Greetings, and welcome to the Piedmont Office Realty Trust, Inc. fourth quarter 2022 earnings call. At this time, all participants are in a listen-only mode. A question and answer session will follow the formal presentation, and if anyone should require operator assistance during the call, please press star zero on your telephone keypad. I will now turn the call over to your host, Eddie Guilbert. You may begin. Thank you operator. Good morning, everyone. We appreciate you joining us today for Piedmont's fourth quarter 2022 earnings conference call. Last night we filed an 8-K that includes our earnings release and our unaudited supplemental information for the fourth quarter that's available for your review on our website at piedmontreit.com under the investor relations section. During this call, you'll hear from senior officers at Piedmont. Their prepared remarks, followed by answers to your questions, will contain forward-looking statements as defined in the Private Securities Litigation Reform Act of 1995. These forward-looking statements address matters which are subject to risks and uncertainties. Therefore actual results may differ from those we anticipate and discuss today. The risks and uncertainties of these forward-looking statements are discussed in our press release as well as our SEC filings. We encourage everyone to review the more detailed discussion related to risks associated with forward-looking statements in our SEC filings. Examples of forward-looking statements include those related to Piedmont's future revenues and operating income, dividends and financial guidance, future leasing and investment activity, and the impacts of this activity on the company's financial and operational results. You should not place any undue reliance on any of these forward-looking statements, and these statements are based upon the information and estimates we've reviewed as of the date the statements are made. Also on today's call, representatives of the company may refer to certain non-GAAP financial measures such as FFO, Core FFO, AFFO and Same Store NOI. The definitions and reconciliations of these non-GAAP measures are contained in the earnings release and in the supplemental financial information, which were filed last night. At this time, our President and Chief Executive Officer, Brent Smith, will provide some opening comments regarding the fourth quarter's operating results and the results for the year 2022. Brent. Good morning, thank you again for joining us on today's call as we review our fourth quarter and annual 2022 financial results, provide details on several recent leasing and capital transactions, as well as outline our 2023 business plan. In addition to Eddie, on the line with me this morning are George Wells, our Chief Operating Officer, Chris Kollme, our EVP of Investments, and Bobby Bowers, our Chief Financial Officer, as well as other members of the senior management team. Despite the headwinds that the office sector faced during 2022, including remote work, interest rate increases and recession fears, Piedmont continued to execute on its leasing and capital recycling objectives, ultimately driving our Sunbelt concentration to 67% of our annualized leased revenue at years end, with a goal to reach 70% by the end of 2023. Highlighting a few of 2022's achievements. Piedmont completed approximately 2.2 million sq ft of leasing, which was similar to our achievement in 2021. This included 763,000 sq ft of new tenant leasing, the largest annual amount of new tenant leasing we've completed since 2018 and the second consecutive year at pre-pandemic levels. Our tenant retention ratio was over 70%, among the highest of our peers and a testament to the service and value our in-house property management, construction and asset management teams are delivering to our customers. Despite the sector's challenges, we leased almost 13% of the portfolio during the year with an average cash rental rate roll-up of approximately 10%. Atlanta was our strongest leasing market, followed by Dallas. Together, the two markets represented roughly 2/3 of the year's total leasing volume. Our Atlanta Galleria project had the greatest leasing velocity within the portfolio, with approximately 25 new tenant leasing transactions totaling roughly 250,000 sq ft. In a moment, George Wells will provide more additional operational details and fourth quarter performance. In spite of the challenging debt and transactions market, Piedmont completed over $310 million of dispositions, exited our last remaining Chicago asset, in just over 1 year, Piedmont went from having no presence in the Midtown Atlanta sub-market to becoming its largest office landlord on Peachtree Street with the acquisition of Eleven80 this past summer. Piedmont was named an ENERGY STAR Partner of the Year for the 2nd year in a row, all our properties received WELL Health certified designations in the spring. We also submitted our operating data to GRESB for the initial rating, achieving an overall four-star designation and Green Star recognition, one of the highest results from GRESB for an inaugural assessment. We also substantially increased our balance sheet liquidity, raising over $575 million in incremental proceeds since our last earnings call, including $160 million through our previously announced Cambridge portfolio sale, which Chris will touch on later, as well as $450 million of unsecured debt raised from seven of our relationship lenders at terms similar to our line of credit. Bobby will provide more color on these financings shortly. I would highlight, as of this call, Piedmont has the full availability of our $600 million unsecured line of credit and over $185 million of cash and marketable securities on hand, which in conjunction with potential asset dispositions will address our 2023 debt maturities. As we look ahead into the new year, we believe several strategic themes will play out. Sunbelt markets will outperform, with