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20 Reasons To Head To Provincetown This Fall

This great post from Rachel Rueckert for the Matador Network made the rounds last week…I thought it would be a nice way to start the week.


1. Its shops are unique and haven’t crumbled in the wake of corporate America chain stores.

As corporate America continues to strip away uniqueness, many small towns have gone under. Locals and visitors chose to support Provincetown’s individuality by buying local goods and even using cash over credit cards. Here you can still find vintage hat boutiques like Mad As a Hatter, businesses with shirts that read “I love my two moms” and home accent pieces, dog stores selling vegan cookies. There are also shops like Map selling one-of-a-kind clothing and textured belts, Kiss and Makeup’s cosmetics for men and women, and stalls selling quality handmade jewelry.

2. Go to show love and support for the LGBTQIA+ community.

Pride and diversity are part of the town’s DNA and everyone has a place. Ptown is a shinning example of love, tolerance, and respect for differences. Almost 400 years ago the Pilgrims came here in search of freedom. People still come to Provincetown to find liberation from antagonism. It’s not surprising that people come back here when they are feeling oppressed and misunderstood. This thriving community exemplifies values worth spreading everywhere. By coming to Provincetown you voicing your support for this peaceful way of life while also supporting the businesses owned by the LGBTQIA+ community.

3. Provincetown shows us how to be green and eco-friendly.

Recycling cans are as ubiquitous as trash bins, and the town is committed to a green lifestyle. For example Far Land, a concession at Herring Cove Beach in the brand new bath house, serves healthy food options in eco-conscious wrappings. They use paper straws, wooden forks, and corn-based plastics in case any trash ends up on the beach.

4. Pedestrians own the roads.

Pedestrians stroll through streets and look at cars like they don’t belong there. You’ll go all day without hearing a car horn, a siren, or any howling noise associated with city life. In Ptown you can get everywhere you need to go by walking. You can also bring your bike over on the ferry or rent one at PTown Bikes to take a pleasant morning ride on the bike circuit along the beaches and mystic sand dunes.

5. It’s disability friendly.

Diversity and inclusion is a part of the mentality of Provincetown so providing disability ramp access to buildings and beaches is not an afterthought, it is a forethought. The community works hard to send the clear message that everyone is welcome here.

6. Provincetown is jaw-droppingly gorgeous in the fall.

Few people realize that fall, better known as “Second Summer” in Provincetown, is an ideal time to visit. You still get the local flavor, great shows, and the unforgettable memories without the massive crowds, oppressive heat, or expensive prices. There’s plenty to do from diving into the Harbor Swim for Life and Paddler Flotilla benefit for AIDS and Women’s Health (Sept. 12), soaking up the live performance arts at the Afterglow Festival (Sept. 14), showing your pet some love during Pet Appreciation Weekend (Sept. 25-27), and enjoying theTennessee Williams Theater Festival (Sept. 24-27), Halloween festivities, and more.

7. It’s super easy to get there.

Forget sitting in hours of weekend Cape Traffic. You can be in Ptown in an hour and a half by taking the fast ferry from Boston thanks to the Bay State Cruise Company, the oldest operator of this route. Taking the ferry from Boston is a tradition that goes back as far as 1840. The Bay State Cruise Company is family run, and they also have plans to start providing land transport in the winter for the same price as the ferry. Nothing beats the skyline view and the salty sea air on the top deck. Bonus: you may see a few whales.

8. Because contrary to what you might’ve been told, this was the first place the Pilgrims landed.

Your history book told you about Plymouth, but the Pilgrims actually spent five weeks in Provincetown scouting out the landscape before heading down stream. That’s why you’ll see the Pilgrim Monument, the largest granite structure in the U.S., towering over the town.

9. There’s lobster everywhere.

There are over 60 eateries in Provincetown that believe there is no such thing as too much lobster. Check out the outdoor Patio American Grill and Cocktail Barserving lobster deviled eggs and lobster mac and cheese. If you are feeling traditional New England, try mouth-watering clambakes from Art’s Dune Tourson Racer Beach with a campfire and a striking view of the sunset. You can also devour a hot lobster roll at the Canteen with a side of their epic Brussels sprouts and feel like you’ve fallen in love again for the first time.

