{"id":5315,"date":"2026-05-27T07:00:16","date_gmt":"2026-05-27T14:00:16","guid":{"rendered":"https:\/\/livsothebysrealtyca.blog\/?p=5315"},"modified":"2026-04-29T11:50:11","modified_gmt":"2026-04-29T18:50:11","slug":"inventory-returns","status":"publish","type":"post","link":"https:\/\/livsothebysrealtyca.blog\/spu\/inventory-returns\/","title":{"rendered":"Inventory Returns"},"content":{"rendered":"
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As the supply of homes increases, sellers need to ensure that their properties are properly priced and marketed.<\/h2>
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Housing provision in the U.S. is starting to climb again, according to data released in September 2025 by the U.S. Census Bureau, which found there were 124,000 new homes waiting for homebuyers\u2014the highest number in 16 years according to an October 2025 report by Scripps News.<\/span><\/p>\n

Housing stock had been low for several years previously, partly due to a real estate buying spree prompted by the COVID-19 pandemic and historically low interest \u2028rates. For example, more than 2.1 million more people became homeowners in\u20282020, according to a March 2021 report by Pew Research Center. The current rise in housing stock means that in many areas, homebuyers now have more options, \u2028and that includes the luxury sector of \u2028the market.<\/span><\/p>\n

However, not every region of the globe has seen an increase in supply. Inventory remains tight in the capital cities of Europe, where purchases by institutional investors have tripled over the past decade, says \u2028a July 2025 report in the Guardian, as well as in the Northeast and Midwest regions of the U.S., according to August 2025 data released by Realtor.com\u00ae. But new opportunities are coming online elsewhere<\/a>, as branded residences are being built at speed in Spain, Portugal and beyond.<\/span><\/p>\n

\u201cWe\u2019re seeing interesting regional patterns emerge, and it\u2019s important to remember that luxury real estate often moves independently of broader market trends,\u201d says Tammy Fahmi, senior vice president, global servicing and strategy, Sotheby\u2019s International Realty. \u201cSome luxury property markets are experiencing increased inventory as homebuyers \u2028explore new destinations, while others are seeing tighter supply. Additionally, areas with the greatest lifestyle advantages continue to attract investment interest.\u201d<\/span><\/p>\n

In many places listings are being buoyed by new developments, especially branded residences. This high-service, low-maintenance model is expanding into new markets and continuing to attract homebuyers\u2014a July 2025 report by Yahoo Finance estimates that the Middle East and Africa will see 270% growth in branded residences over the next seven years. \u2028It\u2019s also apparent that \u201cwhat\u2019s old is new again,\u201d as the adage goes, as developers renovate historic buildings with modern interiors. This is certainly the case in Spain, where affluent homebuyers from South America prefer traditional exteriors with \u2028an old-school feel, says Ugo Bagration, regional director for East Andalusia, Spain Sotheby\u2019s International Realty.<\/span><\/p>\n

\u201cOverall, the luxury real estate market is rewarding quality and authenticity over simply having a home for sale,\u201d Fahmi \u2028says. \u201cWhile some homes may remain \u2028on the market for significantly longer, exceptional properties in popular regions still attract homebuyers relatively quickly.\u201d <\/span><\/p>\n\t<\/div>\r\n<\/div>\r\n\r\n\r\n\r\n\n\t\t\t<\/div> \n\t\t<\/div>\n\t<\/div> \n<\/div><\/div>\r\n\t\t

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U.S. housing supply<\/strong>
\nSource: U.S. Census Bureau, September 2025<\/em><\/span><\/p>\n

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“It\u2019s important to remember that luxury real estate often moves independently of broader market trends.”<\/strong><\/h6>\n

-Tammy Fahmi, senior vice president, global servicing and strategy, Sotheby\u2019s International Realty\n<\/p><\/blockquote>\n\t<\/div>\r\n<\/div>\r\n\r\n\r\n\r\n\n\t\t\t<\/div> \n\t\t<\/div>\n\t<\/div> \n\n\t

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Inventory increases across the U.S.<\/strong><\/h5>\n

The number of homes on the market in the U.S. dropped to historic lows during the pandemic, according to a July 2025 report by the Federal Reserve Bank of St. Louis. This frustrated cash-ready homebuyers, who faced limited inventory and intense competition. But the supply has now bounced back.<\/span><\/p>\n

