 Well, great having you here with us this morning. Thank you. So, you know, we're going to start about talking about the Dallas area with you there in Texas. You know, as the level of development, ongoing construction we saw this week in Frisco, the level of economic investment, the range of offerings, the lower prices, it was such a welcomed and inspiring experience. Honestly, it was exciting. What's happening in Texas is not happening for sure here in the New York area. It's not happening in other parts of the country, certainly that we've traveled to, to the degree that we've seen.