Reply With QuoteJoe TillotsonOriginally Posted by Ninjatune™
Sol's is already open and struggling.. The opening was decent, but these last few weeks have been pretty rough...
Joe Tillotson
and he is?
The mayor of Lancaster, Tx? : D
The guy who owns(ed) Thomas&Leggitt and the Stone Street Theatre.
Ctroymathis gets a brownie point for knowing who his dad is.
fair enough
....
Last edited by Boredkid; 03 January 2007 at 05:04 PM.
Pricing is competitive; buying trend shows no sign of slowing
http://www.dallasnews.com/sharedcont...1.31022e1.html
08:17 AM CST on Thursday, January 11, 2007
By STEVE BROWN / The Dallas Morning News
STEVE BROWN/DMN
A New York investor has a contract to acquire the 2100 Ross building. With three more skyscrapers in play, downtown Dallas is shaping up as one of the hottest investment markets in the country.
More office buildings have sold in the last 12 months than at any other time in the city's history. And there is no sign that the building-buying binge is over.
New York investor Moinian Group – which in November bought the 56-story Renaissance Tower – now has a contract to acquire the 33-story 2100 Ross building (formerly San Jacinto Tower).
The 24-year-old office tower is going for $73 million, according to current owner IPC US REIT of Toronto.
The sale is scheduled to close in April.
A few blocks away on St. Paul Street, another investor is in talks to purchase the 30-story One Dallas Centre. Jones Lang LaSalle Inc. has for several months been marketing the 28-year-old tower for sale.
Real estate brokers say that Dallas real estate investor Gene Phillips is negotiating to acquire the building, which is valued for taxes at more than $14 million.
Another downtown skyscraper – the 50-story Thanksgiving Tower – is being purchased by Los Angeles investor Zaya Younan for an estimated $108 million.
If all the pending downtown sales close as expected, almost $1 billion in office buildings will have changed hands in less than a year.
"In 1996 and 1998, we had a good number of trades occur when the real estate investment trusts were king, but not as concentrated in a 12-month period like we've just had," said John Alvarado, senior vice president at Trammell Crow Co.
"It is a validation that the transformation of the central business district is working and a reflection of the perceived value," Mr. Alvarado said.
Most of the buildings are selling for less than it would cost to build and at prices below what you'd pay in other big-city downtowns.
Joel Pustmueller, a partner with Dallas-based Peloton Real Estate Partners, said the flurry of downtown transactions has more to do with the national investment scene than the local market. He doesn't anticipate that downtown investors will make a quick profit.
"I think it's more about the availability of capital and the need to place large chunks of capital," Mr. Pustmueller said. "I think it is going to be rough sledding for a few years."
Maybe so, but with thousands of new apartments under construction in Dallas' core, investors are betting the office market has better days ahead.
"With all the residential development, we think it will be very beneficial for the office market," said Mr. Younan.
The current wave of downtown Dallas' office buyers are the kind of investors who are willing to take risks. Instead of the public real estate companies and institutions that previously dominated the market, most of the office landlords are now entrepreneurial investors.
The public Canadian investor that is selling 2100 Ross has owned the building since 2004. IPC paid $56 million for the 849,000-square-foot tower and made a reported $3.5 million in improvements to the ground-floor exterior and public areas.
"We are very pleased with the results of our efforts at this property and feel that this is an opportune time to take advantage of the strength in the market to realize a gain on our investment," IPC president Gary Goodman said in a statement.
Moinian Group representatives said Wednesday that the building is being purchased in partnership with SMA Equities.
One Dallas Centre, which has more than 500,000 square feet, has been owned by an affiliate of New York-based Taylor Simpson Group since 1997.
The last time the building traded, it sold for more than $40 million.
E-mail stevebrown@dallasnews.com
TOURING THE TRANSACTIONS
Downtown Dallas office tower transactions:
SOLD
• Bank One Center, December 2006, $216 million, Los Angeles-based Metropolitan Real Estate Investors
• Renaissance Tower, November 2006, $150 million, Moinian Group and SMA Equities
• KPMG Center, June 2006, $70 million, Younan Properties
• J.P. Morgan Chase Tower, June 2006, $200 million, Stream Realty Partners and Highland Capital Real Estate Fund.