10. And did I mention dessert?

After experiencing the Canteen, drop by next door to the Happy Camper dessert parlor and treat yourself to happy birthday ice cream, bacon flavored donuts, or pumpkin popsicles for a discount. In Provincetown there is also no shortage of salt water taffy or homemade chocolates and custom candies. I’m partial to melt-in-your-mouth peanut butter fudge from the Provincetown Fudge Factory.

11. Breakfast is a communal affair that restores your faith in humanity.

Saying “good morning” in Provincetown is not a hollow expression. Even if you’ve come to Provincetown alone, breakfast is a time to meet others and connect about your experiences over peppermint tea and a tomato spinach frittata. People remember your name and greet you again with follow up questions the next morning.

12. There is something in Provincetown for everyone.

No matter the season, there is always something to look forward to in Ptown. Finding a week to connect with and annually commemorate is not hard with a year-round theater program and the variety of events scheduled almost weekly. Provincetown hosts everything from Bear WeekCarnivalFamily Week, and theRagnar Relay Race to celebrations such as the Portuguese Festival, theTennessee Williams Festival, the Provincetown International Film Festival and more.

13. Ptown has over 60 art galleries.

You’d be hard pressed to find a community as supportive of the arts as Provincetown. Art is an integral part of Ptowns history as the oldest continuing art colony in America. Even with a small year-round population, the thriving artist community represents in a big way. Saunter down Commercial Street to weave in and out of world-class art galleries. Check out the Provincetown Art Association and Museum, one of the first green museums in the country, and see works by Charles Hawthorn, Paul Resika, Nora Speyer, Jackson Pollock, and other influential artists.

14. Here you’ll find the world’s only authenticated pirate treasure.

The Whydah Pirate Museum showcases artifacts retrieved from the Whydah, a slave ship captured by the pirate Sam Bellamy that sunk off the coast of Cape Cod during a terrible storm in 1717. You’ll learn about Bellamy’s compelling love story and the surprising amount of democratic rule and tolerance aboard pirate ships. Since 1984, explorer Barry Clifford has discovered over 200,000 treasures from the Whydah, including a bell with the name and date of the ship.

15. Because you haven’t lived until you’ve stayed in a boutique accommodation like the Salt Hotels.

Imagine cozy fireplaces, vintage bathtubs and natural sea salt scrubs, locally commissioned art, and honey poached pears for breakfast served on antique china. It’s impossible to have a bad time in Provincetown if you are staying at theSalt House Inn or Eben House, both run by David Bowd and Kevin O’Shea, a talented partnership who have extensive experience in design and hospitality. The Eben House, built in 1776 by Captain Eben Snow, is a Federal-style building with a history that inspires every thoughtful detail. You won’t find any plastic lobsters or cliché seashell décor here in these award-winning hotel chains, but you will be blown away by the nonintrusive hospitality complimented by a sense of artistic authenticity.

16. Provincetown is home to the Cape Cod National Seashore and historic dune shacks.

President Kennedy signed the Cape Cod National Seashore bill in 1961 to save the mystical sand dune landscape from impending development. It’s possible to visit this sandy landscape through Art’s Dune Tours, who have been operating since 1946. They also take you past some of the seventeen rustic beach shacks still looming in the dunes where famous artists and writers have worked for generations. A few rustic dune shacks are still open to artist residency programs run by the Provincetown Community Compact.

17. The public library is ranked #1 in the U.S. by Library Journal.

Provincetown’s breathtaking public library features free public computers and free 24/7 Wi-Fi for people who need to catch up on work or a little reading. They also host Wednesday free movie nights, author readings, the Writer’s Voice Caféprogram, and dozens of monthly events. Don’t miss the panoramic views of town from the top floor.

