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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
Epoch Times
24-04-2025
- Business
- Epoch Times
Texas Governor Signs ‘Texas DOGE' Into Law to Cut Regulations, Boost Government Efficiency
Texas Gov. Greg Abbott signed into law on April 23 a sweeping regulatory reform Senate Bill 14 creates the Texas Regulatory Efficiency Office within the Office of the Governor and has been characterized as the Texas version of the federal Department of Government Efficiency (DOGE) created by President Donald Trump and led by businessman Elon Musk. The new office is tasked with identifying outdated or duplicative rules, assisting state agencies in simplifying regulatory procedures, and establishing public access to rulemaking processes through a centralized online portal. 'We are putting at the forefront of legislation the shaping, formation, and recalibration of government in the State of Texas to make it more responsive and more efficient,' Abbott The governor added that the office would make the government more efficient and less costly and that the state would operate 'at the speed of business.' The bill also establishes a Texas Regulatory Efficiency Advisory Panel composed of members of the business community, academia, and regulatory law to support the office's mission. The new office will produce regulatory analysis manuals and reduction guides, and coordinate with other state entities to improve transparency and consistency. Related Stories 4/22/2025 4/11/2025 Abbott said the measure is important for the state's economic health and limiting regulations. 'Texas has won the national championship for economic development for 13 years in a row—business could not be doing better,' Abbott Abbott added that although Texas is generally known as business-friendly when it comes to regulations, the regulatory environment was 'not as easy to navigate as it once was.' He cited a 2024 Critics of the bill questioned why it was necessary, as there is already a state Sunset Advisory Commission. According to its Republican State Rep Brian Harrison, who voted against the bill, said in a In a speech on the House floor earlier in the session, Harrison said, 'The point of DOGE is to cut government, reduce spending, and shrink the bureaucracy. Unfortunately, this bill does the exact opposite.' Republican Lt. Gov. Dan Patrick dubbed the measure 'DOGE Texas-style,' and said it is about cutting red tape and saving taxpayer dollars. 'Texas DOGE will ensure the Texas Miracle continues long into the 21st century,' said Patrick in a statement. 'Texans understand that by cutting red tape, more money stays in the pocket of taxpayers. Our conservative approach to regulation will keep Texans prosperous and our state the best place to do business in America and across the globe.' Speaker of the House Dustin Burrows, also a Republican, called the law a win for transparency and government accountability. 'A major theme of this session is government efficiency, and today the state is delivering on its promise to cut red tape and empower Texans with greater oversight of their government,' said Burrows in the statement. 'As the first bill signed by Governor Abbott into law this session, the Regulatory Reform and Efficiency Act brings our state into the 21st century in terms of government rulemaking and will strengthen economic opportunity.' The law includes provisions for a biennial report from the office to state leadership and a mandate for rulemaking procedures to be written in plain language. It also removes judicial deference to agency interpretations of law in many court cases, allowing judges to review agency rulemaking. Jeff Burdett, state director for the National Federation of Independent Business, called the bill 'a historic step for Texas small businesses.' Glenn Hamer, president and CEO of the Texas Association of Business, said the law follows key recommendations from the Governor's Small Business Freedom Council and called it 'a model for the nation.'
Yahoo
15-04-2025
- Business
- Yahoo
State Sen. Mayes Middleton running for Texas Attorney General
AUSTIN (Nexstar) — State Senator Mayes Middleton, R-Galveston, announced the launch of his campaign for Texas Attorney General in a post on his X account Tuesday morning. 'I am running for Texas Attorney General to continue the fight for our shared conservative values that keep the Texas Miracle alive,' Middleton said in a news release. 'As Attorney General, I will join President Trump in his efforts to return America and Texas to common sense and to fight to secure the border, ensure law and order and be tough on crime.' Middleton said he is committing $10 million of his own money to his campaign effort. He is the President of Middleton Oil Company and served two terms as a State Representative before being elected to the Texas Senate. He holds a law degree from the University of Texas Law School, according to his biography on the Texas Public Policy Foundation website. Middleton will take on former U.S. Attorney John Bash in the race for attorney general, as incumbent Ken Paxton is running to unseat Republican U.S. Sen. John Cornyn. Bash previously worked as a federal prosecutor for the Western District of Texas until 2020, and served as a special assistant to President Donald Trump during his first term. Since resigning as a government attorney, he has taken on cases such as defending Elon Musk in a defamation case. As a federal prosecutor, Bash led the state's cases against the perpetrator of the 2018 Austin porch bombings, who killed two people, and the corruption case against former state Sen. Carlos Uresti, D-San Antonio, who was found guilty in 2018 for his role in a Ponzi scheme. Bash said in a statement on social media he's running because Texas needs 'the toughest, most battle-tested attorney to lead the fight to keep our communities safe, defend our constitutional rights and make sure Texas remains a leader in innovation and growth.' Copyright 2025 Nexstar Media, Inc. All rights reserved. This material may not be published, broadcast, rewritten, or redistributed.
