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 1,519 466 SH   SOLE 0 466 0 0
ALEXANDRIA REAL ESTATE EQ INC COM REIT 015271109 327 1,625 SH   SOLE 0 1,625 0 0
STARBUCKS CORP COM Stock 855244109 515 5,665 SH   SOLE 0 5,665 0 0
DOLLAR GEN CORP NEW COM Stock 256677105 211 946 SH   SOLE 0 946 0 0
JOHNSON & JOHNSON COM Stock 478160104 7,127 40,212 SH   SOLE 0 40,211 0 0
ISHARES GLOBAL TECH ETF ETF 464287291 361 6,220 SH   SOLE 0 6,220 0 0
COSTCO WHSL CORP NEW COM Stock 22160K105 770 1,337 SH   SOLE 0 1,337 0 0
GOLDMAN SACHS GROUP INC COM Stock 38141G104 1,711 5,182 SH   SOLE 0 5,182 0 0
PROCTER AND GAMBLE CO COM Stock 742718109 4,281 28,017 SH   SOLE 0 28,017 0 0
COCA COLA CO COM Stock 191216100 2,183 35,208 SH   SOLE 0 35,207 0 0
GENERAL MLS INC COM Stock 370334104 987 14,580 SH   SOLE 0 14,580 0 0
TRUIST FINL CORP COM Stock 89832Q109 272 4,796 SH   SOLE 0 4,796 0 0
UNITED PARCEL SERVICE INC CL B Stock 911312106 2,447 11,411 SH   SOLE 0 11,411 0 0
AVALONBAY CMNTYS INC COM REIT 053484101 1,071 4,314 SH   SOLE 0 4,314 0 0
INTEL CORP COM Stock 458140100 3,011 60,756 SH   SOLE 0 60,755 0 0
MEDTRONIC PLC SHS Stock G5960L103 280 2,524 SH   SOLE 0 2,524 0 0
CLOROX CO DEL COM Stock 189054109 405 2,910 SH   SOLE 0 2,910 0 0
EQUITY RESIDENTIAL SH BEN INT REIT 29476L107 271 3,013 SH   SOLE 0 3,013 0 0
MERCK & CO INC COM Stock 58933Y105 5,407 65,900 SH   SOLE 0 65,900 0 0
ISHARES SHORT-TERM NATIONAL MUNI BOND ETF ETF 464288158 298 2,851 SH   SOLE 0 2,851 0 0
SPDR S&P 500 ETF ETF 78462F103 1,131 2,505 SH   SOLE 0 2,505 0 0
MCKESSON CORP COM Stock 58155Q103 510 1,667 SH   SOLE 0 1,667 0 0
MASTERCARD INCORPORATED CL A Stock 57636Q104 934 2,613 SH   SOLE 0 2,613 0 0
ILLINOIS TOOL WKS INC COM Stock 452308109 447 2,136 SH   SOLE 0 2,135 0 0
EMERSON ELEC CO COM Stock 291011104 588 5,999 SH   SOLE 0 5,999 0 0
ALCOA CORP COM Stock 013872106 200 2,222 SH   SOLE 0 2,222 0 0
DIAGEO PLC SPON ADR NEW ADR 25243Q205 250 1,229 SH   SOLE 0 1,229 0 0
ISHARES TIPS BOND ETF ETF 464287176 302 2,424 SH   SOLE 0 2,424 0 0
SMUCKER J M CO COM NEW Stock 832696405 327 2,413 SH   SOLE 0 2,413 0 0
VERIZON COMMUNICATIONS INC COM Stock 92343V104 5,876 115,355 SH   SOLE 0 115,355 0 0
CHUBB LIMITED COM Stock H1467J104 266 1,244 SH   SOLE 0 1,244 0 0
FEDEX CORP COM Stock 31428X106 1,918 8,290 SH   SOLE 0 8,290 0 0
PEPSICO INC COM Stock 713448108 2,863 17,103 SH   SOLE 0 17,103 0 0
KIMBERLY-CLARK CORP COM Stock 494368103 938 7,620 SH   SOLE 0 7,620 0 0
MOLSON COORS BEVERAGE CO CL B Stock 60871R209 279 5,218 SH   SOLE 0 5,218 0 0
HONEYWELL INTL INC COM Stock 438516106 600 3,085 SH   SOLE 0 3,085 0 0
TRANE TECHNOLOGIES PLC SHS Stock G8994E103 425 2,785 SH   SOLE 0 2,785 0 0
US BANCORP DEL COM NEW Stock 902973304 500 9,406 SH   SOLE 0 9,406 0 0
HOME DEPOT INC COM Stock 437076102 1,706 5,699 SH   SOLE 0 5,699 0 0
