The Securities and Exchange Commission has not necessarily reviewed the information in this filing and has not determined if it is accurate and complete.
The reader should not assume that the information is accurate and complete.

UNITED STATES SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
FORM 13F

FORM 13F INFORMATION TABLE
OMB APPROVAL
OMB Number: 3235-0006
Estimated average burden
hours per response: 23.8
COLUMN 1 COLUMN 2 COLUMN 3 COLUMN 4 COLUMN 5 COLUMN 6 COLUMN 7 COLUMN 8
VALUE SHRS OR SH/ PUT/ INVESTMENT OTHER VOTING AUTHORITY
NAME OF ISSUER TITLE OF CLASS CUSIP (x$1000) PRN AMT PRN CALL DISCRETION MANAGER SOLE SHARED NONE
AMAZON COM INC COM Stock 023135106 1,410 423 SH   SOLE 0 423 0 0
ALEXANDRIA REAL ESTATE EQ INC COM REIT 015271109 362 1,625 SH   SOLE 0 1,625 0 0
STARBUCKS CORP COM Stock 855244109 664 5,680 SH   SOLE 0 5,680 0 0
DOLLAR GEN CORP NEW COM Stock 256677105 223 946 SH   SOLE 0 946 0 0
JOHNSON & JOHNSON COM Stock 478160104 6,860 40,099 SH   SOLE 0 40,099 0 0
ISHARES GLOBAL TECH ETF ETF 464287291 407 6,320 SH   SOLE 0 6,320 0 0
COSTCO WHSL CORP NEW COM Stock 22160K105 648 1,141 SH   SOLE 0 1,141 0 0
GOLDMAN SACHS GROUP INC COM Stock 38141G104 2,006 5,244 SH   SOLE 0 5,244 0 0
SHELL PLC SPONS ADR A ADR 780259206 1,048 24,142 SH   SOLE 0 24,142 0 0
PROCTER AND GAMBLE CO COM Stock 742718109 4,688 28,659 SH   SOLE 0 28,659 0 0
COCA COLA CO COM Stock 191216100 2,477 41,838 SH   SOLE 0 41,837 0 0
GENERAL MLS INC COM Stock 370334104 1,003 14,880 SH   SOLE 0 14,880 0 0
TRUIST FINL CORP COM Stock 89832Q109 283 4,829 SH   SOLE 0 4,829 0 0
UNITED PARCEL SERVICE INC CL B Stock 911312106 2,691 12,555 SH   SOLE 0 12,555 0 0
AVALONBAY CMNTYS INC COM REIT 053484101 1,095 4,337 SH   SOLE 0 4,337 0 0
INTEL CORP COM Stock 458140100 2,986 57,990 SH   SOLE 0 57,989 0 0
MEDTRONIC PLC SHS Stock G5960L103 260 2,513 SH   SOLE 0 2,513 0 0
CLOROX CO DEL COM Stock 189054109 489 2,803 SH   SOLE 0 2,803 0 0
EQUITY RESIDENTIAL SH BEN INT REIT 29476L107 276 3,046 SH   SOLE 0 3,046 0 0
MERCK & CO INC COM Stock 58933Y105 4,912 64,097 SH   SOLE 0 64,097 0 0
ISHARES SHORT-TERM NATIONAL MUNI BOND ETF ETF 464288158 817 7,605 SH   SOLE 0 7,605 0 0
SPDR S&P 500 ETF ETF 78462F103 1,246 2,624 SH   SOLE 0 2,624 0 0
MCKESSON CORP COM Stock 58155Q103 414 1,667 SH   SOLE 0 1,667 0 0
MASTERCARD INCORPORATED CL A Stock 57636Q104 951 2,647 SH   SOLE 0 2,647 0 0
ILLINOIS TOOL WKS INC COM Stock 452308109 540 2,186 SH   SOLE 0 2,186 0 0
