Re:

I only like Austin area and hill country.

I searched for somewhere to retire after living in CA for 30 years. I looked everywhere that Money magazine, AARP, and Forbes rated as one of the top 10 places to retire. Austin was always mentioned. Not always number one but top ten. My criteria was "not cold" and "liberal". Texas is not liberal. Austin is a bright blue spot. No income tax. Universities or colleges near by. Home prices. CA will need to do a lot more to woo the babyboomers' retirement money.

BTW, Loveland CO. was rated number one in 2006. They have a campaign once a year for people to send their Valentine cards to the P.O. and the P.O. will send it on to your valentine with their official Loveland postmark. Sweet. You have to send a readdressed and postaged valentine card to the Postmaster. It is a great campaign. They hire the senior citizens to help. Small town of about 4000, near Fort Collins.