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Living in Granbury and Beyond
Registrace 3. 05. 2023
This channel is all about living in Granbury Texas, moving to Granbury Texas, and relocating to Granbury Texas. We also cover living in the DeCordova Texas, moving to the Pecan Plantation Texas, and relocating to the Glen Rose Texas.
If this is your first time to this channel, and you want to know everything about eating, sleeping, working and playing, the pros and cons of living in Granbury Texas then subscribe and tap the bell 🔔 for notifications to be the first to know about the current market in Granbury Texas.😃
We get calls and emails every day from people just like you, looking for help in making their move to Granbury Texas and we absolutely love it! Whether you are moving in 9 days or 90 days, give us a call, shoot us a text, or send an email so we can help you make a smooth move to Granbury Texas and the surrounding areas.
📲 Call or Text us: 817-559-9071
📩 Email: jshelton832@gmail.com
📅Free Real Estate Consultation: calendly.com/josh-shelton
If this is your first time to this channel, and you want to know everything about eating, sleeping, working and playing, the pros and cons of living in Granbury Texas then subscribe and tap the bell 🔔 for notifications to be the first to know about the current market in Granbury Texas.😃
We get calls and emails every day from people just like you, looking for help in making their move to Granbury Texas and we absolutely love it! Whether you are moving in 9 days or 90 days, give us a call, shoot us a text, or send an email so we can help you make a smooth move to Granbury Texas and the surrounding areas.
📲 Call or Text us: 817-559-9071
📩 Email: jshelton832@gmail.com
📅Free Real Estate Consultation: calendly.com/josh-shelton
SEPTEMBER 2024 Real Estate Market Insights: What To Expect in Granbury Texas | Living In Granbury TX
Are you thinking of moving to Granbury Texas? Join me as I break down the September 2024 real estate market insights for our charming town. In this video, I'll share what to expect in Granbury Texas and offer my perspective on living in Granbury TX.
I'll take you through the current trends affecting the market, touching on everything from inflation to job market shifts. There's talk of the Federal Reserve cutting interest rates this month, but only by a modest 0.25%. While this will have a limited impact on housing prices in the short term, I'm predicting a more significant shift in 2025, with home sales bouncing back by 2026.
Whether you're a buyer or a seller, timing can make all the difference. Sellers might want to hold off until March 2025 for more favorable conditions. Buyers, on the other hand, could benefit from acting sooner rather than later to take advantage of the current rates before any further decrease.
This discussion will equip you with the knowledge you need to make informed decisions in the real estate market. Don't forget to like, subscribe, and hit the bell icon for more updates on the real estate scene in Granbury Texas.
If you’re thinking about moving to Granbury Texas be sure to give me a call, shoot me a text, send me an email, or schedule a Zoom call. I’d love to help you make a smooth move to Granbury Texas!
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00:00 - Intro to September 2024 Real Estate Market Insights: What to Expect in Granbury Texas
01:29 - In-Depth Analysis: Granbury Texas Real Estate Market
02:48 - Screen Share: Exploring Properties in Granbury Texas
05:03 - Price Trends: Navigating the Granbury Texas Market
09:57 - Timing Your Purchase: When to Buy a House in Granbury Texas
12:12 - Wrap Up to September 2024 Real Estate Market Insights: What to Expect in Granbury Texas
======
⬇️⬇️⬇️⬇️⬇️⬇️⬇️⬇️⬇️⬇️⬇️⬇️⬇️⬇️⬇️⬇️⬇️⬇️
🤔Thinking of Moving to Granbury Texas?
📝 Let Us Help!