leasing and operating fundamentals continuing to lead the country as a result of inbound population migration, a more office-minded business culture, and continued pro-business policies. These market characteristics will drive Piedmont leasing volumes in Atlanta, Orlando, NoVA, and Dallas during 2023, where approximately 70% of our vacant space resides and where 60% of the year's expirations reside. The broader economic environment will continue to pose challenges for the commercial real estate sector. Despite this, our current leasing pipeline remains healthy, with numerous leases actively in advanced negotiations. I'm pleased to share that over 230,000 sq ft of leasing has already been executed thus far in 2023, of which over 100,000 sq ft is for new tenant space. The flight to quality mindset will continue to drive our customers' leasing decisions. Businesses are consistently upgrading from Class B space as well as transitioning away from commodity Class A space to higher quality buildings with a compelling amenity base, placemaking common areas, and hospitality service-minded experience. I would note that we are not seeing the deteriorating fundamentals currently impacting Class B products weigh on compelling Class A office buildings in our core markets, but we will continue to closely monitor this dynamic. Small businesses will continue to drive the market as large corporations and big tech rationalize their real estate footprints. The majority of our absorption over the last two years has come from small businesses seeking less than 15,000 square feet. In fact, transition volumes from this customer segment are up 60% versus pre-pandemic levels. We strategically target this key demographic utilizing our service first model, pre-built office suite program, and well-designed collaboration spaces and amenities. Anecdotally, the small customers we're targeting appear to be more resilient to current economic conditions. The Wall Street Journal reported in January that small businesses, establishments with less than 250 employees, have been responsible for all of the net job growth in the U.S. since the onset of the pandemic, and that larger companies have cut a net 800,000 jobs during that time. I would also remind investors that Piedmont has limited tech tenant exposure and that the recently announced layoffs should impact office demand primarily in select tech-heavy markets. In addition, while we have seen an uptick in blocks of sublease space in surrounding markets, they generally do not replicate the quality level of a Piedmont building, do not come with landlord capital to improve the space, do not provide the same level of service or amenities, and do not offer extension rights to the subtenant. The capital markets will continue to be challenging, with limited availability of secured and unsecured debt. As a result, office transactions will be limited to high-quality buildings with limited near-term risk and/or assumable debt. The major lending banks have pulled back substantially from the office market and along with a select group of regional banks will only extend debt capital to their highest priority relationships. As a result, we expect very few, if any, new construction starts within our submarkets. Furthermore, we anticipate that assets with near-term debt maturities will face increased pressure as the year progresses to sell or recapitalize due to a suboptimal capital structure. In this environment, we will remain patient with our capital deployment and continue to focus on ensuring ample liquidity in advance of any strategic acquisitions. Corporate ESG topics, including sustainability, wellness, and ethical practices, will continue to influence tenant decisions. Related to that, I want to take a moment to publicly welcome Mary Hager to our board as a new member of the Nominating and Corporate Governance Committee. For those of you who don't know Mary, she's an executive director and head of Greystar's commercial real estate business and a member of its global investment committee. Previously, Mary was a co-founder and CEO of Thackeray Partners, which was acquired by Greystar in 2021. Mary's based in Dallas, is active in the Urban Land Institute, most recently as a board member and chairwoman of the investment committee for the ULI Foundation, and brings to the board a wealth of real estate investment knowledge and contacts. She's the second director that Piedmont has recently added to the board in preparation for the anticipated transition of two long-standing directors reaching their term limits over the next two years. With that, I'll turn this call over to George, with Chris and Bobby to follow, to provide further details on the quarter's operations, capital transactions, and our outlook for 2023. George? Thanks, Brent. Good morning, everybody. Amid the uncertainties in the macroeconomic environment, Piedmont continues to post solid operational results as it has since the post-COVID recovery began in late 2021. We're cautiously optimistic that this will continue in 2023. This quarter, we completed 42 lease transactions for approximately 433,000 sq ft of total overall volume. Of this amount, 40% of these leases totaling approximately 164,000 sq ft were related to new tenant lease activity and expansion. This new deal activity is near our pre-COVID quarterly average of about 175,000 sq ft. Our leasing pipeline activity is very good. For the year, we signed 2.2 million sq ft of total leases and new tenant leases represented 760,000 sq ft. As Brent noted earlier, the most new tenant leases executed by the company in 2018. Continuing with operational metrics, our lease economics were very favorable at 6.5% and 11.5% roll-up or increase in rents for the quarter on a cash and accrual basis, respectively. Our weighted average lease term achieved on new lease activity for the quarter was approximately 9 years. Our lease percentage at the end of the fourth quarter was approximately 