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May 30, 2023 at 9:25 am · · Comments Off on Interest Rates Take a Bite Out of Real Estate in 2022: 2023 MEREDA Index Unveiled at Spring Conference

Interest Rates Take a Bite Out of Real Estate in 2022: 2023 MEREDA Index Unveiled at Spring Conference

On May 25th, over 300 real estate insiders gathered both in-person at the Holiday Inn By the Bay and virtually for the Maine Real Estate & Development Association’s (MEREDA) annual Spring Conference. As part of the Conference, MEREDA released its 17th edition of the MEREDA Index. A key economic indicator for the state of Maine, the latest edition of the MEREDA Index showed a decline of 0.8% between 2021 and 2022. The decline was driven by the typically thriving residential sector, which fell 7.3% as interest rates began to seriously bite into the market. However, the commercial market and construction sector saw some solid growth in 2022. Beyond the data, the MEREDA Index also highlights “boots on the ground” perspectives from leading experts in Maine’s real estate industry which help to paint a full picture of the activity in the marketplace.

“2022 was another fascinating year for Maine’s real estate economy, with strong demand, limited supply, and inflation impacting the shape of the markets,” shares MEREDA President Craig Young. “With residential prices continuing to increase, buying a home in Maine remains a challenge. We want people moving to Maine, and we also want the Mainers who already live and work here to be able to access safe and affordable housing. This truly is the issue our generation must collaborate on to find viable solutions that move our state in the right direction.”

The MEREDA Index is a measure of real estate activity designed to track changes in Maine’s real estate markets. The Index is a composite of nine seasonally adjusted measures reflecting both new development and transactions involving existing properties and it covers both the commercial and residential markets statewide. This most recent edition covers the year 2022. The MEREDA Index was tabulated by economist Dr. Charles Colgan with commentary from Stephen Nahley of East Brown Cow, Leanne Nichols of Keller Williams Realty, and Drew Wing of Zachau Construction. This edition of the MEREDA Index was underwritten by Eaton Peabody, with support from Katahdin Trust Company and XPress Copy.

To download a copy of the report or watch a video about the MEREDA Index, please visit

May 16, 2023 at 6:00 am · · Comments Off on Solving Maine’s Housing Crisis

Solving Maine’s Housing Crisis

MEREDA to Host Dynamic Panel Discussion at Spring Conference

PORTLAND, Maine – On May 25, 2023, the Maine Real Estate & Development Association (MEREDA) will host a vital and forward-looking conference on Maine’s housing crisis. Facilitating a sophisticated and multifaceted discussion, MEREDA’s Spring Conference brings together a line-up of thought-provoking and informative speakers and panelists to explore solutions to one of our state’s biggest concerns – housing.

“Housing is the topic on everyone’s minds and we need to be having more conversations with more people about solutions to this crisis,” says MEREDA President Craig Young. “We want to go beyond NIMBY and policy debates to really explore this issue in new ways. Our Spring Conference brings together both industry experts and thought leaders to provide an opportunity for us to learn fresh ideas and think creatively.”

MEREDA will host a keynote speaker Sonja Trauss of the San Francisco housing advocacy group, Yes in My Back Yard. Complementing her national perspective, the conference will include an economic presentation from Kenneth J. Entenmann of NBT Bank and a Maine housing presentation from Elizabeth Frazier of Pierce Atwood. Building upon their contributions, the stage will later turn to a moderated discussion with Trauss, Entenmann, as well as Nathan Szanton of The Szanton Company, and Daniel Stevenson from the City of Westbrook. The panel will be moderated by Shannon Richards of Hay Runner and John Finegan of The Boulos Company.

MEREDA will also unveil its 2023 MEREDA Index, which is underwritten by Eaton Peabody, and supported by Katahdin Trust Co. and XPress Copy; as well as recognize its 2022 Notable Project recipients at the Spring Conference. According to MEREDA’s Executive Director, Shelly Clark, the conference will be held at The Holiday Inn By the Bay from 1pm to 5pm on Thursday, May 25 with a virtual attendance option. In-person attorney and architect attendees are eligible for Continuing Education Credits. This event is sponsored by NBT Bank, Sebago Technics, Evernorth, Haley Ward, Mainebiz, BELFOR Property Restoration, Criterium Engineers, Efficiency Maine, Pierce Atwood, Pouliot Real Estate, and Sevee & Maher Engineers. For more information, or to register for the conference please visit

