Thanks guys. Covered my question and then some. I've learn alot since joining THR. I'm within 5 years of considering retirement, since moving back to a metro area (Austin), I can think of 10 to 1 reasons for moving back to a rural area in NE Tx around Lake Fork, where I lived for a couple of years, while teaching at a high school in the area. If the SHTF, I have fishing, deer, hogs an water to live on. It sure would be a beech trying to live w/o a/c in the summer though. Always can look into a small wind turbine or solar panels but would not be cheap.