87%, up 150 basis points from the end of 2021 and largely unchanged from the close of the previous quarter, despite the sales of two Cambridge assets in the fourth quarter that were 94% leased. While the majority of our new tenant lease activity emanating from the Sunbelt portfolio, where over 70% of our vacancies reside, we experienced good leasing activity in all of our core markets during the fourth quarter. I'd like to highlight a few key announcements and accomplishments which occurred in some of our operating cities this quarter. Beginning with Atlanta, our largest market at almost 5 million sq ft and generating 20% of the company's ALR. JLL reported another quarter of positive absorption during the fourth quarter, with the market ending 2022 with 1.1 million sq ft of total absorption for the year, the highest annual absorption since 2015, with direct rents in the Midtown sub-market increasing 10% year-over-year. For the fourth quarter, our Atlanta portfolio experienced the most volume of new tenant activity with 10 years for 95,000 sq ft, which were evenly split between our Midtown presence and our suburban holdings. Atlanta has been Piedmont's most consistent performer for the past four quarters, capturing 46% of all new tenant transactions, and the pipeline here continues to be quite robust. Most notable this quarter was securing a full floor headquarters requirement for a private equity firm, consolidating its operations from Buckhead, Atlanta, and Silicon Valley to our Atlanta Galleria properties. Looking back at the full year, 2022 was a stellar time for Galleria as it captured 38% of leases signed in the Galleria Cumberland sub-market, according to JLL. Post-quarter end, we also signed a well-known local operator to relocate its white tablecloth seafood and steak restaurant to the Galleria, further expanding on our food and beverage roster. Since 2021, our Galleria holdings have captured 50 new lease deals for approximately 400,000 sq ft, including four full floor headquarter requirements, validating the vibrant, well-amenitized working environment we're creating here at the Galleria. It is also noteworthy to mention Cobb County's Exhibition Redevelopment Authority now has plans to expand the Galleria Convention Center, which is adjacent to our five Galleria office buildings and to the Braves Truist baseball park in The Battery, adding additional hotel, food and beverage, and entertainment facilities, which we believe will continue the momentum we see in this Northwest Atlanta micro market. We anticipate 2023 will continue to be very productive for Atlanta, just as it has the past two years. Moving down to Midtown, we've completed our extensive design phase, and we have begun construction at the redevelopment of 999 Peachtree. As you may recall, we acquired this prominent LEED Gold asset in late 2021 for approximately $360 a square foot, well below the asset replacement cost of $700 per square foot. We anticipate spending approximately $35 a square foot to completely re-envision the first two floors of the building, adding amenities and improving the building's intersection at street level and with the fabric of the Midtown Atlanta community. Customers have responded favorably here, with rental rates up 10% and 129,000 sq ft leased since acquisition. This quarter, we signed our newest tenant, Cadence Bank, to a full floor deal in their regional headquarters relocation from Buckhead. Redevelopment is a key component of Piedmont's value creation strategy, and we favor this approach over ground-up development, particularly in this economic environment, because of faster times to deliver the product, typically between 12 months versus 36 months, and dramatically less risk associated with the cost, financing, and lease-up of the project. While we have a number of sites for ground-up development, the bar for capital deployment into development is much higher and no construction starts are planned for 2023. Instead, we expect to continue to focus on more modest scale redevelopment projects and buildings we can drive near-term occupancy and rental rates, which we believe will deliver a better risk-adjusted return in today's market. Moving on to our other markets. Boston continues to deliver solid results as well. Starting off with a headquarters relocation for a robotics designing company into our 80 Central asset. This 25,000 sq ft user is upgrading to a nearby class A facility, doubling in size from organic growth and maintaining its 100% work in the office policy. As an aside, Salesforce, which fully leases our 182,000 sq ft LEED Gold 5 Wall Street building until 2029, announced a reversal of its work from everywhere workplace policy to one with more in-office mandates. We're hearing across our portfolio more of this in-office sentiment, whether it's more days per week or simply enforcing an existing hybrid policy, including many of our top 20 tenants such as U.S. Bank, New York State, New York City, Microsoft and others. Our utilization rates are increasing incrementally as well. At approximately 50% today, up 2% in January from the previous month. Circling back into Boston, our recently redeveloped 25 Mall asset, which included a full lobby renovation, new coffee lounge, state-of-the-art fitness facility, and cafe expansion with outdoor workspace, was awarded by BOMA, the Boston Regional Outstanding Building of the Year, or TOBY Award, for buildings in a highly competitive 250,000-500,000 sq ft segment, recognizing this building's position as one of the top buildings in suburban Boston. I would note our second largest expected tenant move out of the year is at this building, where healthcare and medical enterprise will vacate approximately 77,000 sq ft at the end of the first quarter as a result of a corporate merger. At this time, we have activity that would backfill approximately a quarter of that space. Dallas, our second-largest market with approximately 19% of ALR, continue