PIMCO 1-5 YEAR U.S. TIPS INDEX EXCHANGE-TRADED FUND ETF 72201R205 271 4,970 SH   SOLE 0 4,970 0 0
DUPONT DE NEMOURS INC COM Stock 26614N102 437 5,940 SH   SOLE 0 5,940 0 0
SPDR GOLD SHARES ETF 78463V107 2,226 12,324 SH   SOLE 0 12,324 0 0
SOUTHERN CO COM Stock 842587107 1,299 17,914 SH   SOLE 0 17,914 0 0
BECTON DICKINSON & CO COM Stock 075887109 479 1,800 SH   SOLE 0 1,800 0 0
BRITISH AMERN TOB PLC SPONSORED ADR ADR 110448107 467 11,086 SH   SOLE 0 11,086 0 0
ALGONQUIN PWR UTILS CORP COM Stock 015857105 180 11,570 SH   SOLE 0 11,570 0 0
PINNACLE WEST CAP CORP COM Stock 723484101 1,224 15,666 SH   SOLE 0 15,666 0 0
SPDR PORTFOLIO SHORT TERM CORPORATE BOND ETF ETF 78464A474 2,686 89,158 SH   SOLE 0 89,158 0 0
BERKSHIRE HATHAWAY INC DEL CL B NEW Stock 084670702 8,000 22,669 SH   SOLE 0 22,669 0 0
VANGUARD SHORT-TERM CORPORATE BOND INDEX FUND ETF 92206C409 3,968 50,816 SH   SOLE 0 50,816 0 0
ALPHABET INC CAP STK CL A Stock 02079K305 2,094 753 SH   SOLE 0 753 0 0
UNILEVER PLC SPON ADR NEW ADR 904767704 483 10,606 SH   SOLE 0 10,606 0 0
NEWMONT CORP COM Stock 651639106 947 11,915 SH   SOLE 0 11,915 0 0
CSX CORP COM Stock 126408103 658 17,571 SH   SOLE 0 17,571 0 0
COMCAST CORP NEW CL A Stock 20030N101 206 4,401 SH   SOLE 0 4,401 0 0
MICROSOFT CORP COM Stock 594918104 9,078 29,443 SH   SOLE 0 29,443 0 0
CVS HEALTH CORP COM Stock 126650100 4,894 48,351 SH   SOLE 0 48,350 0 0
BERKSHIRE HATHAWAY INC DEL CL A Stock 084670108 1,058 2 SH   SOLE 0 2 0 0
NEXTERA ENERGY INC COM Stock 65339F101 737 8,702 SH   SOLE 0 8,702 0 0
NIKE INC CL B Stock 654106103 540 4,011 SH   SOLE 0 4,011 0 0
NORFOLK SOUTHN CORP COM Stock 655844108 906 3,178 SH   SOLE 0 3,178 0 0
PUBLIC STORAGE COM REIT 74460D109 324 830 SH   SOLE 0 830 0 0
WALGREENS BOOTS ALLIANCE INC COM Stock 931427108 452 10,098 SH   SOLE 0 10,098 0 0
CARLISLE COS INC COM Stock 142339100 19,802 80,522 SH   SOLE 0 80,522 0 0
AMDOCS LTD SHS Stock G02602103 337 4,100 SH   SOLE 0 4,100 0 0
DOW INC COM Stock 260557103 991 15,545 SH   SOLE 0 15,545 0 0
LYFT INC CL A COM Stock 55087P104 584 15,212 SH   SOLE 0 15,212 0 0
ZOOM VIDEO COMMUNICATIONS INC CL A Stock 98980L101 309 2,632 SH   SOLE 0 2,632 0 0
CONSOLIDATED EDISON INC COM Stock 209115104 2,042 21,569 SH   SOLE 0 21,569 0 0
INVESCO S&P 500 EQUAL WEIGHT ETF ETF 46137V357 1,125 7,135 SH   SOLE 0 7,135 0 0
LILLY ELI & CO COM Stock 532457108 361 1,261 SH   SOLE 0 1,261 0 0
DUKE ENERGY CORP NEW COM NEW Stock 26441C204 1,913 17,131 SH   SOLE 0 17,131 0 0
CARRIER GLOBAL CORPORATION COM Stock 14448C104 599 13,054 SH   SOLE 0 13,054 0 0
INDEPENDENT BK CORP MASS COM Stock 453836108 2,325 28,465 SH   SOLE 0 28,465 0 0
VIATRIS INC COM Stock 92556V106 172 15,773 SH   SOLE 0 15,773 0 0
ORGANON & CO COMMON STOCK Stock 68622V106 1,148 32,868 SH   SOLE 0 32,868 0 0