📲 Call or Text us: 817-559-9071
📩 Email: jshelton832@gmail.com
📅Free Real Estate Consultation: calendly.com/josh-shelton
🌐Website: www.homegrowngrouprealty.com/
⬆️⬆️⬆️⬆️⬆️⬆️⬆️⬆️⬆️⬆️⬆️⬆️⬆️⬆️⬆️⬆️⬆️⬆️
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▶Subscribe 👉 www.youtube.com/@LivinginGranbury
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𝐈𝐀𝐁𝐒 - drive.google.com/file/d/1VN9jsJah6berr-FwW3COLlyuYklgGZ9s/view?usp=share_link
𝐉𝐨𝐬𝐡 𝐒𝐡𝐞𝐥𝐭𝐨𝐧 𝐎𝐰𝐧𝐞𝐫/𝐁𝐫𝐨𝐤𝐞𝐫 𝐇𝐨𝐦𝐞 𝐆𝐫𝐨𝐰𝐧 𝐆𝐫𝐨𝐮𝐩 𝐑𝐞𝐚𝐥𝐭𝐲 -drive.google.com/file/d/1dShx21JOwXWHiuagX1TCkw16V5vEbw-d/view
======
If this is your first time to this channel, and you want to know everything about eating, sleeping, working and playing, the pros and cons of living in Granbury Texas then subscribe and tap the bell 🔔 for notifications to be the first to know about the current market in Granbury Texas.😃
We get calls and emails every day from people just like you, looking for help in making their move to Granbury Texas and we absolutely love it! Whether you are moving in 9 days or 90 days, give us a call, shoot us a text, or send an email so we can help you make a smooth move to Granbury Texas and the surrounding areas.
======
#granburytx #texas #granburytexas #granburyrealestate #texashomes #livingingranbury #septembermarketupdate
I'll take you through the current trends affecting the market, touching on everything from inflation to job market shifts. There's talk of the Federal Reserve cutting interest rates this month, but only by a modest 0.25%. While this will have a limited impact on housing prices in the short term, I'm predicting a more significant shift in 2025, with home sales bouncing back by 2026.
Whether you're a buyer or a seller, timing can make all the difference. Sellers might want to hold off until March 2025 for more favorable conditions. Buyers, on the other hand, could benefit from acting sooner rather than later to take advantage of the current rates before any further decrease.
This discussion will equip you with the knowledge you need to make informed decisions in the real estate market. Don't forget to like, subscribe, and hit the bell icon for more updates on the real estate scene in Granbury Texas.
If you’re thinking about moving to Granbury Texas be sure to give me a call, shoot me a text, send me an email, or schedule a Zoom call. I’d love to help you make a smooth move to Granbury Texas!
======
00:00 - Intro to September 2024 Real Estate Market Insights: What to Expect in Granbury Texas
01:29 - In-Depth Analysis: Granbury Texas Real Estate Market
02:48 - Screen Share: Exploring Properties in Granbury Texas
05:03 - Price Trends: Navigating the Granbury Texas Market
09:57 - Timing Your Purchase: When to Buy a House in Granbury Texas
12:12 - Wrap Up to September 2024 Real Estate Market Insights: What to Expect in Granbury Texas
======
⬇️⬇️⬇️⬇️⬇️⬇️⬇️⬇️⬇️⬇️⬇️⬇️⬇️⬇️⬇️⬇️⬇️⬇️
🤔Thinking of Moving to Granbury Texas?
📝 Let Us Help!
📲 Call or Text us: 817-559-9071
📩 Email: jshelton832@gmail.com
📅Free Real Estate Consultation: calendly.com/josh-shelton
🌐Website: www.homegrowngrouprealty.com/
⬆️⬆️⬆️⬆️⬆️⬆️⬆️⬆️⬆️⬆️⬆️⬆️⬆️⬆️⬆️⬆️⬆️⬆️
======
▶Subscribe 👉 www.youtube.com/@LivinginGranbury
======
𝐈𝐀𝐁𝐒 - drive.google.com/file/d/1VN9jsJah6berr-FwW3COLlyuYklgGZ9s/view?usp=share_link
𝐉𝐨𝐬𝐡 𝐒𝐡𝐞𝐥𝐭𝐨𝐧 𝐎𝐰𝐧𝐞𝐫/𝐁𝐫𝐨𝐤𝐞𝐫 𝐇𝐨𝐦𝐞 𝐆𝐫𝐨𝐰𝐧 𝐆𝐫𝐨𝐮𝐩 𝐑𝐞𝐚𝐥𝐭𝐲 -drive.google.com/file/d/1dShx21JOwXWHiuagX1TCkw16V5vEbw-d/view
======
If this is your first time to this channel, and you want to know everything about eating, sleeping, working and playing, the pros and cons of living in Granbury Texas then subscribe and tap the bell 🔔 for notifications to be the first to know about the current market in Granbury Texas.😃
We get calls and emails every day from people just like you, looking for help in making their move to Granbury Texas and we absolutely love it! Whether you are moving in 9 days or 90 days, give us a call, shoot us a text, or send an email so we can help you make a smooth move to Granbury Texas and the surrounding areas.