to challenge Atlanta as our most active leasing market in 2022. We recently completed three leases at our 3 Galleria assets, which also attained LEED Gold status during this quarter, increasing our overall portfolio LEED designation to approximately 50%, with more buildings in process and a goal of reaching 60% LEED designation by the end of the year. The Dallas Galleria complex has good leasing momentum, with tours and proposals increasing as we started the new year. I'm also pleased to share that Dallas is the first of our markets to land a large tenant in 2023. In January, we executed a new 70,000 sq ft headquarters lease for 11 years at the recently redeveloped Las Colinas Corporate Center. This new tenant is an energy company experiencing substantial growth and is relocating from 52,000 sq ft at nearby Williams Square. This lease is projected to commence in early 2024. As we carry over into 2023, customer activity continues to be resilient across most of our other operating markets, including Orlando, suburban Minneapolis, and the RB Corridor. Staying in the RB Corridor for a moment, our local team here executed a 15,000 sq ft expansion from one of our largest tenants at Arlington Gateway, while also extending the existing 44,000 sq ft lease for another 10 years at this LEED Gold project. New York and downtown Minneapolis continue to improve incrementally, while I would say the toughest market for us remains the District of Columbia, where demand is likely to stay sluggish as federal workers, the primary occupancy driver, continue to work remotely, also affecting downstream demand from organizations that support federal agencies. The Piedmont formula continues to drive leasing success, as Brent noted, particularly with small companies, the most active customer segment across all our markets. These tenants are attracted to our projects, citing their ease of accessibility, vast amenity base, unique tenant engagement programming, best-in-class conference facilities in conjunction with a sustainability-minded operator. Building on the color that Brent provided earlier, in the fourth quarter, tour activity did soften modestly, which we attributed to an unusually severe cold weather and heightened macroeconomic uncertainty. Activity has rebounded in January. Today, we have approximately 2 million sq ft of outstanding proposals, which is roughly equivalent to what we've seen in the past four quarters. Looking into 2023, we remain positive with a cautious eye towards the markets and leasing opportunities across our portfolio. We're forecasting new leasing volumes in line with our performance last year, and we only have 7% of the rent roll expiring, 1% of which is Cargill that we now expect will vacate at the end of the year. With this modest amount of exposure, combined with our historically high retention rates and the fact that the average size of our expiring tenants, including Cargill, is around 8,000 sq ft, matching well with the deepest and most active demand segment of the market, we are forecasting positive net space absorption during the year, resulting in anticipated year-end lease percentage in our portfolio of between 87%-88%, up modestly from year-end 2022. I'll now turn the call over to Chris Kollme to review our fourth quarter investment activity. Chris? Thank you, George. At the time of last quarter's earnings call, we had agreed to terms for the sale of our two assets in Cambridge, Massachusetts. As we disclosed in December, we closed both transactions during the fourth quarter, generating a total of approximately $160 million in proceeds and combined book gains of a little over $100 million. Recall, we earmark these proceeds as a funding source for the 1180 Peachtree acquisition in Midtown Atlanta, which Brent mentioned earlier. We had previously signaled this exit from the Cambridge sub-market, and in light of the market challenges in the fourth quarter, we were very pleased with the execution on the portfolio, achieving pricing at sub 5% cash cap rates. Looking ahead to 2023, we have a list of mature and non-core assets that we would like to monetize as we do every year. Realistically, in order for us to execute against this plan, macroeconomic conditions, namely the availability of debt financing, need to improve. While we don't have any specific commentary to provide today, we are cautiously optimistic in being able to dispose of two or three assets during the year. As we execute dispositions, we anticipate initially paying down debt. That said, our balance sheet is in good shape, with ample dry powder in the event that a rare and highly strategic opportunity becomes actionable. On the new investments front, however, we will continue to be pragmatic and disciplined as market conditions remain extremely unclear for both buyers and sellers. In this market, we believe patience is prudent, and we will have a high bar to clear as we think about new capital deployment. With that, I'll turn it over to Bobby to walk you through the financial results for the quarter, balance sheet highlights, and address guidance for 2023. Bobby? Thanks, Chris. While I'll call your attention to some of our financial highlights for the year and for the quarter, I encourage you to please review the entire earnings release and supplemental financial information which were filed last night for more complete details. We anticipate filing our annual report on Form 10-K later this month. Reviewing our quarterly results, Piedmont was able to achieve Core FFO of $0.50 per diluted share for the fourth quarter of 2022 versus $0.51 per diluted share during the fourth quarter of 2021. The fourth quarter of 2022 included approximately $0.06 per diluted share increase in interest expense on a quarter-over-quarter basis. From an annual perspective, Core FFO was $2 per diluted share, a $0.03 per share increase over 2021, despite an over $14 million or $0.12 per diluted share increase in interest expense. We're