18. You can camp near the beach.

Ptown has over thirty miles of pristine, gorgeous beaches. Extend your day trip into an affordable overnight stay by camping at the Dune’s Edge Campground orCostal Acres Camping Court.

19. You can be whoever you want to be in Provincetown.

There are few places in the world where you can strut through town in a sequin apple costume or dressed as your mother because no one cares. People walk around with an expression of freedom. This is a small place with big import. Provincetown gives people a safe place to be who they are and a setting to explore identity without judgment.

20. Because not all of these people could be wrong…

Provincetown is voted over and over again one of the best places to visit. Smithsonian Magazine declared Ptown one of “America’s Best Small Towns” while Travel and Leisure named it one of “America’s Most Romantic Destinations” and “America’s Quirkiest Towns.” Business Insider has also dubbed Provincetown one of the “Top-Twelve Gay Honeymoon Destinations” and Costal Living claims it is as one of the “10 Happiest Seaside Towns.” 

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B&T – July Is Best Month for Mass. Home Sales since 2005

BOSTON, August 25, 2015 – The 7,077 single-family home sales in July signaled the best month for the Massachusetts real estate market since June 2005, according to a new report from The Warren Group, publisher of Banker & Tradesman.

By breaking 7,000 sales, July saw the market’s first return to that level in more than 10 years, since the 7,239 sales recorded in June 2005. The big month marked a 24.31 percent increase year-over-year from July 2014, which had 5,693 sales.MAsaleschartJuly15

The median sales price for single-family homes in July 2015 was $359,900, a 1.38 percent increase from July 2014’s median of $355,000. Year to date the median price has been $340,000, a 1.49 percent increase from last year’s mark of $335,000 through July.

“July’s numbers are the result of a very strong spring season and are an improvement over the sluggish start to the year,” said Cassidy Murphy, editorial director of The Warren Group. “A rough winter and pent-up demand turned into a strong spring that is a positive sign for the real estate market throughout the state.”

The condo sales market in July was also robust, seeing 2,794 sales, the most since August 2007. This month’s mark was a 20.07 percent increase from July 2014, which had 2,327. July 2015 supplanted last month as the best month in the eight-year stretch. There were 2,764 in June.

The median condo price in July was $337,500, up 3.85 percent from July 2014, when the median was $325,000. Year to date the median condo price has is $316,685, up .86 percent from $314,000 at this time last year.

Year to date Massachusetts has had 28,745 single-family home sales, a 6.52 percent increase from last year’s total through July of 26,985. There have been 12,132 condo sales through July, a 1.8 percent increase over last year’s year-to-date total of 11,917.

The Warren Group has recorded and tracked real estate transactions since 1872. The fourth-generation family-owned company uses its long-time leadership in Boston real estate and banking information to produce specialized reports and printed publications, including Banker & Tradesman and The Commercial Record.

With more than 140 years as a local business leader, The Warren Group has developed relationships with a variety of industry leaders and trade groups, including bankers, mortgage brokers, credit unions and lawyers. Working together with our partners, The Warren Group organizes trade shows and industry events, including The Bank Summit, coming in October.

For more information about The Warren Group, visit

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Provincetown Listing Of The Week – 11 Georges Path #B

11 Georges Path #B is a two bedroom, one and 1/2 bath condo built new in 2012 with 1,092 square feet. It is being marketed for $679,000.


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New in 2012, this condo lives like a single family home. Surrounded by newly landscaped and hardscaped gardens this custom built 2 bedroom 1.5 bath condo is a seven minute walk to town center. A traditional farmers porch frames the entry. The oversized open plan living space has a gas fireplace, a separate dining area and opens to a large screened in porch overlooking the gardens. The chefs kitchen has stainless steel appliances and granite counter tops. Two good size bedrooms with great architectural details including skylights are located on the second floor along with a full bath. The master bedroom has double closets and a sliding glass door leading to a deck. An unfinished basement with full laundry would make a terrific office or media room. Central A/C & vacuum. Parking for 2 cars plus. Small 2 unit condo association.


