ITEM 1.02. Termination of a Material Definitive Agreement.

Effective November 28, 2008, due to our increased cash and short term investments balance, we chose to voluntarily terminate our revolving line of credit with Citigroup Global Markets Realty Corp. prior to its expiration on January 25, 2010 saving all future commitment fees. Under the terms of the credit agreement and related ancillary agreements, Citigroup had extended a revolving line of credit equal to the lesser of $50 million or amounts available pursuant to a borrowing base calculation and we had the option to request an additional $50 million of borrowing capacity, subject to receipt of lending commitments and other conditions. As of November 28, 2008, we had no borrowings outstanding under the revolving line of credit.

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