able to overcome this rise in interest expense for the year due to successful leasing efforts, rising rental rates, and fruitful asset recycling that have all been previously discussed this morning. AFFO generated during the fourth quarter was approximately $47 million, which continues to be well above our current $26 million quarterly dividend level. We do not foresee any change in our current dividend level in 2023. As disclosed in our quarterly financial supplement filed last night, core earnings before interest, taxes, depreciation, and amortization, EBITDA, increased approximately $16 million for the year, and property net operating income on an accrual basis increased approximately $20 million year-over-year. Similar to the last several quarters, we continue to experience improving lease economics and rental rate roll-ups. For the year, our overall rent roll-ups and leasing transactions for 2022 were up over the previous year approximately 10% and 17% on a cash and accrual basis, respectively. Same Store NOI cash basis increased almost 2% for the year, and Same Store NOI accrual basis increased a little over 1% for the year. Turning now to the balance sheet, as Brent alluded to, we made excellent progress during the fourth quarter, returning to a more normalized debt to gross asset ratio of 37.6% at year-end. Our finance team was very busy extending the final maturity to mid-2025 on a $200 million unsecured term loan priced at adjusted SOFR plus 100 basis points. Additionally, during the fourth quarter, the $160 million of proceeds from the sale of our two Cambridge assets allowed us to pay off the entire balance outstanding on our $600 million line of credit so that we had the full capacity of the line available as of year-end. Subsequent to year-end, in January, we entered into an additional $215 million unsecured term loan priced at adjusted SOFR plus 105 basis points with a final maturity of January 2025. The proceeds from this facility, combined with cash on hand and potential proceeds from select non-core dispositions and/or draws on our line of credit, will be used to pay off our $350 million bonds that mature later this year. In short, we fully addressed all of our 2023 debt maturities at relatively attractive rates given today's economic environment and return to debt levels equal to where we began in 2022. We believe we will further lower our leverage levels in 2023 as a likely net seller of assets as a result of a few non-core dispositions which Chris mentioned. Finally, I'd like to turn to our 2023 annual Core FFO guidance. Due to the uncertain nature of the capital markets environment, this guidance will be without any disposition or acquisition activity. We will adjust guidance throughout the year at the time any such transactions occur. However, I do want to point out that we currently believe the 2023 annual results will be within the guidance range we provide today. We have taken great pride for many years in generating consecutive years of Core FFO per share growth. Frankly, it pains me to introduce guidance that will break that streak. We do expect, however, property net operating income on an accrual basis on our current portfolio of properties will continue to grow during 2023. With over 400 basis points of increases in fed fund rates during 2022 and further increases projected during 2023, along with two new floating rate term loans replacing our $350 million 10-year 3.43% bonds that are maturing this year, our projected interest expense for 2023 is estimated to increase approximately $27 million over total 2022 interest expense, negatively impacting incrementally 2023's Core FFO financial results by $0.22 per share. While certainly not unique to Piedmont or our peers, we are introducing Core FFO guidance for the year 2023, which includes this higher interest expense. This higher expense is offset partially by increased income from our property operations. Our Core FFO guidance for 2023 is in the range of $1.80-$1.90 per diluted share. We anticipate overall executed leasing activity for 2023 to be in the range of 1.6 million-2 million sq ft. Although our lease percentage will fluctuate between quarters, given our relatively low amount of expirations for 2023, we believe our year-end lease percentage will be between 87%-88% before the impacts of any acquisition and disposition activities. Same Store NOI cash basis and accrual basis should both be in the low single-digit range with a 1%-3% increase. G&A expenses are anticipated to be flat for the year at approximately $29 million. We begin the year with approximately 1.14 million sq ft of executed leases, up from 800,000 sq ft a year ago, that were yet to commence for existing vacant space or that are in abatement, which should contribute additional cash revenues of $33 million and cash NOI of approximately $20 million over the next 12-24 months. Looking out at forward interest rate curves, interest expenses or interest rates are currently forecasted to flatten out by the end of this year and begin to decrease next year. It is our hope and our plan to return to the long-term unsecured debt markets when the credit markets have normalized. With that, I'll turn the call back over to Brent for closing comments. Thank you, George, Chris, and Bobby. The Piedmont team made significant progress along our strategic objectives in 2022, and the real estate portfolio continues to perform well in 2023. Management expects modest space absorption and operational growth in the coming year, paired with manageable capital expenditures, will be selective with capital deployment for acquisitions, and anticipate being a net disposer of assets to deleverage the balance sheet and enhance our already ample liquidity resources. However, as Bobby outlined, due to the continued rise in interest rates, increased interest expense will continue to weigh on earnings and FFO for the year. I'll now ask our conference call Operator to provide our