EMERSON ELEC CO COM Stock 291011104 562 6,047 SH   SOLE 0 6,047 0 0
DIAGEO PLC SPON ADR NEW ADR 25243Q205 271 1,229 SH   SOLE 0 1,229 0 0
ISHARES TIPS BOND ETF ETF 464287176 320 2,475 SH   SOLE 0 2,475 0 0
SMUCKER J M CO COM NEW Stock 832696405 331 2,438 SH   SOLE 0 2,438 0 0
VERIZON COMMUNICATIONS INC COM Stock 92343V104 5,862 112,819 SH   SOLE 0 112,819 0 0
CHUBB LIMITED COM Stock H1467J104 258 1,337 SH   SOLE 0 1,337 0 0
FEDEX CORP COM Stock 31428X106 2,016 7,793 SH   SOLE 0 7,793 0 0
PEPSICO INC COM Stock 713448108 3,009 17,324 SH   SOLE 0 17,324 0 0
ISHARES 1-3 YEAR TREASURY BOND ETF ETF 464287457 7,101 83,012 SH   SOLE 0 83,012 0 0
KIMBERLY-CLARK CORP COM Stock 494368103 1,081 7,565 SH   SOLE 0 7,565 0 0
MOLSON COORS BEVERAGE CO CL B Stock 60871R209 245 5,283 SH   SOLE 0 5,283 0 0
HONEYWELL INTL INC COM Stock 438516106 496 2,377 SH   SOLE 0 2,377 0 0
TRANE TECHNOLOGIES PLC SHS Stock G8994E103 566 2,802 SH   SOLE 0 2,802 0 0
US BANCORP DEL COM NEW Stock 902973304 529 9,419 SH   SOLE 0 9,419 0 0
HOME DEPOT INC COM Stock 437076102 1,475 3,554 SH   SOLE 0 3,554 0 0
PIMCO 1-5 YEAR U.S. TIPS INDEX EXCHANGE-TRADED FUND ETF 72201R205 277 5,020 SH   SOLE 0 5,020 0 0
DUPONT DE NEMOURS INC COM Stock 26614N102 488 6,039 SH   SOLE 0 6,039 0 0
SPDR GOLD SHARES ETF 78463V107 2,112 12,354 SH   SOLE 0 12,354 0 0
SOUTHERN CO COM Stock 842587107 1,460 21,294 SH   SOLE 0 21,294 0 0
BECTON DICKINSON & CO COM Stock 075887109 454 1,805 SH   SOLE 0 1,805 0 0
BRITISH AMERN TOB PLC SPONSORED ADR ADR 110448107 429 11,461 SH   SOLE 0 11,461 0 0
ALGONQUIN PWR UTILS CORP COM Stock 015857105 166 11,470 SH   SOLE 0 11,470 0 0
PINNACLE WEST CAP CORP COM Stock 723484101 1,402 19,858 SH   SOLE 0 19,858 0 0
SPDR PORTFOLIO SHORT TERM CORPORATE BOND ETF ETF 78464A474 4,292 138,600 SH   SOLE 0 138,599 0 0
BERKSHIRE HATHAWAY INC DEL CL B NEW Stock 084670702 7,638 25,545 SH   SOLE 0 25,545 0 0
VANGUARD SHORT-TERM CORPORATE BOND INDEX FUND ETF 92206C409 6,130 75,433 SH   SOLE 0 75,433 0 0
VANGUARD INTERMEDIATE-TERM CORPORATE BOND ETF ETF 92206C870 346 3,725 SH   SOLE 0 3,725 0 0
ALPHABET INC CAP STK CL A Stock 02079K305 2,176 751 SH   SOLE 0 751 0 0
UNILEVER PLC SPON ADR NEW ADR 904767704 382 7,099 SH   SOLE 0 7,099 0 0
NEWMONT CORP COM Stock 651639106 739 11,915 SH   SOLE 0 11,915 0 0
CSX CORP COM Stock 126408103 210 5,586 SH   SOLE 0 5,586 0 0
COMCAST CORP NEW CL A Stock 20030N101 222 4,418 SH   SOLE 0 4,418 0 0
