Ken Zener

your lower land cost, I think you said it was up 4% year-over-year. Could you give us some context to that

did your teams tell you that you guys gained share? Or is that kind of just the demand environment

you said high single digits in the past. Are we in -- at the -- does the 120 bps increase now bring us into low double digits in terms of incentives

20% gross margin guidance, while it's down sequentially, it's actually kind of in the range, if you take the historical view of the industry, that's pretty normal

do you guys expect inventory units to be down year-over-year in 4Q

how you think about the floor and pace that you're willing to cut take price to drive sales

Could you give color around the margin spread between the 47% backlog closings and the 53% spec

Is there any reason we didn't necessarily see more dispersion of margins in your business because Florida, Texas, the West, they are all pretty similar

do you think part of the issue is on the slowing supply given the whole narrative of tight supply in terms of under construction

on an incremental cash flow basis, where land is increasingly, if not a variable cost

if you guys can quantify the spread between what you saw in backlog and what became intra-quarter order closings in 1Q

can you talk about the West? It is a broad area for you. But the gross margins which, you know, would have been higher to compensate for, you know, lower asset turns, it is lower

can you talk about perhaps the 8.9%, how that's distributed amongst the regions

What do you think your 4Q year-end inventory units, are going to be relative to last year's 4Q? And how are your incentives different by segment?