• Harwood Center, May 2006, Fortis Property Group and Trimarchi Management
• St. Paul Tower, May 2006, more than $100 million including Harwood Center, Goddard Investment Group and Trimarchi Management
PENDING
• Thanksgiving Tower, estimated $108 million, Younan Properties
• 2100 Ross, $73 million, Moinian Group
• One Dallas Centre, more than $14 million, Gene Phillips
Lots of flippin' going on.
These out of state investors are going to get a big surprise in a few years when quite a few of these leases up for renewal decide to migrate of the bigger and better locales right around the area. One downtown agent said to me: "Downtown will be decimated." wow. Lease rates already are droping fast.
I wouldnt be surprised if all these local sellers are buyers again in 6-10 years - of the same buildings they used to own.
Where's your facts? You are basing your opinion on one persons opinion and that makes it worthless!
Thunder - calm down there sport. It of course is my opinion, backed up by hard and empirical data. Please show me the facts you are talking about - do you have any? No? Then you can give me your opinion to the contrary if you have anything to interject. Otherwise, your post is worthless. Thanks.
I have plenty of marketing surveys of downtown offices showing a continuous, gradual decline of effective rents that are being asked. I also know of at least 3 MAJOR (many, many hundred thousand square feet) tenants downtown who are shopping victory / lincoln on mckinney, etc. This isn't necessarily inside information - it's common knowledge within the industry. The quote was simply stated as one person's dire opinion on the outlook for some offices (in terms of rents being received / cashflow for ownership). Do you work in real estate? I'd be really interested to know what your expertise is.
Aren't these areas part of "downtown"?
I'm not sure of your question so let me clarify : I know (like I said, no inside info, everybody hears the same things in this business) of hundreds of thousands of square feet relocating FROM the CBD to mostly uptown or Las Colinas-type areas within 2-4 years.Are these areas part of "downtown"?
Last edited by Milkman Dan; 12 January 2007 at 09:28 AM.
So will we finally see some of these wasteful 80s towers demolished?
No large towers will be demolished - they are still viable structures. You will see new owners bail because they overpaid as the rates drop and vacancies in some of the other buildings climb up there. It will be a CBD market correction and it will burn some people. I don't see any foreclosures or bankrupcies arising from this either - these buyers are solvent and very diverse in their investments. I just dont think the value will be there when it comes down to it in a few years...So will we finally see some of these wasteful 80s towers demolished?
Of course the most prestigious/image-aware firms are going to try to "keep up with the Jones" by moving their offices to new spaces in Victory, Arts District, and Uptown. That's what the "big dogs" do. . .they display their "big dog" status by locating in the best the locale has to offer. However, I think that less prestigious/image-aware firms will fill in the space that's left behind in the CBD. The image of Downtown (CBD, Uptown, Arts District, Victory) is improving every day. As a result, the appeal of officing downtown is increasing. The development of these magnificent projects in/around the CBD is the driving force. I view it as a good thing for the CBD.
A wise man speaks because he has something to say; a fool because he has to say something. - Plato
MB: I agree with your first point - all the companies I know of are either in law / finance / banking / high profile tech / etc that are moving and image is extremely important. However, there are a couple of issues I have with thinking smaller companies (less image conscious rather) will take up the slack:
1) the CBD is "harder" to be located in. I am downtown all the time and I want to see it flourish as much as anyone, but that's the cold hard truth. Compared to uptown, working CBD is a mismash of dodging homeless panhandling, paying outrageous monthly fees for parking in the buildings or paying not-as-outrageous fees to park in pay lots while battling either wind-tunnel cold or sweat-drenching hot temperatues, and lack of easy access to a wide variety of dining options, among other things. This dissuades many companies from even considering downtown as an option. Many clients of ours immediately nix downtown when we offer to show space there, citing the above reasons most commonly.
2) although many will be hesitant to move even with substantially lower rates than surrounding areas, some will still go CBD. Great for them. Lifeblood and all that. However, it takes DOZENS of leases to equal the square footage occupied by these mega-firms. Smaller companies are much more stingy and efficient with the space they occupy wheras large firms will have thousands of sf as reception rooms, staff break rooms (where none are really needed), and just open area. In the end, it takes years and years to absorb all that empty space. I'm not saying you can't recover to a very high occupancy level after a big hole arises, but it sure is hard.