In response to questions for this report, the National Association of REALTORS\u00ae (NAR) noted there were \u2028five months\u2019 worth of inventory of existing homes priced over US$1 million available \u2028in the U.S. in October 2025, up from \u20284.5 months in August 2025. \u201cCurrent inventory is at its highest since May 2020, during the COVID-19 lockdown,\u201d Lawrence Yun, NAR\u2019s chief economist, wrote in an August 2025 report. <\/span>Total housing \u2028supply across all segments rose 11.7% \u2028year over year, according to NAR data released in September 2025.<\/span><\/p>\n

Many homeowners were feeling \u201clocked in\u201d because of low mortgage rates they negotiated during the pandemic, Yun says. \u201cLower rates\u2014which the Federal Reserve cut by a quarter point each month in September and October 2025\u2014could help home sellers come off the fence, adding even more inventory. That\u2019s important to affluent homebuyers, even those who don\u2019t need a mortgage. While many pay cash, they behave as if the interest rate really is important in a home purchase. In Aspen, Colorado, for example, homes are very expensive, but when you look at how sales spike or decline, they follow mortgage rate changes, even though more than half of the purchases \u2028are all-cash.\u201d<\/span><\/p>\n

The increase in inventory of homes priced at US$1 million or more means \u201cwe are seeing more transactions in the upper end proportionately, compared to the rest of the market,\u201d Yun adds. \u201cThat clearly implies that inventory availability is important in getting the market moving.\u201d<\/span><\/p>\n\t<\/div>\r\n<\/div>\r\n\r\n\r\n\r\n\n\t\t\t<\/div> \n\t\t<\/div>\n\t<\/div> \n<\/div><\/div>\r\n\t\t

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Regional variations on both sides of the market<\/strong><\/h5>\n

\u201cThis trend is particularly pronounced in certain luxury property markets,\u201d Fahmi says. Houston, Texas, for example, is seeing notable inventory increases. Supply was up 27% year-over-year in the city in July 2025, but in prime neighborhoods, availability is still limited, and homes sell quickly, says Taylor Jackson, global real estate advisor, Martha Turner Sotheby\u2019s International Realty. \u201cIf I have a listing in \u2028a sought after neighborhood and I\u2019ve \u2028priced it right, I\u2019m seeing multiple offers, often above the asking price, with homebuyers waiving contingencies.\u201d<\/span><\/p>\n

Residential supply is tightest in the Northeast and Upper Midwest, with the hottest home sellers\u2019 markets found in major metropolitan locations, including Milwaukee, Wisconsin; Chicago, Illinois; Philadelphia, Pennsylvania; Minneapolis, Minnesota; and New York, New York, \u2028according to an August 2025 report \u2028by MarketWatch.<\/span><\/p>\n

In contrast, homebuyers have the upper hand in property markets in the South and West, according to the same report. Las Vegas, Nevada, was a standout, with housing inventory seeing a 44.8% annual increase in June 2025 and home prices plateauing. <\/span><\/p>\n

\"Newly

Newly built homes in Spain, such as this estate, which blends contemporary Mediterranean architecture with the traditional styles of Mallorca, are attracting international homebuyers.<\/p><\/div>\n\t<\/div>\r\n<\/div>\r\n\r\n\r\n\r\n\n\t\t\t<\/div> \n\t\t<\/div>\n\t<\/div> \n\n\t

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Hitting the right spot \u2028in Houston<\/strong><\/h5>\n

As Jackson says, inventory has risen in Houston, Texas. Matching a 28% bump \u2028in supply across the city, in the high-end Memorial Villages\u2014including Hunters Creek, Piney Point and Hedwig\u2014inventory rose 29% year-over-year in the third quarter of 2025, according to October 2025 data from Martha Turner Sotheby\u2019s International Realty. <\/span>\u201cThe villages are \u2028very sought after because there are good schools and you typically have larger lots,\u201d she says. \u201cI\u2019ve seen lot value go as high as US$20,000 a square foot.\u201d<\/span><\/p>\n

Another neighborhood attracting homebuyer interest is Briargrove Park, \u2028a small area to the west of Houston, \u2028where Jackson has seen \u201cincredible appreciation.\u201d There, inventory rose 10% year-over-year in the third quarter, the \u2028data showed.<\/span><\/p>\n