======
#granburytx #texas #granburytexas #granburyrealestate #texashomes #livingingranbury #septembermarketupdate
zhlédnutí: 18
Video
Exploring the PROS & CONS of Possum Kingdom Lake Texas: COMPLETE GUIDE | Granbury Texas Living
zhlédnutí 101Před 16 hodinami
Are you thinking about moving to Possum Kingdom Lake Texas? Discover the pros & cons of Possum Kingdom Lake Texas in this complete guide! Nestled in the rolling hills, Possum Kingdom Lake Texas is known for its breathtaking natural beauty and abundant recreational activities like fishing, hiking, and golfing. It's easy to see why it's one of the best lakes in Texas. However, living here has its...
Bitcoin Mining Facility Noise In Granbury TX: How It Affects & Facility Tour | Moving To Granbury TX
zhlédnutí 135Před dnem
Are you thinking about moving to Granbury Texas? Welcome to our detailed exploration of the Bitcoin mining facility in Granbury Texas where we address a common concern for residents and prospective movers: noise levels. We take you on-site to the Bitcoin mining facility and answer your pressing questions about how the noise from this operation affects nearby areas, particularly Pecan Plantation...
NEWEST NAR Lawsuit Update: What To Expect & Home Buyers Need To Know! | Granbury Texas Real Estate
zhlédnutí 66Před 14 dny
Are you thinking about moving to Granbury Texas? Today, we dive into the recent NAR lawsuit update and what it means for home buyers in Granbury Texas and across the country. Starting August 17, 2024, a new national law will require real estate agents to have a signed agreement with buyers before showing any properties. This significant change impacts how realtors interact with prospective home...
Waterfront Homes In Granbury TX: Stunning 4433 Wildwood Circle Granbury TX Tour! | Texas Real Estate
zhlédnutí 108Před 21 dnem
Are you thinking about moving to Granbury Texas? Today, we're taking you on an exclusive tour of a stunning waterfront property located at 4433 Wildwood Circle in Granbury Texas. This beautiful home, listed at $525,000, is situated on the main body of Lake Granbury, offering incredible deep water access and picturesque views. As we explore the home, you’ll see its prime location on the lake, wh...
AUGUST MARKET UPDATE 2024: Housing Market Update & Predictions In Granbury TX | Granbury TX Living
zhlédnutí 90Před 28 dny
Are you thinking about moving to Granbury Texas and want to know the latest real estate market update for August? Today, we dive deep into the current housing market trends and predictions for Granbury Texas. As we approach the end of summer and look towards the upcoming presidential election, the real estate landscape in North Texas, especially Granbury, is evolving rapidly. Whether you're con...
Granbury Texas Suburb Living: Pros & Cons Of Living In Tolar Texas REVEALED! | Moving To Tolar Texas
zhlédnutí 184Před měsícem
Are you thinking about moving to suburb of Granbury Texas? Today, we delve into the pros and cons of living in Tolar Texas a charming suburb just a short drive from Granbury Texas Tolar Texas located approximately 8 to 10 minutes from Granbury Texas along Highway 377, offers a unique lifestyle that many find appealing. We start our tour right in downtown Tolar Texas across from City Hall, to gi...
Benbrook Texas: Things You MUST Know & Top Properties In Benbrook Texas | Relocating To Benbrook TX
zhlédnutí 72Před měsícem
Are you thinking about moving to Benbrook Texas? Let's explore things you must know and top properties in Benbrook Texas today through Google Maps today! Join us as we continue our exploration of Benbrook Texas in this detailed Google Map evaluation. In this video, we’ll highlight key areas such as Chisholm Trail Parkway, I-20, and 820, showcasing how these major roads connect Benbrook Texas to...
Benbrook TX Tour: Stunning Homes From $329K To $445K In Benbrook TX UNVEILED | Moving To Benbrook TX
zhlédnutí 73Před měsícem
Are you thinking about moving to Benbrook Texas? Today, we explore a range of stunning homes from $329,000 to $445,000 in Benbrook Texas. Join us as we delve into three distinct neighborhoods, each offering unique insights into Benbrook Texas real estate landscape. We begin in West Park Subdivision, showcasing a charming home built in 1977. This 1,726 sq ft gem features a spacious 3-bed, 2-bath...