VISA INC COM CL A Stock 92826C839 3,136 14,142 SH   SOLE 0 14,141 0 0
COMSCORE INC COM Stock 20564W105 93 32,000 SH   SOLE 0 32,000 0 0
KELLOGG CO COM Stock 487836108 291 4,509 SH   SOLE 0 4,509 0 0
PHILLIPS 66 COM Stock 718546104 307 3,551 SH   SOLE 0 3,551 0 0
SHELL PLC SPON ADS ADR 780259305 1,237 22,517 SH   SOLE 0 22,517 0 0
META PLATFORMS INC CL A Stock 30303M102 2,291 10,304 SH   SOLE 0 10,304 0 0
MONDELEZ INTL INC CL A Stock 609207105 266 4,234 SH   SOLE 0 4,234 0 0
WP CAREY INC COM REIT 92936U109 2,898 35,846 SH   SOLE 0 35,846 0 0
BROADCOM INC COM Stock 11135F101 290 461 SH   SOLE 0 461 0 0
METLIFE INC COM Stock 59156R108 228 3,245 SH   SOLE 0 3,245 0 0
ROYAL BK CDA COM Stock 780087102 333 3,024 SH   SOLE 0 3,024 0 0
KINDER MORGAN INC DEL COM Stock 49456B101 1,519 80,335 SH   SOLE 0 80,335 0 0
NVIDIA CORPORATION COM Stock 67066G104 1,335 4,893 SH   SOLE 0 4,892 0 0
ISHARES 1-5 YEAR INVESTMENT GRADE CORPORATE BOND ETF ETF 464288646 1,144 22,110 SH   SOLE 0 22,110 0 0
CUMMINS INC COM Stock 231021106 323 1,575 SH   SOLE 0 1,575 0 0
ABBVIE INC COM Stock 00287Y109 2,619 16,157 SH   SOLE 0 16,156 0 0
S&P GLOBAL INC COM Stock 78409V104 1,642 4,003 SH   SOLE 0 4,003 0 0
ISHARES CORE 1-5 YEAR USD BOND ETF ETF 46432F859 479 9,880 SH   SOLE 0 9,880 0 0
BLACKSTONE INC COM Stock 09260D107 690 5,436 SH   SOLE 0 5,436 0 0
STRYKER CORPORATION COM Stock 863667101 912 3,413 SH   SOLE 0 3,413 0 0
QUALCOMM INC COM Stock 747525103 1,187 7,769 SH   SOLE 0 7,769 0 0
MCDONALDS CORP COM Stock 580135101 317 1,283 SH   SOLE 0 1,283 0 0
DOVER CORP COM Stock 260003108 293 1,866 SH   SOLE 0 1,866 0 0
CISCO SYS INC COM Stock 17275R102 2,237 40,120 SH   SOLE 0 40,119 0 0
JETBLUE AWYS CORP COM Stock 477143101 1,263 84,476 SH   SOLE 0 84,476 0 0
AT&T INC COM Stock 00206R102 4,536 191,968 SH   SOLE 0 191,968 0 0
GENERAL ELECTRIC CO COM NEW Stock 369604301 334 3,652 SH   SOLE 0 3,652 0 0
TWITTER INC COM Stock 90184L102 213 5,502 SH   SOLE 0 5,502 0 0
ISHARES CORE S&P 500 ETF ETF 464287200 1,211 2,670 SH   SOLE 0 2,670 0 0
WELLS FARGO CO NEW COM Stock 949746101 1,257 25,941 SH   SOLE 0 25,941 0 0
UNION PAC CORP COM Stock 907818108 1,208 4,422 SH   SOLE 0 4,422 0 0
MCCORMICK & CO INC COM NON VTG Stock 579780206 237 2,374 SH   SOLE 0 2,374 0 0
NORTHROP GRUMMAN CORP COM Stock 666807102 262 586 SH   SOLE 0 586 0 0
DARDEN RESTAURANTS INC COM Stock 237194105 306 2,305 SH   SOLE 0 2,305 0 0
THERMO FISHER SCIENTIFIC INC COM Stock 883556102 547 926 SH   SOLE 0 926 0 0
LOCKHEED MARTIN CORP COM Stock 539830109 2,008 4,550 SH   SOLE 0 4,549 0 0
JPMORGAN CHASE & CO COM Stock 46625H100 5,080 37,268 SH   SOLE 0 37,267 0 0
CHEVRON CORP NEW COM Stock 166764100 3,238 19,883 SH   SOLE 0 19,883 0 0
CONOCOPHILLIPS COM Stock 20825C104 493 4,926 SH   SOLE 0 4,926 0 0
VANGUARD FTSE DEVELOPED MARKETS ETF ETF 921943858 207 4,304 SH   SOLE 0 4,304 0 0