04:41 PM CST on Thursday, January 11, 2007
http://www.dallasnews.com/sharedcont...n.1853e65.html
For years I've ranted about national real estate forecasts that bash the Dallas commercial property sector.
Most nationwide surveys rate Big D somewhere after Somalia in rankings of the best office markets.
So you can imagine my shock when Grubb & Ellis Co. picked Dallas as one of the country's top five office markets. I kept looking for the fine print or wondering if they meant Dallas, Wis., or maybe Dallas, Ga. There's one in North Carolina, too.
Grubb & Ellis' Dallas ranking includes Fort Worth so this must be the place.
The Chicago-based real estate service company predicts that the D-FW area will rank just behind Washington, D.C., Los Angeles and Las Vegas as the nation's top office markets between 2007 and 2011. Actually, D-FW is tied with Phoenix is fourth-place.
Whatever. The last time I saw such a good forecast for the local office market had to be about 1985. Since then, out-of-town analysts have had mostly bad things to say about the local office business.
But Grubb & Ellis senior vice president Robert Bach said you can't ignore the strength of the North Texas economy.
"It has to do with population and employment growth," Mr. Bach said. "Dallas has this great job growth and if you build something, eventually it will lease up."
Grubb & Ellis' new forecast also ranks D-FW in third place for industrial buildings, second for the retail investment outlook and fourth for the apartment market.
With a report card like that, don't expect a slowdown in the property-buying binge during the year ahead.
Well, hang in there, and try to adopt a more positive view of the situation. As I'm sure you're aware, some of those firms deciding to relocate to the CBD (mostly from Central Expressway Corridor & Tollway) will do so largely based upon your "sales pitch" to them. Of course they have to be sold on the benefits of DT that offset the things the've become accustomed to (i.e. free/garage parking). It's a different environment for sure. But one that offers many benefits via the amenities of the CBD.
I don't understand anyone who lists "lack of easy access to a wide variety of dining options" as a reason not to relocate in the CBD. There are many restaurants all over the place in the CBD, and they're normally no more than a block or two away, or a DART Rail/Circulator ride away.
As for the complaint about the homeless. . .well, there are several other threads devoted to that discussion. Without going into unnecessary detail, I'll just state that I've never had a problem, nor do I personally know anyone who's had a problem.
Last edited by Mballar; 11 January 2007 at 06:33 PM.
A wise man speaks because he has something to say; a fool because he has to say something. - Plato
As an indicator of the health of CBD market, the recent transactions in DT are fools gold. These transactions are more a function of too much liquidity chasing too few deals. Investors have run of good opportunities in other markets and think Dallas is the only big market bargain available.
There are many positive things going on DT, like residential development and the Arts District, but I think it will be 3-5 years before CBD office gets any real traction. The sad fact is almost everyone I talk to DT is looking to get out. Sometime it seems that people on this board are the only ones that notice the good happening DT.
Currently I think building management is not so much worried about leased space as they are losing prestige clients.
This has happened before when The Crescent opened.
The mid-1990's were a time when Downtown Dallas had quite a bit of vacancy. To fill space many buildings leased to unlikely tenants, call centers mostly. Blockbuster, Internet America, Greyhound Bus, First USA/Paymentech(Bank One), Bank of America all leased cheap-o space for call centers in Downtown. Doing so saved the skins of some owners like the REEF REIT.
This trend could easily happen again if some of the large law firms like Gardere, Wynne, Sewell find better digs elsewhere.
If the Hunt's can move, everyone else can too!
Who are you talking to? How many people have you talked to? Where are they looking to relocate?
A wise man speaks because he has something to say; a fool because he has to say something. - Plato
There are a couple of large law firms looking at Victory. One is currently in Thanksgiving Tower.
Gardere?
A wise man speaks because he has something to say; a fool because he has to say something. - Plato
Haines and Boone(I hope I spelled that right) are moving to Victory.
When the vacancy rate rises the price to rent will drop and smaller firms will move in. Maybe some medical and vet faciliies will open downtown as well. I go to the dog parks and everybody lives downtown and drives to take there dog to the vet. It would be kind of weird though to see a vet office in one of the old office buildings, not implausible though.
It is critical that downtown attract more restauants. DT law firms are jealous at my digs in Uptown mainly because of the restuarants.
DAGNABBIT!
There are already a good number of dentists, eye doctors, foot doctors, head shrinks, chiropractors and such in downtown office buildings.
