My niece lives in Keller, I think I mentioned but she was lucky with damage. So sorry to hear about Keller's damages and yes, I've lost a number of plants, etc. from the freeze. I get it regarding the 1% - I just paid my home insurance for the year, today, and it was $3,483!!!! Next year it will raise - this year it's up $171. Sure does get old, doesn't it?