April 26, 2023 at 2:55 pm · · Comments Off on MEREDA Announces Appointment to its Board of Directors

MEREDA Announces Appointment to its Board of Directors

Erik Jorgensen of Portland has been elected to the board of directors of the Maine Real Estate & Development Association (MEREDA), a statewide organization of commercial real estate owners, developers and related service providers. Erik is senior director of Government Relations and Communications at the Maine State Housing Authority (MaineHousing). In that role, he serves both on the agency’s senior management team and as its primary legislative and congressional liaison. Prior to joining MaineHousing, he served eight years in the Maine House of Representatives, where he represented Portland and sat on the Appropriations and Financial Affairs Committee.

Erik has more than 20 years of experience in nonprofit and foundation leadership. His other professional background includes service as the Administrative Trustee of the Morton-Kelly Trust and Executive Director of the Maine Humanities Council, Maine’s statewide affiliate of the National Endowment for the Humanities.

He holds a BA from Bowdoin College and an MPA from Harvard University.

“Erik will be a great addition to the MEREDA board. He has been active already on MEREDA’s Public Policy Committee, and we look forward to his participation now at the board level”, says Shelly R. Clark, Executive Director for MEREDA.

For further information, please contact MEREDA’s Executive Director, Shelly R. Clark at 207-874-0801 or visit


April 19, 2023 at 3:00 pm · · Comments Off on MEREDA’s 2023 Annual Spring Conference: Solving Maine’s Housing Crisis is May 25th

MEREDA’s 2023 Annual Spring Conference: Solving Maine’s Housing Crisis is May 25th

Maine’s Housing Crisis is characterized by a shortage of affordable housing options, a high demand for rental properties, and an increase in housing costs that exceed wage growth. This crisis is exacerbated by a lack of new construction and an aging housing stock that requires costly renovations to meet modern standards. Additionally, homelessness, lack of workforce housing, and housing insecurity are significant issues, with many individuals and families struggling to find stable housing. From rent-burdened tenants to employee recruitment, homelessness and unattainable housing, Maine’s Housing Crisis is an issue that negatively impacts daily life for all Mainers in one way or another.

MEREDA’s 2023 Spring Conference takes a deep dive into Maine’s housing crisis through the lens of a diverse group of speakers who will provide their viewpoints and experiences.

Check out the great lineup of experts joining us! 

Save the Date and make plans to join your colleagues and other professionals at MEREDA’s 2023 Spring Conference!  We’ll also unveil the 2023 MEREDA Index, as well as recognize our 2022 Notable Project Recipients.


In Person OR Virtual. Pre-Registration Required.


Holiday Inn By the Bay

88 Spring Street

Portland, ME


May 25, 2023 @ 1:00 – 5:00 PM

Registering for this Event:

Members: $85 each | Non-Members: $125 each

Prices increase by $15 after May 18.

Registration Closes at 5:00pm on May 24, 2023.

Your RSVP is requested by May 18. Payment is expected at the time of registration. No refunds will be granted to anyone who registers but fails to attend or who cancels after May 18.

CLICK HERE for more information and to register.


The MEREDA Spring Conference is generously supported by Gold Sponsors NBT Bank and Sebago Technics.  Silver Sponsors Mainebiz and Haley Ward.  Bronze Sponsors Belfor Property Restoration, Efficiency Maine, Pierce Atwood, Pouliot Real Estate, & Sevee & Maher Engineers.

March 15, 2023 at 4:12 pm · · Comments Off on Join MEREDA’s Emerging Leaders Committee for its next Lunch & Learn Event!

Join MEREDA’s Emerging Leaders Committee for its next Lunch & Learn Event!

April 5, 2023 – 11:30 AM – 1:00 PM

In-Person – Pre-registration is required.

Holiday Inn By the Bay
88 Spring Street
Portland, ME

Lunch: 11:30-12:00
Program: 12:00-1:00

About the Event:

Meet a Broker: A Broker’s Role in the Development Process

Join MEREDA’s DevelopME Committee for its next Lunch & Learn Event! This event will feature three top producing real estate brokers with a diverse range of experiences, ranging from condominium conversions to large multi-unit leasing, and retail and industrial space development deals. This will be the first in a continuing series on the various team members and their roles throughout the development process.