Residences in these hotspots\u2014even those that need extensive renovation or \u2028a total tear-down\u2014can garner multiple offers. \u201cI listed a home for US$2 million, knowing it was a strategic price given \u2028the property\u2019s condition. The market responded strongly. We had 11 offers, \u2028and it sold for US$700,000 over the \u2028asking price,\u201d Jackson says. Some of her older clients, including couples who are downsizing, are having issues finding the right property. \u201cThey can\u2019t believe how much prices have gone up. It\u2019s almost like they are having to look for a unicorn.<\/span><\/p>\n

For home sellers, it\u2019s all about \u2028setting the price right and letting the market\u2006dictate the value. \u201cThe good houses that are sitting on the market for longer periods are priced too high, and the home sellers and homebuyers can\u2019t come to an agreement,\u201d Jackson says.<\/span><\/p>\n\t<\/div>\r\n<\/div>\r\n\r\n\r\n\r\n\n\t\t\t<\/div> \n\t\t<\/div>\n\t<\/div> \n\n\t

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U.S. housing inventory<\/strong>
\nSource: National Association of REALTORS\u00ae, \u201cNAR Existing-Home \u2028Sales Report Shows 0.2% Decrease in August,\u201d September 25, 2025<\/em><\/span><\/p>\n

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Inventory in Houston, Texas (year-over-year, October 2025)<\/strong>
\nSource: Martha Turner Sotheby\u2019s International Realty<\/em><\/span><\/p>\n

Healthy sales in\u2028Washington, D.C.<\/strong><\/h5>\n

Meanwhile, markets in the Northeast \u2028are seeing a rise in luxury real estate \u2028sales. \u201cTTR Sotheby\u2019s International \u2028Realty in Washington, D.C., has achieved \u2028a significant increase in luxury home \u2028sales,\u201d Fahmi says. \u201cThe number of \u2028US$10 million-plus sales increased by \u202850% between 2023 and 2024 and has increased again by 43% so far in 2025.\u201d That is an especially high figure for \u2028the Washington, D.C., market, where the starting price for a luxury home is less than in other major metropolitan areas\u2014around US$6 million, according to David DeSantis, partner and managing broker, TTR Sotheby\u2019s International Realty. These high-end listings\u2014more than half of which are handled by his office\u2014are not sitting \u2028on the market for long, he says. \u201cWe have 26 active listings, and we\u2019re on pace to do 30 sales in 2025. That\u2019s a pretty balanced and healthy market,\u201d he says, noting that by August 2025 they had sold 17 luxury homes. \u201cIncluded in those are some big sales\u2014over US$20 million.\u201d <\/span><\/p>\n\t<\/div>\r\n<\/div>\r\n\r\n\r\n\r\n\n\t\t\t<\/div> \n\t\t<\/div>\n\t<\/div> \n<\/div><\/div>\r\n\t\t

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\"High-end

High-end properties in Washington, D.C., like this renovated Victorian home, do not sit on the market for long.<\/p><\/div>\n

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“There has been a huge surge in new developments and off-plan purchases.”
\n<\/strong>-Ugo Bagration Regional Director for East Andalusia, Spain Sotheby\u2019s International Realty<\/span><\/h5>\n<\/blockquote>\n

\"\"Inventory in Washington, D.C. (2023-25)<\/strong>
\nSource: TTR Sotheby\u2019s International Realty<\/em><\/span><\/p>\n\t<\/div>\r\n<\/div>\r\n\r\n\r\n\r\n\n\t\t\t<\/div> \n\t\t<\/div>\n\t<\/div> \n<\/div><\/div>\r\n\t\t

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The Global Picture<\/strong><\/h5>\n

Internationally, inventory patterns vary dramatically by region, says Fahmi. \u201cAcross the Caribbean, availability has remained relatively constrained compared to pre-COVID levels, with demand for second homes and oceanfront residences continuing to outpace supply.\u201d \u2028This is echoed in the 2026 Sotheby\u2019s International Realty agent survey, in \u2028which 50% of respondents from the \u2028region reported that inventory had \u2028slightly or significantly decreased \u2028over the past year.<\/span><\/p>\n

