Watch the housing. You might be surprised. Especially with these low interest rates.
The Gulf of Mexico is great, but unless you want to swim in the Houston ship channel, it's a 4 hour drive to the beach...and Houston is the closest to the Gulf. And a plane ride to the mountains. Lifestyle matters.
What will happen is this - those formerly overtaxed leftist cesspool dwellers are going to want things to be like they were in California. As more and more move in - demographics change. And a LOT of the imports voted blue in California - despite the overtaxed leftist cesspool. That translates into what is how demographics change.