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Provincetown Listing Of The Week – 47 Pleasant Street

New to the market, 47 Pleasant Steet #1 is a  two bedroom, plus den, two bath condominium and is being marketed for $749K.


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In a quiet West End neighborhood just minutes to Commercial Street, this private, recently renovated three-floor condominium lives like a freestanding home. With light-filled, open floor plans on the main and upper levels, there are two bedrooms, two baths and a sunny den / office. There is a comfortable living room with gas fireplace and an adjacent dining area that open directly to the kitchen. The chef’s kitchen features granite counter tops, a seating island, a stainless-steel Thermador gas range and a Sub-Zero refrigerator as well as a bar sink. There is an expansive fenced-in, exclusive-use garden area directly off the main living / dining floor with deck, landscape lighting and a large garden shed. There is also a full basement with lots of storage and a washer / dryer. The unit has split-system A/C, low condo fees and parking for two cars. Although this unit has never been rented, rentals are allowed with no restrictions.


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Provincetown Listing Of The Week – Coolest Beachfront Condo

In the near West End at 149 Commercial Street #A2, is an 843 square foot beachfront charmer. This top floor condo is a very special slice of Provincetown and is on the market for $749,000.


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This waterfront property is the quintessential Provincetown beach house. This West End top floor condo offers full water views and all that comes with a beachfront life style. The sunny open plan living area has vaulted ceilings and an oversized wood burning fireplace. This property is one of the last authentic beachfront lofts, updated enough with all the comforts, yet retaining the original Provincetown art colony feel. The kitchen has newer appliances. There are 3 sleeping areas, two lofts and one fireside. There is a large private deck off of the living area. The common beach front deck is directly on the water. Parking for one car, laundry. The association is connected to the Municipal Sewer System. The condo has not been rented but income potential is great with no rental restrictions. Pets are allowed for owners


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Call me if you would like to see this incredible property.

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$1.5M On The Cape


Another great curbed Comparison from Jazmine at Curbed.Com.

What $1,500,000 Buys You on Cape Cod 

It’s time once again for Curbed Comparisons, where we break down what you can get at the same price point, style or size in five different Cape and Islands neighborhoods. This week, listings for around $1,500,000.

[760 Campground Road, Eastham via]

Here now, eight Cape Cod properties asking $1,500,000– year-round, on the beach, close to the beach, abutting the Cape Cod National Seashore, in the village, with an in-ground pool, Circa 1890, with fireplaces galore, recently PriceChopped, move-in ready, and ready to rent – with a little something for everyone.

Map data ©2015 Google

What $1.5M Buys on Cape Cod

Kicking off in Pocasset with a 6BD, 4.5BA water view estate consisting of a main residence and carriage house on 1.13 acres. Asking price is $1,495,000.
When we first wrote about this circa 1890 charmer on West Falmouth Harbor, a commenter asked, “Wouldn’t you love to see Grandpa’s face when you tell him the ol’ family cottage is now worth $2 mil smackers?” Alas, two chops later, the ask is down to $1,500,000.
For better or worse, the ’70s are alive and well in this 2,766-sq.-ft. home “on New Seabury’s prestigious Triton Way.” The .43 acre spread has an in-ground pool and is asking an even $1,500,000.
Built in 2006 on .55 acres, this 4BD, 4BA just “a stroll to beautiful Bayview Beach” features multiple fireplaces, built-ins galore, top of the line appliances in the kitchen and a finished lower level. Asking price is $1,495,000.
Once asking $1,895,000, this 3BD “in one of the most desirable neighborhoods in Harwich Port” is now hoping for $1,495,000. As for views and beach access, “step out to the front yard, look to your left and you see the ocean less than one tenth mile to Nantucket Sound.” So there’s that.
This 1940s compound on Cape Cod Bay includes a main house and guest cottage on .25 acres. The spread has views galore, an 800-sq.-ft. deck, and private stairs to the beach for $1,499,000.
This tricked-out .78 acres spread “on a hill abutting the Cape Cod National Seashore” features an in-ground pool, perennial gardens and a 3BD with a screened-in porch with a built-in grill and hot tub. A $255K pricechop in early May brought the ask down to $1,495,000.
Finally, to PTown. This West End contemporary features views of Provincetown Harbor and Long Point Lighthouse from the top floor, lots of parking and three bedrooms in 3,798-sq.-ft. Asking price is $1,495,000.
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Provincetown Sale Of The Week – 524 Commercial Street


524 Commercial Street is a three bedroom, four bath home with 3,000 square feet in the East End neighborhood of Provincetown.  It sold for $1.425M with an asking price of $1.499M.


