Since there's a substantial tax on profit taken on the sale of one's primary residence, and since there's a substantial increase in the value of housing, both what you sell and what you buy, over time, there's a resulting disincentive to downsize one's house when the kids depart.

I know, I know ... the thing to do is sell out, move away, and leave no forwarding address, to mitigate the risk of "boomeranging."

I've visited LOTS of places in the U.S. and elsewhere, and, frankly, I have no motive to live anywhere but here. The marginal cost of living, real estate included, keeps me here where, while not entirely safe and sane, it's less crazy than the west coast and less risky than the east coast, drier than the South, and generally smarter than Texas (look at who's come from there ... George I, George II, Cheney, Rove, DeLay, Johnson, Rayburn ...) and with faster mail delivery here, too.

RE