PROS & CONS Of Living In Benbrook TX: Things You MUST Know Before Moving! | Benbrook TX Living 2024
zhlédnutí 185Před měsícem
Are you thinking about moving to Benbrook Texas? Today, we dive into the vibrant community of Benbrook Texas exploring the essential factors you should consider before making it your home. Whether you're drawn to scenic views or convenient suburban living near Fort Worth Texas Benbrook Texas offers a unique blend of both. Join us as we uncover the pros and cons that could impact your decision t...
Probate in Pecan Plantation TX: insights & Probate Success Story In Pecan Plantation TX | TX Realtor
zhlédnutí 99Před 2 měsíci
Are you thinking about moving to Pecan Plantation Texas? Today, we delve into the intricacies of handling probate properties in Pecan Plantation Texas. Join us as we share valuable insights and a real-life probate success story that unfolded in this serene Texas community. Pecan Plantation Texas known for its tranquil retirement lifestyle, occasionally sees inherited properties needing careful ...
July 2024 Market Update: Market Trends & Price Forecast In Pecan Plantation TX | Pecan Plantation TX
zhlédnutí 138Před 2 měsíci
Are you thinking about moving to Pecan Plantation Texas and want to check the latest real estate market update? Today, we dive deep into the Pecan Plantation Texas real estate market with a comprehensive update for July 2024. We'll explore current market trends, price forecasts, and what you can expect if you're planning to buy or sell a home in Pecan Plantation Texas. Whether you're considerin...
Granbury Visitor Center Tour: Discovering Local Events & Retirement In Granbury TX | TX Real Estate
zhlédnutí 84Před 2 měsíci
Are you thinking about moving to Granbury Texas and looking for some activities and local events nearby, along with retirement options? Today, we delve into everything this charming Granbury Visitor Center in Granbury Texas has to offer, from local events to retirement options. Whether you're planning a weekend getaway or considering relocating to this historic small town, the Granbury Visitor ...
CRESSON TEXAS: Premier Communities & Homes For Sale In Cresson TX Tour! | Home Listing In Cresson TX
zhlédnutí 156Před 2 měsíci
Are you thinking about moving to Cresson Texas? Welcome to our in-depth tour of Cresson Texas, where we explore some of the premier communities and homes for sale in this beautiful area. We take you on a journey through some of the most sought-after neighborhoods, including Bear Creek, Putteet Hills, and the new Cresson Estates subdivision. Starting with a stunning property on Stone Mountain in...
JUNE 2024 MARKET UPDATE: Latest Mortgage Rates & Home Prices In Granbury TX | Moving To Granbury TX
zhlédnutí 187Před 2 měsíci
Are you thinking about moving to Granbury Texas and want to check the latest real estate market update? In this June 2024 market update, we dive into the latest trends in mortgage rates, home prices, and what to expect moving forward in the real estate market of Granbury Texas. If you're thinking about moving to Granbury or surrounding areas like Weatherford, Glen Rose, or Cleburne, this video ...
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czcams.com/video/cEhPTdorNDs/video.html
Lived there 12 years. The pecan trees are dirty . Squirrel chewed thru my roof Mice dying in the walls leaving a horrible smell. Far from 377. Moved to DCBE.
We were looking at a home in Granbury and heard about this 2 days ago, completely changed our minds.
Yes, I understand. As long as you are a quarter mile away, it is unlikely you would hear anything.
Thanks for the video on this!
Very Welcome!
Weatherford is one big traffic jam
nice
Love these videos. Thanks
It can't be any worse than Southern California traffic.
No Doubt! I just helped some folks buy here that moved from Southern CA, and they said the traffic here is a joke compared to what they are accustomed to.
@LivinginGranbury Granbury is definitely one of the five areas in Texas we are looking to retire in the next couple of years.
Josh, approximately what would it cost to cover the dock and get a boat lift ?
No, you shouldnt. Its completely full. No room for outsiders.
I am moving my family of 9 to Grandbury.
That is exciting! It is a great area for bigger families, in my opinion.
Any update on the bitcoin mine situation? Was considering the outskirts of town, then stumbled on this issue. Thanks!
@@joshanderson3640 I will have a video on this coming out in about a week.
@LivinginGranbury excellent. Thanks
I’m about 2 years out from the move.