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MLS COPY: Welcome to the historic birthplace of Admiral MacMillan, Arctic Explorer. This 1850 original antique has been completely rebuilt in conjunction with Provincetown historic codes. Details seen from the front and public way have been painstakingly repaired or replaced. The home is now totally rebuilt and renovated to the highest standards using top grade materials and incorporating many modern amenities. Included in the 3000sf contemporary design is a first floor open living plan, a finished basement, and three bedrooms with en suite baths upstairs. See attached floor plans and expanded detail for more. This will truly make the next owner a very special and unique historical homestead!


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See all available properties at Beachfront-

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Provincetown Listing Of The Week – 1 Atlantic Avenue


The listing of the week is 1 Atlantic Avenue,  a three bedroom two bath single family home with 1,673 square feet. It is located on the corner of Atlantic Avenue and Commercial Street in the near West End. It is being offered at $1,485,000.


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MLS COPY: Every inch of this classic Cape has been meticulously restored to 21st century style and convenience while still retaining its 1700s heritage. The chef’s kitchen features 2 inch thick Carrera marble atop custom cabinetry, a professional Thermador dual-fuel range and Sub-Zero glass-front refrigerator. This 3 bedroom home is currently configured with two master bedroom suites, one on the main level and one on the second level, each with a fireplace and adjoining private dressing rooms and world-class baths. Exquisite living room downstairs with fireplace, and a large vaulted media room on the second level (previously used as a third bedroom). Magnificent perennial gardens with complete irrigation fed by private well. Two large parking spaces. Properties of this quality and exceptional location are rarely available.


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This is a gorgeous restoration of a 1700’s house.

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Beachy Listings Under $300K


Fun post by Jazmine at It is amazing what you can get for under $300K!


11 Beachy Outer Cape Listings Under $300K

It’s time once again for Curbed Comparisons, where we break down what you can get at the same price point, style or size in Cape and Islands neighborhoods. This week, beachy Outer Cape listings for under $300,000.


Here now, 11 beachy Outer Cape properties asking under$300,000. These Truro and Provincetown (sorry, Eastham and Wellfleet) listings are all condos – seasonal and year-round; from 186 to 651 square feet; asking $169,900 to $299,900 – located directly on Cape Cod Bay or within beachfront complexes. Onward to Commercial Street and Shore Road!

Outer Cape Beachfront Listings for Under $300K
566 SHORE ROAD, #2
Built in 1930, this 2BR, 1BA cottage condo is all of 320 square feet and, as the excited brokerbabble point out, “is right on the beach!” Asking price for Unit 2 is $299,900.
556 SHORE ROAD, #6
“A direct waterfront dream can be yours!” So begins the brokerbabble for this 1BR, 1BA at Shoreline Beach Condominiums. Asking price for the 651 square foot unit is $299,000.
544 SHORE ROAD, #9
Located on Beach Point, this 416 square foot cottage has water views and is just “steps away” the association’s private beach. Unit 9 is asking $297,000.
496 SHORE ROAD, #9
Unit 9 is a 401 square foot waterfront condo at The Crow’s Nest Resort. The 1BR, 1BA features an outdoor area and an association beach. Yours for $289,000.
Unit 7 is a detached 1BR, 1BA condo in Angel’s Landing, a waterfront complex on Provincetown Harbor. The 282-square-footer comes with an exclusive use patio and access to the association deck. First listed in May 2014 for $299,000, a March chop has brought the ask down to $275,000.
Also located in Angel’s Landing is this updated and turnkey studio condo with “direct access to the gated brick patio and deck on the beautiful Provincetown Harbor beach.” Unit 18 hit the market back in 2012 for $294,000 and was chopped last month down to $260,000.
482 SHORE ROAD, #6
This top floor 1BR, 1BA on Cape Cod Bay comes with parking for two and an exclusive use balcony with views from “Provincetown to the bridge.” The price tag is $259,000.
482 SHORE ROAD, #18
Here’s another unit at the Seaside Inn complex. This 1BR, 1BA has an “exclusive use deck with a couple of more steps into the water” and apparently rents for $1,500 per week. Asking price is $259,000.
482 SHORE ROAD, #19
Yet another Seaside Inn condo is looking for a buyer. This 1BR, 1BA is 384 square feet with a $259,000 ask.
Squeeze into this seasonal PTown condo for $245,000. Located in a waterfront complex, the attached cottage is all of 186 square feet and is being offered turnkey.
496 SHORE ROAD, #7
Finally, back to The Crow’s Nest Resort. This 271 square foot unit is a foreclosure with a $169,900 asking price.
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Vacation Home Sales Set Records

