I find particularly fascinating is that we're not necessarily seeing this type of I don't want to use the word catastrophe but that's how I think about it when I see those pictures of the American West. Some people are leaving California for maybe for tax reasons right and housing prices and housing prices but Texas isn't an oasis of um you know moisture and water. It does have its own water challenge, so some people who really appreciate it moving to New Jersey to get away from the fires in the droughts who've come to our institution. "It really is having impact on real people's lives yeah and it's not fully priced into our economy yet but it's coming," says