I agree with that Wife has been a country r/e agent 10yrs or so. I lived in Missouri until 4 years ago. The Est side of Tx has way too dang many people and land prices are stupid unless way out in the sticks. I you have a few acres and a couple of goats, whatever, Tx let you claim ag and has homestead exemption, still taxes are not like Mo. where dirt cheap in rural areas. But ya gotta remember noodln catfish in Mo. is considered a true sport. Not everyone wants to be a ridge runner or hillbilly?