% | 3.90% | 5.14% | 3.35% | 0.54% | 11.76% | 21.43% | |
MLS Area | Year | # Sold | Avg Sold | Med Sold | Avg SQFT | Avg PSF | Avg Days | Med Days |
PF | 2010 | 808 | $162,522 | $155,000 | 2,133 | $76.19 | 64 | 44 |
2009 | 861 | $165,382 | $156,000 | 2,120 | $78.01 | 63 | 39 | |
Change | -6.16% | -1.73% | -0.64% | 0.61% | -2.33% | 1.59% | 12.82% | |
MLS Area | Year | # Sold | Avg Sold | Med Sold | Avg SQFT | Avg PSF | Avg Days | Med Days |
RN | 2010 | 330 | $490,623 | $410,000 | 3,445 | $142.42 | 78 | 52 |
2009 | 313 | $483,329 | $397,500 | 3,488 | $138.57 | 101 | 78 | |
Change | 5.43% | 1.51% | 3.14% | -1.23% | 2.78% | -22.77% | -33.33% | |
MLS Area | Year | # Sold | Avg Sold | Med Sold | Avg SQFT | Avg PSF | Avg Days | Med Days |
RRE | 2010 | 799 | $189,288 | $169,407 | 2,319 | $81.62 | 68 | 46 |
2009 | 824 | $188,496 | $165,000 | 2,307 | $81.71 | 80 | 51 | |
Change | -3.03% | 0.42% | 2.67% | 0.52% | -0.10% | -15.00% | -9.80% | |
MLS Area | Year | # Sold | Avg Sold | Med Sold | Avg SQFT | Avg PSF | Avg Days | Med Days |
RRW | 2010 | 800 | $251,529 | $239,785 | 2,635 | $95.46 | 59 | 40 |
2009 | 819 | $232,347 | $221,500 | 2,556 | $90.90 | 76 | 54 | |
Change | -2.32% | 8.26% | 8.26% | 3.09% | 5.01% | -22.37% | -25.93% | |
MLS Area | Year | # Sold | Avg Sold | Med Sold | Avg SQFT | Avg PSF | Avg Days | Med Days |
SC | 2010 | 113 | $174,446 | $150,000 | 2,105 | $82.87 | 71 | 40 |
2009 | 119 | $176,087 | $149,000 | 2,048 | $85.98 | 63 | 38 | |
Change | -5.04% | -0.93% | 0.67% | 2.78% | -3.61% | 12.70% | 5.26% | |
MLS Area | Year | # Sold | Avg Sold | Med Sold | Avg SQFT | Avg PSF | Avg Days | Med Days |
SE | 2010 | 89 | $104,062 | $103,850 | 1,823 | $57.08 | 52 | 24 |
2009 | 97 | $111,731 | $108,500 | 1,796 | $62.21 | 56 | 38 | |
Change | -8.25% | -6.86% | -4.29% | 1.50% | -8.24% | -7.14% | -36.84% | |
MLS Area | Year | # Sold | Avg Sold | Med Sold | Avg SQFT | Avg PSF | Avg Days | Med Days |
SWE | 2010 | 436 | $240,321 | $224,995 | 2,223 | $108.11 | 58 | 41 |
2009 | 482 | $227,778 | $209,950 | 2,185 | $104.25 | 66 | 42 | |
Change | -9.54% | 5.51% | 7.17% | 1.74% | 3.70% | -12.12% | -2.38% | |
MLS Area | Year | # Sold | Avg Sold | Med Sold | Avg SQFT | Avg PSF | Avg Days | Med Days |
SWW | 2010 | 418 | $295,426 | $284,750 | 2,548 | $115.94 | 47 | 27 |
2009 | 438 | $292,983 | $275,000 | 2,549 | $114.94 | 62 | 37 | |
Change | -4.57% | 0.83% | 3.55% | -0.04% | 0.87% | -24.19% | -27.03% | |
MLS Area | Year | # Sold | Avg Sold | Med Sold | Avg SQFT | Avg PSF | Avg Days | Med Days |
UT | 2010 | 21 | $465,924 | $410,000 | 2,079 | $224.11 | 73 | 52 |
2009 | 26 | $459,141 | $427,500 | 1,936 | $237.16 | 91 | 76 | |
Change | -19.23% | 1.48% | -4.09% | 7.39% | -5.50% | -19.78% | -31.58% | |
MLS Area | Year | # Sold | Avg Sold | Med Sold | Avg SQFT | Avg PSF | Avg Days | Med Days |
W | 2010 | 211 | $465,924 | $410,000 | 2,079 | $224.11 | 73 | 52 |
2009 | 209 | $481,490 | $335,000 | 2,963 | $162.50 | 83 | 50 | |
Change | 0.96% | -3.23% | 22.39% | -29.83% | 37.91% | -12.05% | 4.00% |
Below is an Austin MLS Map.
Looks like all your change numbers are 1/100 too small (need multiplied by 100 to be percentages).
Yep, I caught that. All fixed now. For some reason, when I export from Google Spreadshet to Open Office spreadsheet, the percentages get messed up. Didn’t use to be that way. I use OpenOffice Spreadsheet because neither Excel nor Google spreadsheets copy/paste into a WordPress post with messing up the table layout.
Steve
Good afternoon, Steve. I immensely enjoy your blog and have an inquiry. MLS area ‘W’ shows a huge drop in avg. SQFT and yet a huge spike in avg. PSF. Is there a specific development that is accounting for most of these sales? This looks like a housing market bubble to me. What is your assessment, Mr. Steve?
Thank you most graciously, Johannus.
Hi Johannus,
Yes, Area W is skewed a lot by Barton Creek. Some of the solds include fractional ownership properties that show up in the MLS as a $45K sale, for example, at $17 per square foot. In 2009 there were a lot more sales of big homes, 16 of them over $1M, 2 of which were 10,000+ sqft, and in 2010 there were only 7 sales of $1M or more and only one of those over 5800 sqft.
This sort of thing, combined with small sample size, can cause big swings. I’ve thought about trying to normalize the data by excluding certain “outlier” instances of data, but each time I try to figure out where I’d draw the lins it becomes too complicated, and I also fear that it would cause me to start “steering” the data toward what I think should be “normal” instead of just reporting what it is, as it is, and trying to explain anomalies when they show up.
Hope that helps.
Steve