You've already found out the scoop on Texas. A lot of places have a waiting list that are reasonable in price and many cost so much most average people can't afford them. Before my Dad died he had a couple different year around leases for $1500 and that was well below the average price at that time. Lord knows what they're going for now 10 years later, but I know guys pay in five figures for good leases down near the Mexico border.