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Business Journals
5 days ago
- Business
- Business Journals
Financing the future: How special districts are shaping the path to attainable housing in Texas
Texas is in the midst of a housing attainability crisis — one that's growing more acute by the year, particularly in rapidly developing regions like North Texas. As the median home price pushes past $400,000 and the average first-time homebuyer approaches age 39, the long-held perception of Texas as a haven for affordable housing is being challenged. According to Steve Robinson, founding partner at Allen Boone Humphries Robinson (ABHR), these pressures are not just reshaping the real estate landscape — they're threatening the very foundation of the so-called 'Texas Miracle.' 'If we can't house our people — if workers can't afford to live where the jobs are — it's going to stifle the economy,' Robinson says. 'What we do at ABHR is help build great communities. We use innovative financing tools to make those communities more attainable for more Texans.' One of the most powerful tools in Texas' housing development toolbox? The Municipal Utility District, or MUD — a mechanism Robinson and his team have helped deploy across the state to fund critical infrastructure and enable large-scale, master-planned developments. What exactly is a MUD? At its core, a MUD is a governmental entity empowered to levy taxes in order to finance public infrastructure — think water, sewer, drainage and roads. Originating in the Houston area more than 60 years ago, MUDs were initially developed to address the city's explosive growth. Today, they've become a cornerstone of real estate development across Texas. 'MUDs allow developers to shoulder the upfront costs of infrastructure in areas where cities aren't extending services yet,' says Kelsey Taylor, attorney at ABHR. 'That means development can proceed where demand exists, instead of waiting years for a city to act.' Importantly, MUDs also promote long-term planning by allowing developers to phase infrastructure alongside home construction, resulting in cohesive, high-quality communities. These districts are governed by locally appointed boards and regulated by the Texas Commission on Environmental Quality (TCEQ), which provides layers of public oversight that enhance accountability and quality control. Texas vs. the nation: What makes our system different? While special districts are common across the U.S. — with California's Mello-Roos districts, Florida's Community Development Districts (CDDs) and Colorado's Metropolitan Districts — Texas' MUD system stands out for its financial structure and regulatory rigor. 'Texas' system is unique in that it is reimbursement-based,' Robinson explains. 'The developer takes the risk — building the public infrastructure and private development first — and is only repaid after performance.' This structure, paired with tax-based financing rather than assessments, results in lower borrowing costs and greater financial stability. Since the current rules were implemented in 1989, Texas MUDs have maintained a 0% default rate. 'This is a performance-based system with very high oversight,' Robinson notes. 'It's efficient, it's stable, and it's the largest and most robust system of its kind in the country.' Speed, scale and attainability While MUDs don't directly shorten development timelines — they generally take about a year to form — they dramatically improve the financial feasibility of development by decoupling public infrastructure costs from home prices. 'If you can remove $100,000 in infrastructure costs from the lot price, there's a broader group of people who will qualify for a $400,000 mortgage instead of a $500,000 one,' Robinson says. 'That increases attainability, which in turn increases the velocity of development.' Taylor agrees. 'In many areas, without a MUD, development wouldn't happen at all. Developers would simply pass on the opportunity. With a MUD, they can move forward, and that speeds up access to housing.' Funding amenities and green space Although certain counties — primarily in South and Central Texas — allow MUDs to issue bonds specifically for park development, North Texas does not currently have that capability. Still, MUDs play a significant role in creating amenitized communities by reallocating reimbursed infrastructure dollars toward parks, trails and public gathering spaces. 'Today's buyers expect more than just a home — they want vibrant communities,' Taylor says. 'While we can't use tax-secured park bonds in North Texas, we can leverage other financing tools to support those amenities. That's part of what we love to do: find creative solutions that enhance quality of life.' A North Texas transformation While MUDs have long been embraced in the Houston area, their use in North Texas has historically been limited. That's changing — and fast. 'There are more than 200 cities in North Texas, most with their own water and sewer systems,' Robinson explains. 'Development used to be constrained to areas where those services were available. But with rising land prices, interest rates and infrastructure costs, developers began asking why comparable homes in Houston were significantly less expensive. One big answer was the use of MUDs.' Over the last decade, legislative changes and market forces have paved the way for widespread adoption of MUDs in the Dallas-Fort Worth metroplex. Today, virtually every major master-planned community in North Texas is using a special district to finance infrastructure — something that would have been rare just 10 years ago. Spotlight: Viridian in Arlington One standout example is Viridian, a master-planned community in Arlington that was made possible through a Municipal Management District (MMD) — a cousin of the MUD structure that offers expanded flexibility. Developed on challenging land within the Trinity River floodplain and adjacent to a landfill, the project faced steep financial and logistical hurdles. "It is critical that cities and counties invest in their community development. These district tools can achieve best in class environments for cities with the right developers. Viridian is one great case study of PPP success," says Robert Kembel, partner and president of The Nehemiah Company. Unlike traditional MUDs, MMDs can levy assessments to reimburse costs for features like parks and public amenities — expenses that are difficult to fund through bond financing in North Texas. That gave Viridian the resources to create a highly amenitized, high-quality community complete with trails, green space and even a 90-acre lake where residents can sail. 'Arlington didn't have much new single-family housing stock,' adds Robinson. 'Viridian brought it in at scale, in a part of town that had been previously overlooked. The district financing model made it all possible.' The path forward As Texas continues to grow, MUDs will play an increasingly vital role in ensuring that housing remains accessible, communities remain livable and economic growth remains sustainable. In Robinson's words, the model is the ultimate public-private partnership. 'Cities can't always move fast enough to meet demand,' he says. 'MUDs allow the private sector to take that risk, while still complying with public oversight. It's a powerful model that allows Texas to keep growing — and to keep the dream of homeownership within reach for more families.' To learn more about ABHR, visit