Not so sure if a vet clinic would fly.
Owning a dog downtown sounds like doggie abuse.
No. Not that I have heard. I think they hold the balance of two floors and might be original tenants at Thanksgiving Tower.
Different types of business including insurance brokers and large law firms.
Several, but not enough for a scientific poll?How many people have you talked to?
Uptown and North Tollway.Where are they looking to relocate?
I think residents come first, then the restaurants will follow.
BTW, Silver Fox is moving into the old Star Caynon space, walking distance from my office.
Why? There are two nearby dogparks as well as the riverbottom.Owning a dog downtown sounds like doggie abuse.
Well, we have a day care/groomer downtown now. It's called the Petropolitian.
Explain why the model of the larger towers even exists in a place like Dallas. Would an owner demolishing a large tower or two save them lots of money because of the value of the land as well as causing a huge correction in the downtown market. I imagine there would be a psychological effect as well.
Ahem, let the expert speak about that here......
Since the E-Clinic moved further away from the CBD (Fitzugh and Cole), there is- once again, after close to 10 years- a vavuum of a high-end and especially emergency animal clinic near the CBD. There are a lot more residents in Upwtown and DTD now than there were 10 years ago when my partner and I opened the Uptown Veterinary Hsopital . I don't know why anyone would want to move a successful emerg vet hosp further away from the CBD- of course, rent rates and/or space could have factored in.
Between the E-Clinic in Oak Lawn, Belt Line East Animal Hospital off Belt Line between I-30 and 80 (very nearly in Mesquite!) and VCA Metroplex Veterinary Medical Center off McArther and 183 in Irving, there is NO emergency veterinary facility serving the populations near or within the CBD.
I think an emergency animal hospital with easy highway access in DTD should do very well, considering that it would be the closest to serve residents in East Dallas and Oak Cliff, not to mention the suburbs in southern Dallas County. VCA Metroplex in Irving get a lot of clients from Red Oak, Cedar Hill, Duncanville and Oak Cliff and Belt Line East AH gets a lot of clients from East Dallas. Hmmmm.....these people all have to pass DTD to get out there.
But, I agree to your point, ITL.......unless you have a cat or a very small dog, I would not dream of owning a mid - to large size dog in a dense urban area, but people do. They treat em like people.....
Dallas launches playful ad campaign 3:05 PM CST
03:10 PM CST on Friday, February 16, 2007
By DAVE LEVINTHAL / The Dallas Morning News
dlevinthal@dallasnews.com
Do you know where your D spot is?
That’s the titillating question downtown Dallas businesspeople will ask area residents as part of a six-month, $500,000 marketing campaign aimed at luring them to the city’s urban core.
The campaign, unveiled at business association DowntownDallas’ annual meeting Friday afternoon, represents an aggressive, if not playful shift in the organization’s efforts to promote the center city’s expanding stock of housing units, restaurants, cultural facilities and entertainment offerings.
DowntownDallas will utilize billboards and print advertisements in hope of driving viewers to an interactive Web site, yourdspot.com, which officials say will launch March 1.
“Downtown no longer closes at 5 p.m., and it’s time to spread that message, it’s time to tell our story,” said John Crawford, DowntownDallas’ outgoing chairman.
http://www.dallasnews.com/sharedcont...s.783aa4c.html
So, like, I went to yourdspot.com just to see what was there, and brings up, The Point Group. The site says, "Originally a spin off of Tracy Locke...."
It's like, dude, how many Dallas companies were originally a spin off of Tracy Locke?!?!?!
Rise in families moving downtown
11:43 AM CST on Friday, February 16, 2007
By CYNTHIA VEGA / WFAA-TV
http://www.wfaa.com/sharedcontent/dw...n.69bfc83.html
WFAA-TV
Cynthia Vega reports
Dallas-Fort Worth home sales are down almost 4 percent for the fourth quarter.
North Texas real estate agents say the most movement can be found in urban areas - downtown Fort Worth and downtown Dallas.
Real estate agents say it is for a number of reasons.
First of all, downtown Dallas and downtown Fort Worth have more to offer than ever - many businesses are moving to the areas.
Secondly, the families living in the suburbs are getting tired of those long commutes to downtown, not to mention, the price of maintaining those big homes.
