...Good morning, everyone. Jeff Elliott with Three Part Advisors. Thank you for joining us today. Our first presenting company of the day is Howard Hughes, the ticker is HHH, Howard Hughes Holdings. They're based in Houston, in the Woodlands actually, which is where one of their master plan communities is. With us here today from the company is Eric Holcomb, he's Senior Vice President; and Tom Ann is Senior Investor Relations analyst. Howard uses a client of three-part advisors. So if anyone would like a follow-up call or a meeting, please reach out to me directly, happy to set that up. With that, I'll just turn it over to Eric. Eric Holcomb ...