That is certainly the case in the Cayman Islands, where waterfront properties are scarce, pushing up prices and fueling strong competition between homebuyers, according to data released \u2028in May 2025 by Cayman Islands Sotheby\u2019s International Realty.<\/span><\/p>\n

The Turks and Caicos Islands are also seeing \u201can inevitable recalibration period\u201d after an extended surge in business, according to a July 2025 report from \u2028Turks & Caicos Sotheby\u2019s International Realty. Inventory across the market increased 20% year over year in the second quarter of 2025, with the average time on the market rising from 189 to 238 days, \u201ccreating a more measured homebuyer outlook,\u201d the report said.<\/span><\/p>\n

\u201cIn contrast, some traditionally \u2028tight European real estate markets, \u2028such as Spain, are now showing increased inventory availability, while Portugal demonstrates strong market growth \u2028with significant increases in transactions and new luxury developments,\u201d \u2028Fahmi says. \u201cMeanwhile, in Asia, \u2028Thailand is seeing luxury branded residences leading the next wave \u2028of development.\u201d <\/span><\/p>\n\t<\/div>\r\n<\/div>\r\n\r\n\r\n\r\n\n\t\t\t<\/div> \n\t\t<\/div>\n\t<\/div> \n<\/div><\/div>\r\n\t\t

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\"The

The Turks and Caicos Islands have seen a noticeable jump in inventory since 2024, including this five-bedroom beachfront property<\/p><\/div>\n\t<\/div>\r\n<\/div>\r\n\r\n\r\n\r\n\n\t\t\t<\/div> \n\t\t<\/div>\n\t<\/div> \n<\/div><\/div>\r\n\t\t

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Opportunities in the south of Spain<\/strong><\/h5>\n

Investors appreciate the value proposition in Spain, where they can generally \u2028expect about 5% to 10% year-over-year appreciation, says Bagration. But once again, supply varies dramatically depending on location and the quality of the property.<\/span><\/p>\n

\u201cThere has been a huge surge in new developments and off-plan purchases, especially in the south and the east. There are a vast number of new projects in the pipeline that are attracting international homebuyers and alleviating the scarcity we have when it comes to luxury inventory.\u201d<\/span><\/p>\n

This new supply is attracting younger buyers, with Millennial (born 1981-96) and Generation X (born 1965-80) homebuyers replacing Baby Boomers (born 1946-64). \u201cA big chunk of these new homebuyers prefers more contemporary and modern developments,\u201d he adds. \u201cThis does not mean that demand for traditional Spanish Mission-style homes is not strong: they \u2028are still a top choice for many of our very affluent families.\u201d<\/span><\/p>\n

Meanwhile, South American homebuyers have flooded cities like Madrid, he says. Investors from the U.S., Canada, South America and the Middle East are also discovering Spain, with many choosing to become permanent residents. <\/span><\/p>\n\t<\/div>\r\n<\/div>\r\n\r\n\r\n\r\n\n\t\t\t<\/div> \n\t\t<\/div>\n\t<\/div> \n\n\t

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Inventory in the Turks and Caicos\u2028Islands (year-over-year, July 2025)<\/strong>
\nSource: Turks & Caicos Sotheby\u2019s\u2028International Realty<\/em><\/span><\/p>\n\t<\/div>\r\n<\/div>\r\n\r\n\r\n\r\n\n\t\t\t<\/div> \n\t\t<\/div>\n\t<\/div> \n\n\t

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Pushing prices up \u2028in Portugal<\/strong><\/h5>\n

Portugal also offers a lifestyle sought \u2028by many international homebuyers, especially people from the U.K., the U.S. and Germany, according to Portugal Sotheby\u2019s International Realty.<\/span><\/p>\n

In 2024, total home sales rose 14.5% compared to the previous year, according to data published in March 2025 by \u2028the Instituto Nacional de Estat\u00edstica \u2028(INE), Portugal\u2019s government office for statistics. The total value of transactions reached EU\u20ac33.8 billion (US$39.2 billion) in 2024, a nearly 21% annual increase. That trend continued into 2025. In the first half of the year, total property sales spiked 34% annually for Portugal Sotheby\u2019s International Realty, and home prices were up 16.3% year over year in the first quarter, according to the INE\u2019s data report.<\/span><\/p>\n