Even families from urban areas on the east and west coast are gravitating to high-rises ready to create that life in North Texas.
"There are even little groups of folks who have play dates downtown because their moms all live in lofts," said Susan Melnick, real estate agent.
"There is so much life. There is so much access to restaurants, shopping. I can get to work in 5 minutes" said urban dweller, Gail Colbert.
North Texas suburbs are still breaking new ground.
The appeal is those big homes, big lots and all for a little bit less than downtown, not to mention access to good schools nearby.
But one thing is certain, downtown living is no longer just attractive to singles alone.
^^^^ Good to hear......finally...
“We shape our Cities, thereafter they shape us.”
Feb 19, 2007 5:22 pm US/Central
Downtown Dallas Redevelopment Moving Quickly
Clif Caldwell
Reporting
http://cbs11tv.com/topstories/local_...050183320.html
VIDEO
A North Texas developer says Dallas may be a bit behind other cities in its redevelopment of downtown, but it's working overtime to catch up.
It's hard to find an area not being developed in the larger version of the Dallas Central Business District. While initially there were concerns the newer additions like Victory Park would cannibalize the core of downtown, it appears there's enough for all.
One in five jobs in Dallas are located downtown. So developers are working overtime to make sure more people can live where they work.
Jos. A. Bank Men's Clothiers is the first national retail chain to move into downtown Dallas in 20 years. Terri Hillgarten, who's with the store, said, "The development is rapid and on fire. There's not a building in downtown that's not under construction, so that's all encouraging to us."
It's clear there's a lot of growth around the edges of downtown, from Victory in the north to The Cedars in the south.
Dirt is flying and new homes are being created. Today, 3400 people live in the core of downtown. That number is expected to double by the end of the year.
_______________________________
It's been about four years since Larry Hamilton and his son began rehabbing the Davis buildings in heart of the city.
He admits the newer developments had him worried at first. "That might be a detriment to downtown because it might take away from the core, but it's really added to it."
There are nearly 20 cranes working at major job sites in the downtown area. And while they're making a lot of progress, Downtown Dallas chairman John Crawford says we need to be patient to see the full impact. "Time is the critical factor in terms of retail residential and commercial office traffic."
Crawford says the greatest evidence of success is a simple one. He says a few years back, major retailers wouldn't take calls from downtown Dallas groups. Now they aren't quite beating down the doors, but they are calling.
(© MMVII, CBS Broadcasting Inc. All Rights Reserved.)
Last edited by dfwcre8tive; 19 February 2007 at 07:48 PM.
Well, I hope the calls for a downtown Dallas location from downtown Dallas groups are frequent to these major retailers:
JC Pennys
Pizza Hut
Blockbuster
7-11
Sally Beauty Supply
Fedex-Kinkos
Software Spectrum
Cinemark
CompUSA
Radio Shack
Brinker
Michaels
Zales
Rent-A-Center
The Container Store
Gamestop
Pier One
Fossil
Bombay
Tandy Brands
Mattress Giant
Harold's Stores
Pizza Inn
CiCi's Pizza
Tandy Leather
Half Priced Books, Records, Magazines
Taco Bueno
la Madeleine
American Leather
Fogo de Chao
Palm Beach Tan
Calloway Nursery
Cantoni
where did that list even come from? your personal thoughts? if so...how random
It would be a good look if more Metro-based companies set an example by setting up shop DT. I can think of only one company on that list with a presence in DT's CBD. . .FedEx/Kinkos. I can think of one other with a presence soon to come in DT's CBD. . .7-11. I really think that a Half Priced Books would fit in nicely once the residency numbers double at the end of the year.
A wise man speaks because he has something to say; a fool because he has to say something. - Plato
The companies on the list came straight from The Dallas Morning News Top 200.
Each retailer on the list is based in the Metroplex. Should add Friedman Jewelry, that HQ just moved to the area; I'm sure there are other retailers on the DMN lists that I missed during a quick scan.... I know there are at least couple hotel brands HQed in the Metroplex who should be enticed to rennovate The Grand.
If the city's going to offer tax abaitments and/or move-in incentives for a downtown redevelopment location, the focus of retail recruitment should give first consideration to local organizations. Two years ago, to bonus goes to anyone who would take it. I think it's time to at least try to keep the indirect benefits of a tax abaitment inside the area.