Yahoo
13-04-2025
- Business
- Yahoo
Texas leads the way in wind, solar. An 'industry killer' bill could change that
Private property rights and pro-business principles are under siege while government overreach looms in Texas — and, ironically, it's at the hands of a small group of conservative lawmakers. Senate Bill 819 targets wind and solar energy development with a subjective, arbitrary review process, additional costs, and setbacks that can be changed at the stroke of a pen. The bill hands the Public Utility Commission of Texas the power to dictate what private landowners can do with their property, eroding both landowner rights and free enterprise. If passed, SB 819 will drive investment — in both renewables and the energy-intensive industries that fuel the 'Texas Miracle' — elsewhere, raise electricity costs and increase the risk of power outages. Worse, it sets a dangerous precedent for centralized control in a state known for its pro-business, limited-government approach. For a few so-called conservatives to weaponize the state against landowners hosting renewable energy projects is a stunning reversal of sacred Texas values such as limited government and individual liberty. Considering the fact that Gov. Greg Abbott has called private property rights 'a cornerstone of our values and our legal system,' how did we get here? At the turn of the century, Republican leaders welcomed renewables, allowing Texans to harness the state's affordable, God-given resources. The results speak for themselves: Texas leads the nation in renewable energy, installing nearly 80% more wind, solar and battery capacity than any other state; renewables produced about one-third of the power consumed in Texas last year; and ratepayers are estimated to save about $1 billion per month in wholesale electricity prices. Recently, Abbott championed Texas as number one in both wind and utility-scale solar power generation capacity, 'cement[ing] Texas as the energy capital of the world.' These projects inject billions into local communities — an estimated $20.2 billion benefiting over 75% of counties, and landowner lease payments estimated at $29.5 billion. This impact is especially profound in rural Texas, where such projects are often the only opportunity for large-scale capital investment. For nearly three decades, renewables have helped economies and landowners thrive. Somewhere along the way, however, energy became politicized. Instead of embracing Texas' signature 'bigger is better' mentality, some have sought to dismantle renewable energy success for partisan gain. This misguided effort to undo energy progress comes at the worst possible time. In a presentation released April 7, ERCOT updated its load growth projections, estimating that demand for power will nearly double by 2030. Fortunately, Texas' diverse generation mix of solar, wind and battery storage — all of which have reached record grid contributions this year — and plentiful natural gas can help. SB 819 now awaits a Senate vote and echoes a similar bill from 2023, dubbed an 'industry killer.' Lawmakers would do well to reject this dangerous proposal again. Passage of SB 819 would effectively end the development of new renewable energy projects in Texas. For large commercial or industrial power consumers utilizing long-term, fixed-price contracts, it would mean operating costs would skyrocket, and additional investments under consideration would fall by the wayside. The biggest losers? Texans. By stifling the development of renewables, SB 819 would bring higher electricity prices, more power shortages, lost economic development and a blow to the most sacred right in Texas: private property rights. And what's next? Will we empower Austin bureaucrats to determine if Texans can raise cattle, grow crops, hunt or drill for oil? No one knows the land better than its owner, and when landowners lose the right to decide their land's future, they are no longer truly landowners. Texas stands on the edge of government overreach. If we allow politicians to target one industry and strip one group of its rights, every Texan should fear for their own. Texans cannot afford — nor should they tolerate — this betrayal of our core values. Judd Messer is the Texas vice president of Advanced Power Alliance, an industry trade association promoting the development of wind, solar and energy storage resources. This article originally appeared on Austin American-Statesman: Property rights under attack with bill stifling renewables | Opinion
Yahoo
27-03-2025
- Business
- Yahoo
Texas DOGE bill passes Senate to streamline state regulations
Texas has passed a bill that would create an efficiency office much like the federal government's Department of Government Efficiency started by President Donald Trump. Texas SB14 establishes the Texas Regulatory Efficiency Office and, if passed into law, will attempt to streamline state regulations, reduce unnecessary rules and promises to make massive reductions to the size of the state's government. "I prioritized SB 14 because President Trump's creation of the 'Department of Government Efficiency' inspired me to find ways Texas can save taxpayers and businesses money by cutting burdensome regulations. The Texas Miracle will continue long into the 21st century because our common-sense, conservative approach to regulation will keep Texans prosperous and our economy strong," said Lt. Gov. Dan Patrick in a statement Wednesday. A regulatory efficiency advisory panel will also be established that will advise the governor's office and the Efficiency Office. That panel will be composed of members representing regulated businesses, the public, occupational license holders, higher education and state agencies. This bill outlines that it will also increase the public's access to regulatory information by establishing an interactive website for people to search for state agency rules and information by topic, activity or NAICS code. Doge Says Texas Nonprofit With Former Biden Transition Member Reaped Millions Operating Empty Facility Read On The Fox News App To keep things transparent, the bill would require that the Efficiency Office must submit a biennial report to the governor and the Legislative Budget Board, detailing its activities, findings, and recommendations. Patrick says this bill was necessary for the people of Texas and will put money back in taxpayers' pockets. 'America Has Doge Fever': States From Nj To Tx Draft Similar Initiatives As Federal Leaders Celebrate "The Texas economy is the envy of America and the world. Texans understand that by cutting red tape, more money stays in the pockets of taxpayers. When Texans save money, the private sector is unleashed, Texans start small businesses, jobs are created and our economy grows," Patrick said. The bill is now on its way to the House committee before it can be voted on by the Texas House of article source: Texas DOGE bill passes Senate to streamline state regulations