listeners with instructions on how they can submit their question. We will attempt to answer all your questions now, or we will make appropriate later public disclosure if necessary. Operator? Thank you. At this time, we will be conducting a question and answer session. If you would like to ask a question, please press star one on your telephone keypad. A confirmation tone will indicate your line is in the question queue, and you may press star two if you would like to remove your question from the queue. For participants using speaker equipment, it may be necessary to pick up your handset before pressing the star key. One moment, please, while we poll for questions. Thank you. Our first question is coming from Anthony Paolone with JP Morgan. Please go ahead. Great. Thanks. Good morning. My first question, just you gave a lot of details on the numbers, but just trying to tie something together here. You're talking about the lease rate in the portfolio this year picking up, I guess, about 80 basis points at the midpoint compared to where you ended the year. Just wondering how the commenced number might change, you know, in terms of, you know, what's baked into your FFO forecast. You're at 84.6%, I guess, at the end of the year. Like, do you think that moves in parallel with the 80 bips on the lease rate, or is there something different there? Tony, this is Brent. Good morning. Appreciate you taking the time to join us. A good question. I think that's pretty fair to say that it should kind of fall in line with roughly that 80 basis points increase in the leased percentage as we continue to have the burn-off of free rent in that process. Hey, Tony, this is Bobby. I'm gonna dump file. You know, it really depends on the leasing and what happens. This year, we had almost 400,000 sq ft increase in leases yet to commence and leases in abatement that certainly impact that. It really does depend on the leasing. I agree with you, Brent, but that's not really predictable. Okay. Then, just another question more specific to Dallas. You talked about it being really one of your top two markets, I guess. You've got about 360,000 sq ft of expirations this year, so it's a little bit on the heavier side, with regards to your market. Just wondering if you think there's enough demand to kinda, you know, keep all that leased and absorbed space there or if there's anything that might, get kicked back. Hey, Tony. Good follow-up question too. Dallas continues, as you noted, actually a very strong market. We do continue to see larger users, particularly from the relocation groups, and energy companies continuing to kind of feed that maybe more so than our other markets. We also continue to see good depth in that 8,000 sq ft type tenant that we do have generally rolling. I think overall in Dallas, we feel pretty good about our ability to at least maintain and kind of backfill what might expire during the year of that roughly 360,000 sq ft. Of course, we'll keep some of that as well with historical retention ratio right now around 70%. We'll continue to update you as the year goes on, but I think we feel pretty good about those prospects in Dallas. We'll have more to share in regards to that on our next call. Okay. Thank you. Thank you. Our next question is coming from Dave Rodgers with Baird. Please go ahead. Good morning, everybody. George, you talked about a 2 million sq ft kind of activity or outstanding pipeline and proposals. Is that pretty consistent at that 10,000 sq ft average size? Are you seeing some larger tenants start to move in there? Maybe a follow-up question to throw in before I turn it back to you guys is, you talked about large corporate users and big tech just not engaging as well. I wanted to make sure we could talk about U.S. Bank as well, just given that that's coming up next year. Sure. Good morning, Dave. Thanks for joining our call this morning. You know, when I look back over the past several quarters, you know, we've averaged around 2 million square feet in overall proposals, which is a great sign for the overall strength of our pipeline. I would say looking back several quarters, I would say about 45% of that has been new activity. The story has been pretty consistent. As Brent alluded to, we expect more out of the Sunbelt over the next couple of quarters. You know, digging deeper into our overall markets, I'll start with Atlanta, and I would like to clarify one of my prerecorded comments about Atlanta. I mentioned that our ALR number should be more in the 27% range. With that being said, let me dive back into our pipeline. Atlanta continues to be very strong. The depth of the market ranges from, I would say, 20 to 25 prospects per quarter. I would say Dallas, you know, as we talked about a minute ago, still seems to be trailing pretty heavily. We've seen about 20% of our new activity come out of that particular sub-market. Surely, I mean, I would say from a small tenant perspective, you know, that seems to dominate our marketplace, but it's not surprising for us to do two to three users that are between one to two, even three floors come along each quarter. I think we've already mentioned one of those being in Dallas, and we have a couple more of those in our pipeline. Dave, you know, this is Brent. In regards to your question on U.S. Bank, you know, as we've mentioned before, we have a very deep relationship with the firm, in both as a tenant but also in a lending relationship and banking relationship as a trusted advisor. That asset in Minneapolis, particularly their headquarters asset, LEED Gold building, really the best amenity package in Minneapolis on the 31st floor with great 18-foot windows over the city. It's really, in terms of assets, it's really bar none in terms of what it can provide U.S. Bank, which we think bodes well for the renewal there. As I noted, big tech and large corporates are pulling, you know, back, I'd say, in terms of decision-making. I think what is