Participants include John Finegan, Associate Broker at The Boulos Company, and Elise Loschiavo, Partner, Broker at Vitalius Real Estate Group.

DevelopME Committee Co-chairs, Matt Pitzer of Simpson Gumpertz & Heger and Gwen Hulit of Bangor Savings Bank will moderate the program.

Click here for more information and to register.

Sponsored by: Bangor Savings Bank & Sebago Technics

February 15, 2023 at 12:14 pm · · Comments Off on MEREDA’s Morning Menu: A Peek into Developing Boutique Hospitality in Maine

MEREDA’s Morning Menu: A Peek into Developing Boutique Hospitality in Maine


Join us as we discuss the “ins and outs” of developing businesses and real estate in the hospitality industry. As one of the largest contributors to the Maine economy, the hospitality industry is not without risk – our panel will discuss key points, drivers, successes and challenges of owning restaurants, hotels and breweries in Maine – and why these owners continue to invest in “Vacationland”.

About the Event:

In Person. Pre-Registration Required

Holiday Inn By the Bay
88 Spring Street
Portland, ME

When: March 8, 2023

Buffet Breakfast: 7:30 – 8:00 AM
Program: 8:00 – 9:00 AM

We welcome Casey Prentice, President of The Prentice Organization, Joshua Miranda, owner and founder of the Miranda Group, and Thomas Madden, Brewer & Co-Founder of Lone Pine Brewing Company. MEREDA Vice President Shannon Richards of Hay Runner will moderate.

Registering for this Event:
Members: $45 each | Non-Members: $55 each
Prices increase by $10 after March 1.

Refund Policy: Your RSVP is requested by March 1. Payment is expected at the time of registration. No refunds will be granted to anyone who registers but fails to attend or who cancels after March 1.

For more information and to register, visit 
This MEREDA Morning Menu Breakfast Event is Sponsored by Norway Savings Bank.

February 7, 2023 at 6:00 am · · Comments Off on MEREDA Recognizes Four Exceptional Individuals for Their Contributions to Real Estate Development and Policy in Maine

MEREDA Recognizes Four Exceptional Individuals for Their Contributions to Real Estate Development and Policy in Maine

On January 26, 2023, the Maine Real Estate and Development Association (MEREDA) recognized four exceptional individuals for their significant and lasting contributions to real estate development in the State of Maine. The awards were presented in person at this year’s Forecast Conference at the Cross Insurance Arena attended by close to 800 real estate professionals.

Click here to watch the awards ceremony.


Josh Fifield was selected for this year’s Robert B. Patterson Jr. Founder’s Award, for his extraordinary commitment and dedication to MEREDA over the years.

Fifield is a Vice President of the Business Insurance Department at Clark Insurance, where he works with business owners to identify their risks to help protect their hard work, assets, employees, and most importantly, their families. Active in the community, Fifield has coached a variety of youth sports and has been the Safety Director for Portland Little League.

In 2014, Fifield started volunteering with MEREDA as a committee member on the Marketing & Membership Committee. He then joined the Board of Directors in 2017, a year he was also recognized with MEREDA’s Volunteer of the Year Award. Over the years, Fifield has also co-chaired the Membership Committee and recently served as President from 2020-2022. It was his steady hand that guided the organization during a time of unprecedented uncertainty and upheaval. Even with those challenges, in Fifield’s tenure, MEREDA saw financial stability and growth in membership. He continues to serve on MEREDA’s Membership and Executive Committees. MEREDA is grateful for Fifield’s unwavering dedication and leadership!

The MEREDA Public Policy Award is presented each year to an individual whose efforts have made a significant impact on public policy changes that benefit responsible real estate development and ownership in Maine. This year we recognize Senator Matt Pouliot for his leadership in housing creation policy, and for his support of MEREDA’s efforts.

Senator Pouliot has been a steadfast supporter of MEREDA policy priorities, including his help in maintaining the Maine Historic Rehabilitation Tax Credit, his support for the establishment of a Commercial Property Assessed Clean Energy (CPACE) program, his vote for the 2022 Housing Act, and his sponsorship of two MEREDA priority legislation items for the 131st Legislature. Additionally, Senator Pouliot has recently risen as a leader in bipartisan discussions about smart public policy to help curb Maine’s housing crisis. Last fall, he served on the Legislature’s recent Commission to Increase Housing Opportunities in Maine by Studying Land Use Regulations and Short-term Rentals – the final report of which is the starting point for the work of the new Joint Select Committee on Housing, which Senator Pouliot was instrumental in establishing.