MICROSOFT CORP COM Stock 594918104 10,011 29,765 SH   SOLE 0 29,765 0 0
CVS HEALTH CORP COM Stock 126650100 5,212 50,520 SH   SOLE 0 50,519 0 0
SIMON PPTY GROUP INC NEW COM REIT 828806109 240 1,502 SH   SOLE 0 1,502 0 0
PGIM ULTRA SHORT BOND ETF ETF 69344A107 235 4,740 SH   SOLE 0 4,740 0 0
BERKSHIRE HATHAWAY INC DEL CL A Stock 084670108 901 2 SH   SOLE 0 2 0 0
NEXTERA ENERGY INC COM Stock 65339F101 941 10,081 SH   SOLE 0 10,081 0 0
NIKE INC CL B Stock 654106103 662 3,969 SH   SOLE 0 3,969 0 0
NORFOLK SOUTHN CORP COM Stock 655844108 951 3,194 SH   SOLE 0 3,194 0 0
PUBLIC STORAGE COM REIT 74460D109 311 830 SH   SOLE 0 830 0 0
WALGREENS BOOTS ALLIANCE INC COM Stock 931427108 524 10,040 SH   SOLE 0 10,040 0 0
CARLISLE COS INC COM Stock 142339100 20,025 80,706 SH   SOLE 0 80,706 0 0
AMDOCS LTD SHS Stock G02602103 307 4,100 SH   SOLE 0 4,100 0 0
DOW INC COM Stock 260557103 864 15,230 SH   SOLE 0 15,230 0 0
LYFT INC CL A COM Stock 55087P104 628 14,692 SH   SOLE 0 14,692 0 0
CONSOLIDATED EDISON INC COM Stock 209115104 2,173 25,472 SH   SOLE 0 25,472 0 0
INVESCO S&P 500 EQUAL WEIGHT ETF ETF 46137V357 1,100 6,758 SH   SOLE 0 6,758 0 0
LILLY ELI & CO COM Stock 532457108 348 1,261 SH   SOLE 0 1,261 0 0
DUKE ENERGY CORP NEW COM NEW Stock 26441C204 2,064 19,672 SH   SOLE 0 19,672 0 0
CARRIER GLOBAL CORPORATION COM Stock 14448C104 709 13,071 SH   SOLE 0 13,071 0 0
INDEPENDENT BK CORP MASS COM Stock 453836108 2,321 28,465 SH   SOLE 0 28,465 0 0
MAGELLAN MIDSTREAM PRTNRS LP COM UNIT RP LP Stock 559080106 442 9,508 SH   SOLE 0 9,508 0 0
VIATRIS INC COM Stock 92556V106 227 16,781 SH   SOLE 0 16,781 0 0
ORGANON & CO COMMON STOCK Stock 68622V106 1,110 36,469 SH   SOLE 0 36,469 0 0
VISA INC COM CL A Stock 92826C839 3,089 14,256 SH   SOLE 0 14,256 0 0
COMSCORE INC COM Stock 20564W105 107 32,000 SH   SOLE 0 32,000 0 0
KELLOGG CO COM Stock 487836108 290 4,499 SH   SOLE 0 4,499 0 0
PHILLIPS 66 COM Stock 718546104 403 5,565 SH   SOLE 0 5,565 0 0
META PLATFORMS INC CL A Stock 30303M102 2,217 6,592 SH   SOLE 0 6,592 0 0
MONDELEZ INTL INC CL A Stock 609207105 283 4,268 SH   SOLE 0 4,268 0 0
WP CAREY INC COM REIT 92936U109 2,948 35,932 SH   SOLE 0 35,932 0 0
BROADCOM INC COM Stock 11135F101 308 463 SH   SOLE 0 463 0 0
METLIFE INC COM Stock 59156R108 203 3,255 SH   SOLE 0 3,255 0 0
ROYAL BK CDA COM Stock 780087102 323 3,041 SH   SOLE 0 3,041 0 0
KINDER MORGAN INC DEL COM Stock 49456B101 1,292 81,450 SH   SOLE 0 81,450 0 0
