So there's a mid century economist named Charles Tebu, and he is famous for this sorting concept, where individuals move to the local government that best fits their preferences for public policies through mix of taxes and services. I'm quoting there from actually a summary of his theory by my colleague David schlicker at Yale, who's also written about TV sorting. So the basic idea, which I think is is in, you know, incontestable at a high level, operationalizing. It can be more challenging, but it's just that people self sort into areas that they want to be for one reason or another. The insight of TB was that people would self sort into, for example, higher tax, higher services municipalities, or lower tax, lower services municipalities, you know, by choice, on on the basis of what they wanted, either in general, or perhaps at that stage of life, if they have kids, maybe they want to be in a place that has good public schools. There are many criticisms of this, and so, you know, I don't want to tether myself to it, but the idea has merit in this, in the sense that from a policy perspective, that municipalities could do more to attract residents with the right mix of of services and and taxes. So I make both a pitch here for transportation to be sorting along transportation lines, which I call Gray, to be sorting that you know, older people can move to areas where they are able to get around, even if their ability to drive decreases. But I also acknowledge a major problem with that, which I'll get to in a second and try to work around that. So the basic idea is that right as we get older, we're less and less able to drive, and so our interest in living in a place that doesn't require driving should an expectation, you know, increase meaning we should want to be able to get to a higher share of our activities of daily life without needing a car, as you alluded to, you know, I think that that mindset would benefit everybody if municipalities decide to try to improve access without needing a car, you know, that will clearly benefit people of all ages. But I think it becomes really imperative for those of us who are fortunate to live till very old age. The problem with that is that, and this is been Doc, you know, this is an empirical finding that's been documented for quite a long time. People don't want to move, especially seniors, as a general rule, do not want to move. They don't want to move to, you know, Florida, I'm speaking in the aggregate. Obviously there are individuals who do, but they, not only do, they not want to, you know, do a major relocation, they don't even want to move out of. Of their current housing arrangement in many cases, and so, yeah, that's a problem for things like having falls on stairs and so on. But it's, it's really a problem for a theory that assumes voluntary, proactive sorting, you know, by residents as driving municipal change, changes in municipal public policy. And so what I posit in the paper is a little aspirational, the idea that, to the extent some municipalities market themselves as being not just a good place to retire in general, but a good place to to become very old and to specifically, to be able to reach, you know, all your daily needs without needing a car. That that might stimulate change in the places where people are not leaving, right? The idea is that on the margin, you know, other places, will want to keep people who are sort of on the fence about, do I move to this golf cart community, or do I move to this walkable community, or do I stay in the place I know and love, where I paid off my mortgage and I know all my neighbors and where they recently, you know, enhanced various ways of accessing local amenities that don't require driving. And just to underscore the golf cart point, I'm not taking the view here that places that are good for for seniors have to be just walkable, right? I think motorized transportation is okay. It's going to look different in different places. People have different tastes, and so there should be multiple flavors of high access communities, whether it's golf carts or small autonomous shuttles or walking or transit. And I think we should embrace the heterogeneity of preferences there all with the goal of enabling people to be where they want to be and access what they want to access without needing a