Senator Pouliot is also a leader in real estate sales and development in Kennebec County and beyond. Most notably, he has helped revive the historic Water St. corridor in Augusta through redevelopment of downtown properties, including the New Purington Brothers Block, which won a 2022 Maine Historic Preservation Award. His support for responsible real estate development, approach to policy making, and service as a leader both in the legislature and in his hometown of Augusta make Senator Pouliot a clear choice for this year’s Public Policy Award.

The Volunteer of the Year Award is awarded to those who generously share their time, talents, and energy with MEREDA. This year we honor the contributions of Ben Brennan.

Ben Brennan is a Senior Sales Executive for KONE Elevators, located in South Portland. Responsible for new equipment business development and project management, Brennan partners with stakeholders of new and existing real estate developments in Maine, New Hampshire, Vermont, and Massachusetts.

With MEREDA, Brennan was an active and engaged participant on DevelopME’s Committee early on, which led to him serving as co-chair from 2020 – 2022. In this role, he worked to engage membership and create professional development opportunities within the organization for the next generation of industry professionals. In 2021, Brennan started serving on MEREDA’s Board of Directors, where his can-do attitude and interest in MEREDA’s initiatives became even more evident. More recently, he joined the Local Issues Committee, and demonstrated his commitment by asking to become co-chair! Brennan is happy to lend a hand when asked and has become a great addition and vocal advocate of MEREDA. MEREDA looks forward to working with him for many years to come!

The President’s Award is given by MEREDA’s current President, Craig Young of The Boulos Company, in recognition of someone who has made significant contributions on MEREDA’s behalf. This year’s President’s Award goes to Shelly Clark, for her enduring contributions to MEREDA.

Clark started with MEREDA in January 1997. That year the Forecast Conference had only 105 people in attendance. Clark has helped grow that event and MEREDA into what it is today. Now, serving as MEREDA’s Executive Director, Clark manages all day-to-day operations, including coordinating educational programs, managing membership development, and providing support for board and committee activities. During the pandemic, Clark went beyond the call of duty. Working from home, she kept the organization going. She was there to help everyone who needed it, from planning online events to supporting membership efforts. In short, you simply cannot think of MEREDA without thinking of Shelly Clark. She is literally the heartbeat of this organization, and has been for more than 25 years.

Clark has been a vital colleague to a dozen MEREDA Presidents. As part of the award tribute, a few recent past presidents echoed Young’s praise for Clark and shared their thoughts in a brief video.

Clark is originally from Houlton and proud of her roots in The County. Always a hard worker, she recalls waking up at 4am picking potatoes at the age of 7 so she could get the “Dorothy Hamill” haircut at the Bangor mall. She now lives in Portland with her husband Alan. Clark has always said that she has the best job in the world and that if she weren’t doing this she’d be singing and touring with a band. MEREDA is so lucky to have Clark as our lead singer…she does it all, she does it well, and we simply couldn’t get along without her.

MEREDA congratulates these four exceptional members, and thanks every volunteer whose contributions of time and talent make the association’s continued success possible.

Below:  MEREDA President, Craig Young, Ben Brennan of KONE Elevators, Shelly Clark, MEREDA Executive Director, Josh Fifield, Clark Insurance, Senator Matt Pouliot.


January 31, 2023 at 6:00 am · · Comments Off on Peaks & Plateaus: MEREDA’s Forecast Conference Gives Context to Maine’s Real Estate Data

Peaks & Plateaus: MEREDA’s Forecast Conference Gives Context to Maine’s Real Estate Data

PORTLAND, Maine–On Thursday, January 26, over 800 of Maine’s real estate and development professionals gathered at the Cross Insurance Arena to learn about the latest trends and predictions for the real estate economy at the Maine Real Estate & Development Association’s (MEREDA’s) Forecast Conference and Member Showcase. MEREDA also streamed the conference for those who could not attend in-person. “Even though Sugarloaf was having an incredible powder day, there is no other place I’d rather be than the Forecast Conference,” shares MEREDA President Craig Young. “This is a day where you have great conversations and make great connections. You get to be in the room with the people who are driving responsible development in our state.”