Well, you hit most of the local hot spots. There are a lot more tho that are fantastic.
I agree! I'm thinking it is about time for a Part 2 of this. I just tried a great Pizza joint out of the front gate of Pecan off of Rollins rd. Grove Wood Fired Pizza. Keep finding stuff! What would you recommend I highlight?
@@LivinginGranbury Los Nares is great. Grumps Burgers is legendary. I've heard Randy's Oyster Bar is great as well. Christina's on the square has amazing brunch!!!!
Good recommendations
Biggest downside to Weatherford is how stupid the cops are, and how fast they’ll lie.
Sir could you provide details of custom builders and approx costs by sq feet available in Granbury and pecan plantation new home construction video
Yes we can work on that!
Great details sir !!!
Thank you!
No, everyone from the s-holes in NE, East and West Coasts, and the larger metro cities, don't move to Granbury. You'll mess it up, just like I did when I moved from San Jose CA to Buda, Austin, and Georgetown. These vids need to emphasize the Cons so the weak-minded, opinionated types won't move to Granbury.
I saw that! It is unfortunate
Why NO mention of Canyon Creek??? We have a patrolled HOA and gated! czcams.com/video/TXCgblqXitY/video.htmlsi=KasrwOPXOf3mbZ1L
Why NO mention of Canyon Creek??? czcams.com/video/TXCgblqXitY/video.htmlsi=KasrwOPXOf3mbZ1L
Why NO mention of Canyon Creek??? czcams.com/video/TXCgblqXitY/video.htmlsi=KasrwOPXOf3mbZ1L
Hey there! Someone requested that I do a video of starter homes. And I did mention Canyon Creek in it.
@@joshshelton3787 you should do a feature on it. Our community barely got coverage
Unfortunately, oz coffee is permanently closed.
I lived in Stephenville Granbury area in the early 80s while working on the Comanche Peak build. I considered moving back about 10 years ago and looked at homes. It's very expensive now. I found a much less expensive place in northcentral CA. A conservative area.
You definitely enjoy better weather!
We're 5 years or so from being able to move there, but Pecan and De Cordova are the two we're really focusing on. Glad I found this vid and your others. Question......from Pecan, wouldn't what I call the back way to Dallas, i.e., taking FM 4 to 67 in Cleburne, be just as fast or faster than De Cordova? Also I see some lots for sale in Pecan, but heard in one of your other vids that there's a moratorium on wastewater. I'd consider buying a lot now and building later, but don't want to have issues. Would we be impacted? Thanks!
Hey there! So, from back gate, you are actually closer to Dallas, but further from Fort Worth. The lots in Pecan are using AMUD water. The Moratorium applies only to city water (homes inside the city limits), so Pecan is not affected. Note: there are a few areas in Pecan where you will need to get Septic (the Ranches for example.) Most of the Lots are AMUD water, and AMUD sewer. That is something I can check on for you.
Big dealbreaker: conservative heaven. The only heaven they will know.
In the south we respond to your poor comment, "Bless your heart."
That's what makes it so great!!!
@@vinceruland9236 I think we should all pitch in and build a big safe wall around your community so you will be able to endure the blue wave that’s about to hit. 😘
Granbury sucks, it has terrible schools that are politically motivated. The County judges brother got busted with lots of cocaine and it got swept under the rug. Corruption among the police remain rampant. Organized crime is rampant in this county also. The lake has high levels of bacteria in the water and it smells very bad. Bunch of rich kids running around high on drugs all of the time. Pulled over by police multiple times a day for no reason.
So I move here 5 months ago and I love it. Seems like people want to keep this city as a secret because they don’t want other people to come here. There is a lot of houses for sale under 200k with a lot of land. There is not many Latinos 90% is white people. The only thing I would is if there is a Sam’s club near by. Anyways this city is beautiful yall most come Check out by yall self don’t let people lie to you
That Peacock estates house was my friend S. Peacock's house. It has a lot going on inside. They built a total rock star house when we were in college. The fancy group of homes on the Alexander highway. Many highschool parties were had at that house. They had a peacock in the backyard too.