NVIDIA CORPORATION COM Stock 67066G104 819 2,786 SH   SOLE 0 2,786 0 0
ISHARES 1-5 YEAR INVESTMENT GRADE CORPORATE BOND ETF ETF 464288646 1,759 32,650 SH   SOLE 0 32,650 0 0
CUMMINS INC COM Stock 231021106 346 1,585 SH   SOLE 0 1,585 0 0
ABBVIE INC COM Stock 00287Y109 2,080 15,361 SH   SOLE 0 15,361 0 0
S&P GLOBAL INC COM Stock 78409V104 1,889 4,003 SH   SOLE 0 4,003 0 0
ISHARES CORE 1-5 YEAR USD BOND ETF ETF 46432F859 742 14,716 SH   SOLE 0 14,716 0 0
BLACKSTONE INC COM Stock 09260D107 662 5,114 SH   SOLE 0 5,114 0 0
STRYKER CORPORATION COM Stock 863667101 913 3,413 SH   SOLE 0 3,413 0 0
QUALCOMM INC COM Stock 747525103 1,434 7,839 SH   SOLE 0 7,839 0 0
MCDONALDS CORP COM Stock 580135101 342 1,276 SH   SOLE 0 1,276 0 0
DOVER CORP COM Stock 260003108 340 1,873 SH   SOLE 0 1,873 0 0
CISCO SYS INC COM Stock 17275R102 2,551 40,252 SH   SOLE 0 40,251 0 0
JETBLUE AWYS CORP COM Stock 477143101 1,272 89,351 SH   SOLE 0 89,351 0 0
AT&T INC COM Stock 00206R102 5,076 206,329 SH   SOLE 0 206,329 0 0
GENERAL ELECTRIC CO COM NEW Stock 369604301 358 3,788 SH   SOLE 0 3,788 0 0
ISHARES CORE S&P 500 ETF ETF 464287200 1,232 2,582 SH   SOLE 0 2,582 0 0
WELLS FARGO CO NEW COM Stock 949746101 1,348 28,100 SH   SOLE 0 28,100 0 0
UNION PAC CORP COM Stock 907818108 1,118 4,439 SH   SOLE 0 4,439 0 0
MCCORMICK & CO INC COM NON VTG Stock 579780206 336 3,474 SH   SOLE 0 3,474 0 0
NORTHROP GRUMMAN CORP COM Stock 666807102 446 1,152 SH   SOLE 0 1,152 0 0
DARDEN RESTAURANTS INC COM Stock 237194105 347 2,305 SH   SOLE 0 2,305 0 0
THERMO FISHER SCIENTIFIC INC COM Stock 883556102 620 929 SH   SOLE 0 929 0 0
LOCKHEED MARTIN CORP COM Stock 539830109 1,586 4,462 SH   SOLE 0 4,462 0 0
JPMORGAN CHASE & CO COM Stock 46625H100 5,794 36,587 SH   SOLE 0 36,587 0 0
CHEVRON CORP NEW COM Stock 166764100 2,625 22,372 SH   SOLE 0 22,372 0 0
CONOCOPHILLIPS COM Stock 20825C104 440 6,089 SH   SOLE 0 6,089 0 0
VANGUARD FTSE DEVELOPED MARKETS ETF ETF 921943858 247 4,844 SH   SOLE 0 4,844 0 0
CAMPBELL SOUP CO COM Stock 134429109 523 12,034 SH   SOLE 0 12,034 0 0
DANAHER CORPORATION COM Stock 235851102 623 1,893 SH   SOLE 0 1,893 0 0
TJX COS INC NEW COM Stock 872540109 684 9,015 SH   SOLE 0 9,015 0 0
BK OF AMERICA CORP COM Stock 060505104 1,970 44,284 SH   SOLE 0 44,283 0 0
BLACKROCK MUNIHLDGS NY QLTY FD COM CEF 09255C106 466 32,600 SH   SOLE 0 32,600 0 0
WALMART INC COM Stock 931142103 546 3,773 SH   SOLE 0 3,773 0 0