03:30 PM CST on Thursday, March 1, 2007
Two decades ago the top floors of the Trammell Crow Center housed corporate bigwigs for LTV Corp.
This week, Troy Aikman was scouting out where his desk would go on the upper levels of the downtown skyscraper.
"I'm selling my house in Plano and moving to Highland Park, so this is a great office location," said Mr. Aikman, the pro football hall of famer. He's also a partner in shopping center firm Direct Development, which has leased half of the 46nd floor.
Direct Development is now located in Campbell Centre at North Central Expressway and Loop 12. And Mr. Aikman's office has been at his Ford dealership further north on U.S. Highway 75.
But in a few weeks, the two operations will be combined into 10,000 square feet in the Arts District.
"We couldn't find an office that fit our needs in our neighborhood, and there was a great opportunity in this building," said Direct Development principal Syd Hurley.
Looking out over the Arts District and Uptown, a forest of construction cranes dominates the view.
But it's big news when a suburban office tenant decides to come downtown – even if Direct Development is only bringing about two dozen workers. Most of the moves are in the other direction, from the central business district to the 'burbs.
That's surprising given the amount of construction going on along Woodall Rodgers Freeway.
"It certainly gives me an opportunity to see everything going on downtown," said Mr. Aikman, who can see all the way north to Love Field from his new office. "I don't think some people realize what is happening down here."
Direct Development's own business is booming. Along with projects in Flower Mound and Farmers Branch, the real estate company has several developments in the works in Austin.
And Direct Development just raised its first investment fund with which it plans to do almost $150 million in deals.
"Our fund is now fully subscribed," Mr. Hurley said, with a group of 10 outside investors. "Everybody thinks we are just a development company, but we are doing a lot more."
That includes joining in the rebound downtown.
By Connie Gore
http://www.globest.com/news/858_858/.../158703-1.html
DALLAS-With talk these days on the city's "new entrepreneurial buyers," a well-subscribed crowd of the Who's Who in the brokerage community was introduced first-hand to the dealmakers behind the New York City powerhouses, SMA Equities and the Moinian Group.
About 200 attended last night's invitation-only "martini party" in the Ghostbar on the 38th floor of the W Hotel in Victory, a cosmopolitan setting with a clear view of SMA-Moinian JV's stake in Downtown Dallas. The high-brow event was a low-key pitch to encourage brokers to bring their deals to the JV's Downtown properties: Renaissance Tower at 1201 Elm St. and 2100 Ross Ave. Sina Mahfar and Samy Mahfar, principals with SMA Equities, and Daniel Gohari, vice president and director of commercial assets for the Moinian Group, hosted the event, which was orchestrated by its brokerage firm on the ground, CB Richard Ellis.
The Mahfars started to invest in the city five years ago. The Downtown residential population was minimal and the inner core crammed with empty or nearly empty high rises. The city's rebirth is well under way, with many brokers crediting the new crop of owners like the SMA-Moinian JV with leading the charge.
"We're becoming a 24-hour city," Moody Younger, CBRE's managing director, told the crowd. "And these guys have been visionaries and have had foresight."
Samy Mahfar says the Downtown traction is particularly evident at SMA's Republic Center, an office complex at 325 N. St. Paul St. converted to mixed-use. He says Gables Residential started leasing the redeveloped tower in January and 40 of 229 apartments already are filled as the project pushes toward completion.
It was Sina Mahfar who put the JV's continued investment into perspective, crediting the Moinian Group "for believing and supporting the ever-growing Downtown Dallas." And, the JV isn't done--it's close to closing on yet another piece of Dallas real estate.
Here's an interesting news video about the construction "boom" in downtown Houston. This part of the story is interesting:
'In Dallas Friday two members of Houston's city council went on tour to see what is working there.
"Our friends on the Dallas city council have done I think as much as any city in the country to stimulate the revitalization of downtown by bringing in all these huge residential projects,” a Dallas tour guide told the council members. '
For god's sake, don't use the word "boom."
Celebrating the urban greatness of Texas: Houston, San Antonio, Dallas, Austin, El Paso and Fort Worth.
Here's a PDF timeline of Downtown Dallas projects 2007-2013.
http://www.visitdallas.com/shared/fi...oad.php?id=368
That's an awesome PDF. I'm going to send it off to my non-Dallas friends. Just awesome!
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