Stephenville is the only location you get all the free beer you can drink. It was bc the city counsel wouldnt give them a liquor license. So give it out for free. My grandma said once ,"i think i want a beer". Me and my brother raced to the beer stand to get her one. Im a Delta Z at Tarleton. Fun fact you can get 4 academic scholarships and stack them up. I worked as a homework grader and pharmacy tech in college. My parents have 4 horses and 2 donkeys. Quit being a wuss. I drove 2 hrs to go out in Dallas all the time. Had to be at work at 10am. It was so fun and i dont regret it.
Learn how to pronounce Bosque!
Overall its very nice,, security is apain in the ass.. barney fife wanna be cops.. ive gotten inot several timnes with them.. they are morons!! Nice ammenities, convenient things like groceries gas hardware store, liquor store etc, bank, con now is the state banned hunting on the river except with a shotgun only and no slugs.. nice place to live. HOA keeps your property value up..I like for the most part.. only reason i woukld leave is to have more land..
Great Video! Thanks!
Thank you!
Nice video .. Is granbury culturally /racially diverse ? Thanks
Good question. I would say that Granbury is culturally diverse because people retire from all part of the country and move here. Racially, the Census data showed that it is 90% white, 8% Hispanic, 1.3% African American.
@@LivinginGranbury thanks chief .keep bringing these videos .not much available on granbury except your channel
It’s definitely a lot more diverse now than it was years ago. It’s a retirement town for sure but it doesn’t make it some “racist” town with no blacks or Mexicans.
@@dannybolton6065 in what terms? Homeless ppl ? Or super conservative?
Conservative…..what is really a conservative these days?
I know right!
:::News flash:::be careful about your expectations for ‘quality’ health care in Granbury. My family have lived in Granbury since the early 80’s and the only reason some of them are still alive is because of proximity to health care services in Fort Worth. As far as Granbury’s conservative credentials go, there are people from the area that were prominent players in the insurrection and Oath Keepers/Proud Boys. And no state income tax translates into high sales taxes and high property taxes, so ‘no state income tax’ isn’t all that it’s made out to be. I lived in Granbury for several years. It makes me sick to even drive through that town. You can keep it.
@@texaszag8748😭😭😭
Are you able to drop some content with land buying. There are a lot of land developments in Granbury and surrounding areas. Thanks
Hey Kenny! You are right! I'll start working on it. Just a heads up, I have several videos in the hopper now, so it will likely be a few weeks. But, I'm on it.
Thanks much my friend. @@LivinginGranbury
Im retiring from the Air Force next year, and will be moving to either Granbury or Weatherford areas. Im looking online and it seems tough to get a newish upgraded house (or new construction) with a decent sized yard for under $350k. What areas/neighborhoods should I look for a $300-$350k budget, within 40 min to Lockheed Martin in Fort Worth. Granbury is my preference, been there several times, I’m conservative and looking for a safe conservative area. Thanks.
Saratoga would be my first recommendation. Fort Worth side of Granbury, newer homes, and many are around that 350k price range.
What kind of trees are they
Pecan
I have researched and found that your youtube channel videos are not in youtube search results, your videos need youtube video seo to get search results.
Cresson looks like Odessa/Midland to me no dang trees lol
Lol! There are a couple more than Midland, but not much more.
Does the canal stink at any part of the year? Mosquitos / bugs?
Good question! The closer you are to the end of the canal, the more bugs/mosquitoes there will be. The closer to the main body of the lake, the more wind there typically is, and therefore less mosquitoes. It doesn't stink on the canals that I show in the video, and it is not typical. There are canals around Granbury, that left untended, can become unwieldy and smell. But those are not typically found in these neighborhoods.
How about starter home for the young and retired that don’t cost and arm and two legs?
I have it in my lineup of videos to do.
Meander Est., and Gemstone Est. are good ones. Those are already established neighborhoods. Indian Harbor and Canyon Creek are always under construction with small, new homes.
I lived there for a year and a half the biggest downside was the weather. Good video.
The weather can be a shock to those who are not used to super hot summers, hard winds, and sometimes frigid winters.
@@LivinginGranbury I can handle all of those but the severe weather: hail and tornadoes is what scared me the most 🙈
Sorry hard 8 I have been to 3 other hard 8 's in the DFW Texas aera this one in Stevensville needs to up its game way off from the other ones.
Stan, I have eaten at 3 Hard 8s, and I agree with you the two in DFW were in fact much better than this one in Stephenville. It was still good! But the ones in DFW are better.