With a dynamic lineup of industry experts presenting on the ins and outs of Maine’s real estate economy, the Forecast Conference provided an opportunity for real estate professionals to learn from each other and map out what lies ahead for their industry. The day began with a discussion of one of the most pressing issues in Maine: affordable housing. Keynote speaker Greg Payne, a Senior Advisor on Housing Policy with the Governor’s Office for Policy Innovation and the Future, said “We have got to rededicate ourselves to investing in affordable housing and working on solutions.” Payne went on to outline the ways in which Governor Mills has made a historic commitment to building more housing in Maine. “As big and frustrating as our housing challenges are, we’ve never been in a better position to do more,” Payne said, urging people to participate in the effort to ensure all Mainers have access to safe and affordable housing. Next, James Marple, a Senior Economist from TD Bank provided an economic outlook on both a national and state level, sharing an expectation for the economy’s growth to slow, the real estate boom prices to unwind, and for the labor demand challenge to continue to impact Maine’s economy.

Looking at the industrial sector, Justin Lamontagne and Sam LeGeyt of The Dunham Group reported on another healthy and competitive year that was also beginning to show signs of a plateau in the future. That said, demand continues to be there for industrial spaces, with Lamontagne wondering if there will be zoning changes to facilitate the conversion of office space into low-impact industrial use, and if speculative construction will move north where there is land to develop for new Innovation Districts.

Dava Davin of Portside Real Estate Group gave a presentation on the single family residential market in Southern Maine, an $8 billion market, succinctly summarizing, “In 2022, prices went up and sales went down.” Diving into the details, Davin put a spotlight on three “stand out” towns that were seeing incredible increases in home prices: Lewiston, Westbrook, and Cumberland. Looking at the luxury market, Davin reported that homes selling for over $1 million have tripled since 2019, and in 2022 the most expensive home sold in Maine was in Camden at $13.7 million. Predicting that housing prices will level off, there will be fewer transactions, and a return of the seasonal market, Davin sees less frenzy and more thought in 2023’s residential market. Especially since many Mainers cannot afford to buy the home they live in today, so they aren’t able to move anyplace else.

Bricks and mortar retail locations continue to create great demand in the Portland area, Peter Harrington of Malone Commercial Brokers reported. “The demand is there and it’s getting really expensive to get a retail space in downtown Portland.” With more national chains moving into the Old Port district, Harrington discussed how there is a need for a mix of retailers in the market. “It brings life; we need that at street level,” he said while recalling the old days when offices occupied prime locations and had their shades perpetually drawn. Harrington predicts that retail will continue to be a strong market with growth opportunities: its healthy demand is helping historic buildings get rehabilitated and bringing more people to shop and eat downtown.

Other presentations included Elizabeth Frazier of Pierce Atwood with an update on MEREDA’s Legislative Agenda. In the year ahead, Frazier said that MEREDA’s Public Policy Committee will be focusing efforts on reducing the barriers for housing creation and has three bills in the works for the upcoming session. Reporting on the Bangor area market, David Hughes of Epstein Commercial Real Estate cited the challenges of low inventory in the industrial and office sector, and also highlighted a few game changers for the area including downtown apartment conversions, the Maine Savings Amphitheater, and the transformation of Main Street. Brit Vitalius of Vitalius Real Estate Group provided a report on the multi-family market in Southern Maine, highlighting the incredible growth of Lewiston/Auburn in particular. In a look at the Central Maine market, Frank Carr of Maine Realty Advisors echoed the story Vitalius shared of a booming market in Lewiston/Auburn, and shared his outlook for Augusta and Waterville. Dave Holman of RE Max Riverside Commercial gave an update on the Midcoast Maine market, highlighting the renaissance that Bath is seeing, and outlined the exciting projects in the pipeline for the Brunswick area including a community recreation facility and housing for asylum seekers. Matt Arrants of The Arrants Company discussed how the return of business travel and international travel were impacting the Maine hospitality sector, predicting that Maine will continue to be a popular travel destination and lamenting the labor shortage for hotels. Nate Stevens of The Boulos Company provided a report on the Southern Maine Office Forecast, saying that there are still a lot of unknown questions post-pandemic. Outlining the difference between downtown Portland and suburban markets, Stevens sees opportunities for conversions to housing and industrial spaces, and opportunities for office tenants if they know where to look.