Strong demand and limited supply are putting upward pressure on prices, says Miguel Poisson, chief executive officer, Portugal Sotheby\u2019s International Realty. The capital, Lisbon, where much of the country\u2019s ultra-prime real estate is concentrated, continues to attract homebuyers, while Porto and the Algarve are also popular. \u201cWe are seeing premium residential development in new zones that appeal to homebuyers seeking exclusivity,\u201d Poisson says.\u00a0<\/span><\/p>\n\t<\/div>\r\n<\/div>\r\n\r\n\r\n\r\n\n\t\t\t<\/div> \n\t\t<\/div>\n\t<\/div> \n<\/div><\/div>\r\n\t\t

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A Hollywood boost \u2028in Thailand<\/strong><\/h5>\n

The market in Thailand is becoming more competitive, says Phakrjira Jansakran, director of sales, List Sotheby\u2019s International Realty, Thailand. \u201cOur homebuyers now have more options and leverage, especially in and around Bangkok and Phuket.\u201d<\/span><\/p>\n

One area that is seeing increasing demand is Koh Samui, which has benefited from a Hollywood boost: since the third season of HBO\u2019s hit television drama \u2028\u201cThe White Lotus\u201d was filmed at the Four Seasons Resort on the island, international homebuyers have been flocking there.<\/span><\/p>\n

\u201cPhuket and Koh Samui have \u2028solidified their reputations as Asia\u2019s\u2028leading destinations for lifestyle-\u2028focused property investment,\u201d \u2028Jansakran says. \u201cDemand from international homebuyers remains \u2028strong, and we\u2019re now seeing a clear increase in luxury inventory\u2014particularly\u2028in the US$10 million-plus segment.\u201d<\/span><\/p>\n

However, despite their popularity, upscale residences can take eight to \u202812 months to sell, according to data compiled by List Sotheby\u2019s International Realty, Thailand. \u201cUltra-high-end units \u2028may take longer to find the right homebuyer but typically achieve premium prices \u2028when sold,\u201d adds Jansakran.<\/span><\/p>\n

\"Luxury

Luxury properties in Thailand are benefiting from a Hollywood boost thanks to the TV drama \u201cThe White Lotus.\u201d<\/p><\/div>\n

Buying into the brands<\/strong><\/h5>\n

Branded residences are one of the biggest drivers of inventory around the world. \u2028They appeal to international homebuyers because of global brand recognition, guaranteed privacy and the flexibility of ownership options. In Thailand\u2019s capital, Bangkok, \u201cthe best value lies in well- managed branded residences, which \u2028have better rental yield and capital preservation,\u201d Jansakran says. \u2028Discussions about several projects on \u2028Koh Samui have already begun, she adds.<\/span><\/p>\n

Branded residences also represent the biggest growth segment on the Costa del Sol of Spain, says Bagration. Hotel chains such as Four Seasons, Hilton and Marriott, and top-tier brands including Dolce & Gabbana and Lamborghini have recently broken ground in the region, he says. Although these types of projects have already found success elsewhere, they \u2028are new to Spain\u2014and are paying off.<\/span><\/p>\n

\u201cMajor luxury brands are collaborating with well-established developers in joint ventures to build them in record time,\u201d he adds. \u201cWe\u2019re seeing the highest prices per square meter on the Costa del Sol in the branded residence segment\u2014US$20,000 to US$25,000.\u201d<\/span><\/p>\n

Homebuyers who buy off-plan can expect healthy returns as soon as the project is completed. \u201cIf they decide to sell immediately, the return can be anywhere between 20% and 25%,\u201d Bagration \u2028says. \u201cWe\u2019re seeing a major influx of investors purchasing several units within the same development.\u201d<\/span><\/p>\n

Portugal is also seeing branded residences gain traction. The beach town \u2028of Comporta, just south of Lisbon, has been attracting new interest, as have coastal destinations west of the capital, \u2028like Cascais, Estoril and Oeiras.<\/span><\/p>\n

In the U.S., Miami, Florida, is the center of the branded residence world, although there are also developments in New York City and other luxury markets, such as Washington, D.C. In March 2025, Four Seasons Private Residences announced plans to build 64 new ultra-luxury homes \u2028in Georgetown, while all 96 units in the Rafael Vi\u00f1oly-designed Amaris, located \u2028in The Wharf neighborhood, were sold \u2028out as of July 2025, according to the building\u2019s owner. <\/span><\/p>\n