INTERNATIONAL BUSINESS MACHS COM Stock 459200101 1,997 14,945 SH   SOLE 0 14,944 0 0
ORACLE CORP COM Stock 68389X105 724 8,298 SH   SOLE 0 8,298 0 0
RAYTHEON TECHNOLOGIES CORP COM Stock 75513E101 1,862 21,639 SH   SOLE 0 21,639 0 0
TEXAS INSTRS INC COM Stock 882508104 351 1,865 SH   SOLE 0 1,865 0 0
TARGET CORP COM Stock 87612E106 1,146 4,952 SH   SOLE 0 4,952 0 0
PFIZER INC COM Stock 717081103 9,201 155,815 SH   SOLE 0 155,814 0 0
MORGAN STANLEY COM NEW Stock 617446448 1,337 13,623 SH   SOLE 0 13,623 0 0
3M CO COM Stock 88579Y101 1,286 7,237 SH   SOLE 0 7,237 0 0
GILEAD SCIENCES INC COM Stock 375558103 1,439 19,813 SH   SOLE 0 19,813 0 0
CATERPILLAR INC COM Stock 149123101 206 997 SH   SOLE 0 997 0 0
ALPHABET INC CAP STK CL C Stock 02079K107 214 74 SH   SOLE 0 74 0 0
AMERICAN EXPRESS CO COM Stock 025816109 1,371 8,378 SH   SOLE 0 8,378 0 0
AMGEN INC COM Stock 031162100 1,432 6,365 SH   SOLE 0 6,365 0 0
OTIS WORLDWIDE CORP COM Stock 68902V107 506 5,808 SH   SOLE 0 5,808 0 0
CANADIAN NATL RY CO COM Stock 136375102 389 3,167 SH   SOLE 0 3,167 0 0
EATON CORP PLC SHS Stock G29183103 917 5,305 SH   SOLE 0 5,305 0 0
SPDR PORTFOLIO S&P 500 VALUE ETF ETF 78464A508 206 4,900 SH   SOLE 0 4,900 0 0
PHILIP MORRIS INTL INC COM Stock 718172109 1,069 11,249 SH   SOLE 0 11,249 0 0
PNC FINL SVCS GROUP INC COM Stock 693475105 499 2,490 SH   SOLE 0 2,490 0 0
BRISTOL-MYERS SQUIBB CO COM Stock 110122108 1,497 24,012 SH   SOLE 0 24,012 0 0
BARRICK GOLD CORP COM Stock 067901108 389 20,491 SH   SOLE 0 20,491 0 0
REALTY INCOME CORP COM REIT 756109104 252 3,515 SH   SOLE 0 3,515 0 0
ALTRIA GROUP INC COM Stock 02209S103 1,135 23,952 SH   SOLE 0 23,952 0 0
DOMINION ENERGY INC COM Stock 25746U109 1,313 16,710 SH   SOLE 0 16,710 0 0
CITIGROUP INC COM NEW Stock 172967424 667 11,040 SH   SOLE 0 11,040 0 0
EXXON MOBIL CORP COM Stock 30231G102 2,641 43,167 SH   SOLE 0 43,166 0 0
DEERE & CO COM Stock 244199105 501 1,461 SH   SOLE 0 1,461 0 0
SOUTHWEST AIRLS CO COM Stock 844741108 721 16,828 SH   SOLE 0 16,828 0 0
COLGATE PALMOLIVE CO COM Stock 194162103 229 2,678 SH   SOLE 0 2,678 0 0
LIVE OAK BANCSHARES INC COM Stock 53803X105 237 2,710 SH   SOLE 0 2,710 0 0
APPLE INC COM Stock 037833100 11,187 63,000 SH   SOLE 0 63,000 0 0
GLAXOSMITHKLINE PLC SPONSORED ADR ADR 37733W105 612 13,875 SH   SOLE 0 13,875 0 0
ABBOTT LABS COM Stock 002824100 1,974 14,023 SH   SOLE 0 14,023 0 0
DISNEY WALT CO COM Stock 254687106 1,164 7,513 SH   SOLE 0 7,513 0 0