positive, though, is we've seen financial services firms continue to lean into the office model. U.S. Bank themselves has continued to bring a substantial number of their employees back, now over 50% at, since the beginning of the year. Whether you look at JP Morgan building a massive, headquarters in New York or my old prior firm, Morgan Stanley, continue to maintain their footprint, we continue to see financial services companies utilize the office, particular for customer-facing executive roles, which is what resides in U.S. Bank. I would remind you, too, that lease does expire in the, end of May in 2024, so we're actively in those discussions. Would probably have more clarity on that, sometime around the early part of the summer. In the suburbs, that location is also being increased in terms of its utilization. It is geared more towards a portion of that is their IT group. They continue to increase again that incremental use. As they've completed the merger now with the West Coast Bank, and that integration is in process. That's also part of the delay into the early part of the summer. I think we continue to see that integration and, again, that decision-making process overall positive. I think our mindset right now to guide the market would be to say we expect a renewal somewhere between 50%-100% in both locations. I know that's a wide bracket. I think the firm itself is still getting its arms around its hybrid policy. I do think the body language and what they're doing in terms of bringing their employees back is a positive. Great. Last for me, going to either Chris or Brent on dispositions. What, you know, what do you have in the market today? I know it's not in the guidance, but, are you able to kind of transact on assets today? You were obviously able to purchase last year and sell, you know, the Cambridge portfolio. Are there other assets, though, that you believe that you can, you know, easily transact on based on either the asset or the tenant in place and the term of the lease? Is that still doable in this market today? Hey, Dave. Good morning. It's Chris. on Houston, this is not gonna be an incredibly satisfying answer, but there's really nothing new to report there. We remain, I'd say, cautiously optimistic that we can move those two assets into 2023. We remain in dialogue with one or two groups there, on both assets, but we really can't comment any further. We'll obviously keep you posted if and when a transaction materializes there. In terms of other assets that we might sell, I don't think we wanna get into, you know, any specifics and name particular assets. I do think you should, expect that it will be very consistent with our history. These will be assets where we think we've either maximized value and/or have slower growth profile than we might like. You know, as I said in my prepared remarks, conditions, you know, really need to settle and stabilize a bit before we feel extremely confident about asset sales. You know, recycling assets is certainly not a new initiative for us, and we'll continue to try to do so in 2023 as markets allow. I know that's a little bit of a gray answer, but it's a extraordinarily difficult market at the time. All right. Thanks, Chris. Thanks, everyone. Thank you. Our next question is coming from Michael Lewis with Truist Securities. Please go ahead. Thank you. It sounds like you're expecting maybe slightly positive, Same Store NOI growth for 2023. Are you able to say anything about some of the components, you know, expected rent spreads or maybe expense growth? Michael, this is Brent Smith. Appreciate you taking the time to join us today. Indeed, you know, we do believe we'll continue to have, you know, kinda in line with what we were able to accomplish this year in terms of Same Store NOI growth. Again, guiding to we did this year at 2%. We're guiding to 1%-3%. That's really a component of continuing to be able to obviously get the incremental bumps in the existing leases, but we do have a number, a good bit of continued rent to burn off during the year that'll continue to fuel that, as well as what we anticipate additional leasing and some activity that we have in the pipeline that's not signed, but would be more near term starts that can be able to contribute to that. Anything else you might add, Bobby, in terms of just those specific components? No. I think in particular markets that George covered, we're seeing and beating our pro formas on a lot of the last acquisitions, by $2 or $3. Yes, we're continuing to see rental rate growth. Yeah. I would think it's a good characterization as well. I think you'll continue to see, Michael, us being able to drive some absorption overall in the portfolio for the year. Okay. Great. You talked about this a little already, and I know you don't have a lot of tech tenant exposure in your portfolio. Are you seeing any impact on any of your markets in terms of the, you know, the recent big tech layoff announcements? I think, you know, people immediately think of some of the markets where you don't have exposure, like the Bay Area and Seattle, but we've heard a lot about how these jobs are actually much more spread out across the country than in past cycles. I don't know if you're seeing anything, you know, yet or you expect to see anything in Boston or D.C. or any of your other markets. Morning, Michael. This is George. You know, I'll tell you, there's all the announcements that you've seen over the past, I would say three to six months, w e, you know, we've kept a close eye on those users that lease space in our building. At this point, we're just not feeling much of an impact at all at our portfolio. If I had to dig deeper into where we could have the most exposure, and I'm taking a leap here, would be in our Burlington portfolio up in Boston. You know, when you peel the onion a little further of what we have there, you've got Salesforce and Microsoft, and those large leases don't even expire until sometime at