Good Boston Globe article –

Vacation home sales set record


Home by the sea in Falmouth.


Home by the sea in Falmouth.




Even before the remnants of Eastern Massachusetts’ snowiest winter have melted, second-home buyers flocking to Cape Cod’s beach towns have helped agent Steve Clay’s team break their sales record.

Clay, of Keller Williams Realty, said he and his four agents have 17 properties under contract, more than at any one time since the team formed in 2009

“Buyers know they missed the bottom of the market, and now they don’t want to miss the bottom of interest rates,” he said.

Second-home buyers from Cape Cod and New York’s Hamptons to Miami and Lake Tahoe, Calif., are returning to the housing market as surging stock prices, job growth, and low interest rates boost purchasing power and consumer confidence. US vacation-property sales jumped 57 percent last year to an estimated 1.13 million, a record in data going back to 2003, the National Association of Realtors said in a report Wednesday.

The increase in sales of new and existing vacation homes coincides with a 7.4 percent drop in deals for investment properties, to 1.02 million, as rising prices cut into potential profits. Purchases of owner-occupied homes fell almost 13 percent to 3.23 million, the realtors group said.

Vacation-home buyers had a median household income of $94,380, up from $85,600 in 2013, and the typical property was 200 miles away from a buyer’s primary residence. About 40 percent of purchases were in beach areas, 19 percent were in the country, and 17 percent were in the mountains.

Vacation homes accounted for 21 percent of all transactions last year, the most since the National Association of Realtors survey was first conducted 12 years ago.

‘Greatly Improving’

“We knew the fundamentals for vacation-home sales were greatly improving in 2014,” Lawrence Yun, the group’s chief economist, said in a telephone interview. “I did not expect it would be this big of an increase. It shows the buyers perceive that economic conditions will be solid for upcoming years.”

The realtors’ vacation-sales figures were based on survey responses from nearly 2,000 people who bought a residential property last year. Transactions involving institutional investors were excluded from the report.

In the Hamptons, the Long Island resort area favored by Manhattan’s elite, many people who might have rented in previous years are choosing to buy instead, said Ernest Cervi, the executive managing director who oversees Hamptons home sales for brokerage Corcoran Group. Buyers are riding high because of stock gains and average Wall Street bonuses of $172,860, up 2 percent as the industry added 2,300 jobs in New York City.

“Rates are low, so why not jump in?” Cervi said.

‘Backed Up’

Clay, who is based in Falmouth, where ferries bound for Martha’s Vineyard depart, said the snow kept many buyers away earlier in the year. In the past few weeks, the market has exploded, he said.

Single-family home sales in Barnstable County, which covers Cape Cod, rose 11 percent in February from a year earlier, according to The Warren Group, a property-data provider based in Boston.

“Mortgage people are flooded and appraisers are backed up,” Clay said. “It’s an indication that the pent-up demand is coming to fruition.”