Our appraisal office has generally seen improvement in most market areas with reduced capitalization rates placing upward pressure on values primarily due to a lack of inventory not rental upside. You pretty much cannot go wrong with an apartment building in San Diego right now with 5.0 - 6.75% capitalization rates for non-institutional properties. However, some segments of the San Diego market are in still in rough shape, like Class B office, and secondary retail centers in the moderately priced market areas with 7.5%- 7.75% capitalization rates. Industrial properties in Otay Mesa are still trading for much lower than before the crash. The lack of transactions in the Otay area the past two years has caused confusion about pricing and values among market participants near the US and Mexico border. The election uncertainty last year slowed commercial real estate transaction volume in San Diego County. The market is picking up as of the first quarter of 2013 - with the issue becoming inventory.