the end of the decade. I think we're pretty good from that perspective. Our only hole really to deal with in Burlington is at our TOBY award-winning building, which is 25 Mall Road, and we feel really good about the fact that we have won award for the renovation that was just completed there. We have a decent pipeline in tow in that place, and so we feel pretty good about our prospects for that particular sub-market. George, I'd add to, Michael, you know, as a overall, we only have about 1% of our ALR and expirations in 2023 and 2024 are with that tech tenant kinda group. We have very limited exposure more near term to that market. Okay. You haven't seen anything, you know, more broadly in the market that maybe creates, you know, competing, you know, competing vacancy in any of those markets? I assume it's probably too early to be able to tell. No, we haven't seen material sublease space or other kind of competitive space to this point. I think, you know, Midtown Atlanta continues to be a market that does attract a tech tenancy. I do and have heard anecdotally that they have, you know, also pulled back from that market. Again, our buildings in that market are more geared towards professional services. We've actually, you know, kind of in akin to the most recent jobs report, seen very good depth from that tenant, particularly as they continue to move from Buckhead to Midtown, just like our announcement recently here with this quarter with Cadence Bank. Sounds good. Thank you. Thank you. Once again, if you have any remaining questions, please press star one on your phone at this time. Our next question is coming from Dylan Burzinski with Green Street. Please go ahead. Hey, guys. Good morning. Thanks for taking the question. Just curious, you guys touched on, you know, focusing on dispositions and, you know, should those close this year, maybe doing some debt pay downs. Just curious how share repurchases might fit into that plan given where the stock currently trades today. Hi, Dylan, it's Brent. Again, thanks for joining us. Yep, great question. I think obviously no office REIT, I think, is currently pleased with where their stock trades today. Evaluating our own kind of historical program on the buyback, we continue to utilize that same framework. First and foremost, we need disposition proceeds. We wouldn't want to lever up, particularly in a liquidity-constrained environment like we're in this moment. I think we look towards, again, outsized underperformance, both on an absolute and a relative basis. I think frankly, we've continued to roughly trade in line with the sector. I do think you're also seeing just very limited overall private level transactions. As I've talked about, risk has been repriced in the market, stability and cash flow less so, but certainly been impacted by rates. That risk that does exist, it's just uncertain pricing, and as a result, I think you're gonna continue to see a dearth of transactions and frankly, a little bit of uncertainty around what NAV truly is for ourselves and for our peers. Within that context, I think we're gonna continue to be very pragmatic with our available capital and look to probably not buy back shares in the more near term, continue to focus on operating the business and maintaining liquidity as it being paramount. Paying down debt more near term would be a better use of that capital in our mind. That's helpful, and I think that makes sense. Then you guys commented on sort of rental rate growth across your markets. Just curious, on a net effective basis, are you guys anticipating growth in net effective rents in 2023 across your geographic footprint? Hi, Dylan. I think I know it... In this environment, it's different by market, and it's almost different by sub-market and building. I think we're gonna continue to see... I can take it market by market, but Atlanta, yes. The market where we've continued to see good absorption and great activity where we have assets, I think you have the ability to grow net effective rents in that market. In Dallas, I think it will not have nearly as the amount of growth as Atlanta, probably be on the positive side. I think Orlando, suburban Minneapolis, suburban Boston, probably just hold water, if you will, kind of flat. I do think we continue to see deteriorating fundamentals in D.C., particularly in the district. That's where you're probably likely to see negative net effective rent growth. You know, we don't have much exposure in terms of the leasing market in New York given those long-term leases, but that might be another market that I would say would be flat to slightly down from a net effective rent, just given some of the weight there. Hopefully, that covers the markets and gives you a little bit of color. I would remind you, investors as well, the general mark-to-market in the whole portfolio is roughly 5%-10%, and I think that's a good indication of what we would expect in terms of the 2023 numbers as well. Awesome. That's extremely helpful. Thanks for the time today, guys. Thank you. Thank you. As there appear to be no further questions in queue at this time, I will hand it back to Mr. Brent Smith for closing comments. First, I wanted to take the opportunity to acknowledge the incredible effort the Piedmont team has put forth in 2022. I'm really fortunate to work alongside some very highly knowledgeable and high caliber individuals who are experts in their field. I wanna say thank you. I also wanna remind investors that we're gonna be attending the Wells Fargo conference in about two weeks and the Citigroup conference in early March. If you're interested in sitting down with management, please reach out to Eddie. Again, thank you everyone for joining. We appreciate the time. Look forward to talking further on our next quarter earnings call in early May, late April. Thank you. Thank you. This concludes today's call. You may disconnect your lines at this time, and we thank you for your participation.