Yahoo
27-02-2025
- Business
- Yahoo
Topgolf project in Canton denied wetlands permit, leaving future of facility uncertain
State environmental regulators have denied a wetlands-filling permit sought by developers of a proposed Topgolf driving range and restaurant and entertainment complex in Canton Township, leaving the future of the project uncertain. Developers Top Canton LLC, a subsidiary of Detroit-based Broder Sachse Real Estate, proposed a 68,000-square-foot, three-level golf and entertainment facility housing a Topgolf range, restaurant, bar, entertainment and event space on 55 acres just east of Interstate 275 freeway, between Warren and Ford roads. Two fast food restaurants, a Portillo's and Chick-fil-A, were also slated for inclusion on the property. The project received unanimous approval from the Canton Township Planning Commission late last month. As part of the proposal, the developers sought state permission to fill more than 7 acres of wetlands, with proposed mitigation of adding 3 acres of forested wetlands on another portion of the property and providing money to a state bank to construct 9 acres of wetlands elsewhere in the River Raisin watershed. The Michigan Department of Environment, Great Lakes and Energy in a Feb. 19 letter to developer Steve Robinson announced its denial of the wetlands permit. The denial noted the U.S. Environmental Protection Agency's earlier stated objections to filling the wetlands. "This large wetland fill would result in an unacceptable disruption to the aquatic resources currently provided by this large, intact, high functioning forested wetland system, one of the few remaining in western Wayne County and within the Rouge River basin," wrote John Jones, an environmental quality analyst in EGLE's Water Division. The proposed stormwater system for the development, and its discharging into Willow Creek running through the parcel, and other changes to the land's floodplain and wetlands, "are likely to result in secondary impacts including diminished habitat quality, unanticipated changes in hydrology, increased pollution run-off, and the spread of invasive species," Jones stated. EGLE staff also questioned whether developers adequately considered "feasible and prudent alternatives" that would lessen or eliminate the negative impacts of the proposed wetlands filling, as required under state environmental law — including considering other properties. "(T)here are other locations in the area that are equally well suited based on having residents with the budget and willingness to spend on entertainment and that enjoy golf," Jones stated. "Furthermore, the application narrative describes Topgolf as a unique entertainment destination, leading one to believe that the public is willing to travel some distance for the experience." More: Invasive carp barrier to Great Lakes on hold as Illinois governor seeks Trump assurances More: Planned expansion at Zug Island coke factory would add nearly 3 tons of dust to air It's unclear whether Top Canton can overcome the state and federal concerns about wetlands and still build the Topgolf complex on the proposed parcel. The proposal had already undergone multiple site changes over more than a year in an attempt to lessen wetlands impacts. It's also unclear whether the developers would consider another location within Canton Township. Robinson, contacted by the Free Press, declined to comment. Jack Smiley, a real estate broker who lives in neighboring Superior Township, had urged denial of the wetlands filling permit. "I have done a quick search of a relatively small geographical area and I have identified a number of sites which are feasible and prudent alternatives — ones that would avoid any loss of wetlands," he stated. "A more thorough search of a larger geographic area would undoubtedly identify even more sites. ... The applicant does not own the property in question and should look for another property." Township officials are generally supportive of the Topgolf proposal and looked forward to the economic impact it was expected to bring, though some have expressed concerns about traffic impacts to Ford and Warren roads. "I'm aware of and understand EGLE's concerns over the Top Canton development," Township Supervisor Anne Marie Graham-Hudak said. "I'm hoping that Top Canton works with EGLE and the EPA to preserve precious wetlands in our community while providing a successful entertainment venue in Canton. We'd also be open to them looking at other areas in Canton." Contact Keith Matheny: kmatheny@ This article originally appeared on Detroit Free Press: Canton Topgolf project's wetlands permit rejected by state — now what?
Yahoo
23-02-2025
- Business
- Yahoo
200K counterfeit U.S. Forever Stamps seized in Birmingham
BIRMINGHAM, Ala. (WIAT) — U.S. Customs and Border Protection announced it seized 200,000 counterfeit U.S. Forever Stamps from Hong Kong at its Port of Birmingham. According to a Friday news release, the counterfeit stamps discovered have an estimated list price of $146,000. The CBP stated officers during an operation selected two packages for inspection based on specific criteria. Though their contents initially appeared authentic, the CBP noted a detailed examination showed the packed stamps were counterfeit and in violation of intellectual property rights laws. 'Protecting America begins with the shared commitment and determination of dedicated CBP Officers, Agriculture Specialists, and support staff,' said CBP Birmingham Port Director Steve Robinson in a statement. 'Together, they play a vital role in safeguarding consumers and businesses from counterfeit goods. Economic security is national security.' Alabama farmers see benefits from high beef prices Shipments from China and Hong Kong made up about 90% of the total CBP intellectual property rights quantity seized in fiscal year 2024, according to the law enforcement agency. The CBP stated it works with Homeland Security Investigations agents and the U.S. Postal Inspection Service to stop illegally imported counterfeit U.S. Forever Stamps. Copyright 2025 Nexstar Media, Inc. All rights reserved. This material may not be published, broadcast, rewritten, or redistributed.