Overall, strong demand and limited supply continue to shape many of Maine’s real estate sectors. How that demand will continue to drive growth is one of the remaining questions. What’s clear is that MEREDA members will be working together to ensure that growth will be defined by responsible development, which must include more affordable housing for Mainers. Sponsors of the event include TD Bank, Mainebiz, The Downs managed by Maine Properties LLC, Bangor Savings Bank, FirstPark Business Park, Haley & Aldrich, Landry/French Construction, Partners Bank, and Pierce Atwood.

January 10, 2023 at 4:01 pm · · Comments Off on Listen up! MEREDA Launches New Real Estate Podcast: “MEREDA Matters”

Listen up! MEREDA Launches New Real Estate Podcast: “MEREDA Matters”

Have you ever wanted to be a fly on the wall listening in on a conversation between Maine’s real estate industry leaders? Been curious about the people who have put together some of Maine’s most important development deals? Well, the Maine Real Estate & Development Association (MEREDA) has a treat for you! The organization known for bringing people together for insightful discussions on all things related to real estate and development is taking to the airwaves, or rather the podcast waves! On January 10th, MEREDA launches MEREDA Matters, a podcast that highlights the people, stories, and relationships behind the responsible development happening in Maine.

“I’ve been a part of MEREDA for years, and what has always stood out to me is the people. At every MEREDA event, I always have a great conversation with someone,” shares Craig Young, MEREDA President. “The MEREDA Matters podcast is about sharing those great, insider conversations. We rub elbows with these folks professionally, but what makes them excited to get up in the morning? What are they putting in their coffee? What matters most to them? Let’s get into it together!”

The MEREDA Matters podcast is sponsored by NBT Bank. Additional sponsors include Bangor Savings Bank, Clark Insurance, and The Boulos Company. A new episode will be released each month and each will feature a new voice from the real estate and development industry in conversation with Young and other MEREDA board members such as Vice President Shannon Richards and Board Member Paul Peck. The first guest on the podcast is Kevin French, Chairman and CEO of Landry/French. According to Shelly Clark, MEREDA’s Executive Director, eager listeners can find the MEREDA Matters podcast episodes on Apple, Spotify, or their regular podcast source. The episodes can also be found on MEREDA’s website

January 10, 2023 at 6:00 am · · Comments Off on MEREDA Kicks Off 2023 With Its Forecast Conference

MEREDA Kicks Off 2023 With Its Forecast Conference

On Thursday, January 26, 2023, leaders from across Maine’s real estate industry will gather for the Maine Real Estate & Development Association’s (MEREDA’s) Forecast Conference and Member Showcase. This annual event will take place at the Cross Insurance Arena in Portland, and can also be streamed online. Is the housing market cooling down? How has inflation impacted the retail market? Is the industrial sector still booming? Anyone curious about these questions and what industry experts see for the future of Maine’s real estate economy will find the Forecast Conference a day full of insight and thoughtful presentations.

“The Forecast Conference kicks off the year in a great way,” shares MEREDA President Craig Young. “It’s where you have meaningful conversations, learn from other professionals, and connect with the people in our state who are driving responsible development. There’s no other place to be on January 26th!”

MEREDA’s Annual Forecast Conference is geared towards builders, developers, brokers, attorneys, architects, engineers, municipal leaders, bankers, and accountants, to name a few. Continuing Education credits will be available. Along with presentations from real estate leaders across various sectors and a keynote address on housing policy from Greg Payne, a Senior Advisor at the Governor’s Office of Policy Innovation and the Future, the conference will also include a member showcase with exhibitions from local businesses. MEREDA’s mission is to promote responsible development in the state of Maine and is why they work hard to provide opportunities for people to learn and connect with other industry professionals.

According to Shelly R. Clark, MEREDA’s Executive Director, MEREDA’s Forecast Conference will be held at the Cross Insurance Arena on January 26 from 9am to 5pm. The event will also be available online. Registration is available at Event sponsors include, TD Bank, Mainebiz, The Downs managed by Maine Properties LLC, Bangor Savings Bank, FirstPark Business Park, Haley & Aldrich, Landry/French Construction, Partners Bank, and Pierce Atwood.