I think this is spot on, but also keep in mind that Texas is a state built for cars, not people. There are very few places where you can safely live and get around to the things you need, and the state is so big that it’s all very high speed highways. I was just there driving from DFW to Austin and it’s 75mph, and then drove to El Paso where it’s 80 mph most of the way. The scale of highways in TX is unmatched anywhere else I’ve been. It’s pretty incredible and sad to be there. There’s not much care for aesthetics or design of roadways. So there’s some cost that’s gotta be paid because everyone needs a car just to exist in such a big sprawly place. Very catch 22, but no going back at this point. DFW takes over 3 hours to drive acrosss, Houston 2 hours. The metro areas are massive there.