CAMPBELL SOUP CO COM Stock 134429109 537 12,059 SH   SOLE 0 12,059 0 0
DANAHER CORPORATION COM Stock 235851102 555 1,892 SH   SOLE 0 1,892 0 0
TJX COS INC NEW COM Stock 872540109 568 9,381 SH   SOLE 0 9,381 0 0
BK OF AMERICA CORP COM Stock 060505104 1,818 44,094 SH   SOLE 0 44,093 0 0
BLACKROCK MUNIHLDGS NY QLTY FD COM CEF 09255C106 418 32,600 SH   SOLE 0 32,600 0 0
WALMART INC COM Stock 931142103 562 3,773 SH   SOLE 0 3,773 0 0
INTERNATIONAL BUSINESS MACHS COM Stock 459200101 1,949 14,991 SH   SOLE 0 14,990 0 0
ORACLE CORP COM Stock 68389X105 677 8,183 SH   SOLE 0 8,183 0 0
RAYTHEON TECHNOLOGIES CORP COM Stock 75513E101 1,693 17,084 SH   SOLE 0 17,084 0 0
TEXAS INSTRS INC COM Stock 882508104 342 1,865 SH   SOLE 0 1,865 0 0
TARGET CORP COM Stock 87612E106 1,057 4,982 SH   SOLE 0 4,982 0 0
PFIZER INC COM Stock 717081103 8,021 154,938 SH   SOLE 0 154,937 0 0
MORGAN STANLEY COM NEW Stock 617446448 1,184 13,542 SH   SOLE 0 13,542 0 0
3M CO COM Stock 88579Y101 1,611 10,823 SH   SOLE 0 10,823 0 0
GILEAD SCIENCES INC COM Stock 375558103 1,411 23,730 SH   SOLE 0 23,730 0 0
CATERPILLAR INC COM Stock 149123101 222 997 SH   SOLE 0 997 0 0
ALPHABET INC CAP STK CL C Stock 02079K107 221 79 SH   SOLE 0 79 0 0
AMERICAN EXPRESS CO COM Stock 025816109 1,537 8,221 SH   SOLE 0 8,221 0 0
AMGEN INC COM Stock 031162100 1,539 6,365 SH   SOLE 0 6,365 0 0
OTIS WORLDWIDE CORP COM Stock 68902V107 445 5,782 SH   SOLE 0 5,782 0 0
CANADIAN NATL RY CO COM Stock 136375102 412 3,069 SH   SOLE 0 3,069 0 0
EATON CORP PLC SHS Stock G29183103 802 5,285 SH   SOLE 0 5,285 0 0
PHILIP MORRIS INTL INC COM Stock 718172109 1,046 11,135 SH   SOLE 0 11,135 0 0
PNC FINL SVCS GROUP INC COM Stock 693475105 447 2,423 SH   SOLE 0 2,423 0 0
BRISTOL-MYERS SQUIBB CO COM Stock 110122108 1,747 23,921 SH   SOLE 0 23,921 0 0
BARRICK GOLD CORP COM Stock 067901108 489 19,926 SH   SOLE 0 19,926 0 0
REALTY INCOME CORP COM REIT 756109104 260 3,749 SH   SOLE 0 3,749 0 0
ALTRIA GROUP INC COM Stock 02209S103 1,244 23,815 SH   SOLE 0 23,815 0 0
DOMINION ENERGY INC COM Stock 25746U109 1,262 14,850 SH   SOLE 0 14,850 0 0
CITIGROUP INC COM NEW Stock 172967424 585 10,948 SH   SOLE 0 10,948 0 0
EXXON MOBIL CORP COM Stock 30231G102 2,671 32,346 SH   SOLE 0 32,345 0 0
PRICE T ROWE GROUP INC COM Stock 74144T108 275 1,816 SH   SOLE 0 1,816 0 0
DEERE & CO COM Stock 244199105 602 1,448 SH   SOLE 0 1,448 0 0
SOUTHWEST AIRLS CO COM Stock 844741108 758 16,540 SH   SOLE 0 16,540 0 0
PAYPAL HLDGS INC COM Stock 70450Y103 379 3,275 SH   SOLE 0 3,275 0 0
APPLE INC COM Stock 037833100 10,888 62,355 SH   SOLE 0 62,354 0 0
GLAXOSMITHKLINE PLC SPONSORED ADR ADR 37733W105 604 13,858 SH   SOLE 0 13,858 0 0
ABBOTT LABS COM Stock 002824100 1,614 13,637 SH   SOLE 0 13,637 0 0
DISNEY WALT CO COM Stock 254687106 1,014 7,396 SH   SOLE 0 7,395 0 0