We're here at the brand new NYSC Texas office, and I'm pleased to sit down with a company that's dual listed on NYSC and NYSC, Texas. Joining me now with more is Jim Brickman. He's CEO of Green Brick Partners. Jim, welcome. Thank you. What do you think of the new office? Well, we were just talking before the interview. It's so amazing because I remember when nothing was here and to see your offices and what's happening and old Parkland bringing all of these capital markets to Texas is really, if somebody would have told me that three decades ago, I would have said, no way. And it's just fantastic. Give our viewers a better sense as to what your company does. Greenbrick Partners is a public home building company. We're about a $3 billion market cap. We started in Dallas. I'm from Dallas. We build in Dallas Austin, Houston, Georgia, and Florida. But unlike a lot of home builders, we develop and own most of our lots. And kind of, we've been very successful developing master planned, but affordable communities that are highly amenitized. What makes your business model unique? Well, I think that's really the main thing. You know, there are so many, it's so capital intensive to be a lot developer and a home builder and we have a pristine investment grade balance sheet and we can afford to take a longer view eight and ten years in some of our communities or even longer and developing pools landscaping entry futures that we look a little bit further down the road and we've been very successful at doing that and that leads me to my next question which is, how are you looking to capitalize on long-term trends that you see in the market? Well, one of the things that's very exciting about being to your event is all of these major corporations that are either relocating here or spending more capital here, which is, of course, why Texas NYSE is here. And really, you're better off being lucky than smart sometimes. And I feel that way about being in Dallas and Texas in general because of the relocation activity and everything else that is driving our business because we sell homes. Tell me more about the performance and what's driving that. Well, I'm kind of shy to say, but our stock was the best performing public builder stock out of about 19 builders over the last five and 10 year periods. and there are so many things that contribute to success in our case it was capital and people we had capital when other people didn't have a lot of capital and then over the years we really developed a fantastic leadership team that can execute these more complicated developments so it's not one thing it's like everything it's many things but uh really i'm most excited now because there's a lot more capital in our space and it's getting much more people-centric and talent-centric and we have a really good team in place. What is your approach to disciplined capital allocation? That's a tough one because, you know, we have analysts that call us, are you going to buy stock next quarter? Are you goingto buy land next quarter or are you gonna buy a home builder next quarter and obviously as a public company, we can't pre-announce how we're going to allocate capital. But I can tell you that that's really what we balance investing in land and land development, buying our stock. And, you know, we're currently looking at buying another home builder. So it's a combination of all the above. And what will go into that decision from an acquisition standpoint? Two things. One is it has to be an attractive market. There are I don't want to name them, but there are so many markets we really don't want to be in. They're high-tax states, low-growth states, hard-to-do business states. I think Governor Abbott said it all about why you want to do business in Texas. And so that's a starting point. But we look for growth in those markets. And then we've really only bought two builders since I've run the company and co-founded the company. But there has to be a good chemistry between the people you're going to be InBusiness with and you're married to. So it's a very dynamic process. And we'll see whether the one we're looking at right now underwrites or not. Is there a timeline for a deal? Well, in this case, there is because the owners all want to retire. But again, there's a lot of capital. The largest home builder's family was on stage today, Horton's. They have tremendous amount of money, capital and expertise. And it's competitive. So we'll let you know how it turns out. Okay. Well, you'll have to keep us posted indeed. Jim, anything more of you or should know as we sit down here at the brand new NYSE Texas office? No, I just really, it's so fun to be here and see what's happened in Texas. And it's really, if people are viewing this that aren't from Texas, I sound like I'm the chamber of commerce, and I guess I am in many ways, but it's just an exciting place to be. And particularly if you're a young person, because when I came here, Dallas was really open-armed about welcoming me. I think that attitude still exists, and you just don't find that in major metropolitan areas. All right, well, Jim Berkman, thanks so much for joining us at the brand new NYSE Texas office. We appreciate it. Great to be here. Thank you very much. Great to have you.