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“We are seeing premium residential development in new zones that appeal to homebuyers seeking exclusivity.”<\/strong>
\n-Miguel Poisson Chief Executive Officer, Portugal \u2028Sotheby\u2019s International Realty<\/span>\n<\/p><\/blockquote>\n

Not a true homebuyers\u2019 market\u2014yet<\/strong><\/h5>\n

Without question, the luxury real estate market has changed dramatically over \u2028the past five years. Opportunities exist for homebuyers and home sellers, \u201cthough \u2028it requires more strategic thinking than we\u2019ve seen in years past,\u201d Fahmi says. \u2028\u201cWith inventory levels up from last year, homebuyers have more choice in certain markets and price points, giving them leverage to be more discerning.\u201d<\/span><\/p>\n

In the U.S., lower interest rates are \u2028also a catalyst for the market, DeSantis says. \u201cWe are already seeing increased homebuyer activity as a result of interest rates dropping,\u201d he says. \u201cI suspect even more homebuyers will come out of the woodwork, presuming the economy stays relatively stable.\u201d However, Jackson notes that mortgage rates probably won\u2019t reach the historic lows seen during the pandemic, so this is unlikely to affect prices right away. \u201cWhen the interest rate drops, homebuyers who were staying put due to their low mortgage rate might enter the market,\u201d she says. \u201cThere would be more competition, and you might end up paying more in multiple-offer situations.\u201d<\/span><\/p>\n

The shifting market means it\u2019s more important than ever for home sellers to\u2028find the right price when considering \u2028a sale. And for today\u2019s luxury homebuyers, any increase in inventory represents \u2028a selective opportunity rather than a broad advantage. Success requires identifying markets where supply and demand create leverage, while recognizing that premier locations continue to reward decisive, cash-ready purchases.<\/span><\/p>\n

\u201cSotheby\u2019s International Realty affiliated agents believe that while it isn\u2019t \u2028a true homebuyers\u2019 market just yet, home sellers need to be realistic about pricing\u2014 the luxury real estate market rewards properties that are well-positioned and properly marketed,\u201d Fahmi says.<\/span><\/p>\n

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Article originally shared by Sotheby’s International Realty in the 2026 Informe Perspectivas del Lujo<\/a><\/h6>\n\t<\/div>\r\n<\/div>\r\n\r\n\r\n\r\n\n\t\t\t<\/div> \n\t\t<\/div>\n\t<\/div> \n<\/div><\/div>","protected":false},"excerpt":{"rendered":"As the supply of homes increases, sellers need to ensure that their properties are properly priced and marketed. Housing provision...","protected":false},"author":237480086,"featured_media":5316,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"om_disable_all_campaigns":false,"_monsterinsights_skip_tracking":false,"_jetpack_newsletter_access":"","_jetpack_dont_email_post_to_subs":false,"_jetpack_newsletter_tier_id":0,"_jetpack_memberships_contains_paywalled_content":false,"_wpcom_ai_launchpad_first_post":false,"_jetpack_feature_clip_id":0,"_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_publicize_message":"{title}\n\n{excerpt}\n\n{url}","jetpack_publicize_feature_enabled":true,"jetpack_social_post_already_shared":true,"jetpack_social_options":{"image_generator_settings":{"template":"highway","default_image_id":0,"font":"","enabled":false},"version":2},"_wpas_customize_per_network":false,"jetpack_post_was_ever_published":true},"categories":[765166367,765166251],"tags":[765166368,765166370,765166372,318499075,765166373],"class_list":["post-5315","post","type-post","status-publish","format-standard","has-post-thumbnail","category-765166367","category-luxury-outlook-report","tag-2026-luxury-outlook","tag-global-real-estate-market","tag-inventory-increase","tag-liv-sothebys-international-realty","tag-u-s-homes"],"aioseo_notices":[],"aioseo_head":"\n\t\t\n\t\n\t\n\t\n\t\n\t\n\t\t\n\t\t\n\t\t\n\t\t\n\t\t\n\t\t\n\t\t\n\t\t\n\t\t\n\t\t\n\t\t\n\t\t\n\t\t\n\t\t\n\t\t\n\t\t\n\t\t\n\t\t\n\t\t\n\t\t