Texas Market Reports Archives - REBusinessOnline

How The No Surprises Act Created New Economics for Emergency Care Real Estate in Texas

Taylor Williams — Thu, 20 Aug 2026 11:57:00 +0000

By Sean Anderson, senior associate, Partners Real Estate When Congress passed the No Surprises Act (NSA) in December 2020, the goal was straightforward: protect patients from the exorbitant, unpredictable bills that had become synonymous with emergency care and rein in some of the pricing power that out-of-network physicians and freestanding facilities had come to enjoy. On paper, the law delivered. By requiring that out-of-network emergency treatment be billed at the same rate a patient would owe for in-network care, the NSA eliminated an estimated 10 million surprise bills in just the first nine months of 2023 and pushed down the overall cost of emergency room (ER) procedures across the board, according to the second annual report to Congress from the U.S. Department of Health and Human Services. For patients, it was an unambiguous win. For the physician groups and real estate operators that had built business models around emergency medicine, however, the law landed as a direct hit to the bottom line. Out-of-network reimbursements initially fell by roughly 40 percent, according to an FTI Consulting analysis of the provider side of the law, and bankruptcy filings for healthcare operators hit their highest level in five years, tripling from 2021 to…

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Texas Multifamily Owners Ride Out The Hangover

Taylor Williams — Tue, 11 Aug 2026 11:56:00 +0000

By Taylor Williams On some level, they knew this was coming, right? They just thought it would be over by now. Indeed, the expression, “survive till ’25” has proven insufficient as a barometer for when the multi-year slowdown in multifamily rent growth and valuations — inevitable consequences of the record-high sales prices and record-low cap rates that were achieved in 2021 and 2022 — would eventually fizzle out. Unprecedented supply growth in recent years, catalyzed by historically low interest rates and insatiable demand and taken to perhaps the highest of highs in Texas, has, unsurprisingly, generated cyclical pain in subsequent years. True, that pain is submarket-specific and is likely on its way out, but that doesn’t change the fact that it’s tough sledding for many multifamily owners right now. “Multifamily has had almost everything possible thrown at it in the past few years: interest rates rising, rental rates flatlining due to supply growth and operating expenses going up across multiple categories, from payroll to insurance to repairs/maintenance,” says John Griggs, co-CEO and co-founder of Texas-based developer Presidium. “Everything started flipping the wrong way at the same time. Some of those variables may correct in our favor, but it’s now been…

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Legislative Elimination of Zoning Restrictions: A New Offensive Playbook for Texas Multifamily Developers

Taylor Williams — Tue, 04 Aug 2026 11:57:00 +0000

By Jonathan Aldaco, partner at Bell Nunnally LLP For decades, multifamily developers across Texas have faced a frustrating reality: after investing significant time and capital in projects, multifamily developments can spend months — or even years — sidelined in layers of procedural red tape before construction even begins. And while some projects eventually move forward, some never do. Senate Bill 840 (now codified as Chapter 218 of the Local Government Code) rewrites the playbook on this trend. Designed to address the shortage of housing in metropolitan areas across Texas, this new law streamlines approvals and lowers regulatory hurdles by allowing mixed-use and multifamily housing by right on commercial property. Only nine months into its implementation, Chapter 218 has made one point clear: The rules governing multifamily development in Texas have changed. Off the Sidelines, Into the Game As a threshold matter, Chapter 218 only applies to municipalities with a population of more than 150,000 that are wholly or partly located in a county with a population of more than 300,000. This means that cities like Dallas and Fort Worth and other municipalities in the metroplex like McKinney, Irving, Arlington, Frisco and Plano are impacted by Chapter 218. In total, this…

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Two Cures for High Rent

Taylor Williams — Tue, 14 Jul 2026 11:53:00 +0000

By Jack Stone, managing director, Greysteel In the last week of June, two things happened in the American multifamily market that belong side by side: New York City froze rents, and the Dallas Fed confirmed that Texas is drowning in apartments. One of those scenarios involves a market correcting itself. The other is a market being told to stop. In New York City, the Rent Guidelines Board voted seven to one to freeze rents on roughly 1 million rent-stabilized apartments, including zero percent increases on one- and two-year leases, the first two-year freeze in the board’s history. That action impacts about a quarter of all housing inventory in the city and roughly 40 percent of its rental units. In Texas, markets have kept doing what they’ve been doing for two years: bleeding. Both states are wrestling with the same underlying problem. Rents got too high for many people to afford. The difference is what each one decided to do about it, and that difference is the whole story. Texas is in pain, and the pain is honest. The Dallas Fed put numbers to it this spring. A pandemic-era construction boom, cheap money and aggressive bank lending dumped a historic wave…

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InterFace Panel: As Costs Rise, Houston Multifamily Developers Turn to Modular Solutions, New Technology

Taylor Williams — Tue, 30 Jun 2026 11:54:00 +0000

By Matthew Auchincloss With prices of construction materials perpetually up across the board and labor shortages persisting, multifamily developers have long been searching for new ways to improve efficiency both in pre-planning and in actual construction. That’s unlikely to change any time soon. But the quest for elevated efficiency has recently taken a number of different forms, according to Nikolas Fowler, a multifamily project executive at Birmingham, Ala.-based general contractor Hoar Construction. “What you’re starting to see is more use of off-site construction, whether it’s traditional volumetric modular or panelized or bathroom pods or some of the other things that are out there today,” says Fowler. “As more and more people realize the advantages of those systems and we have more and more challenges with labor, you’re going to continue to see people looking for new innovative ways to make those projects pencil out.” Editor’s note: InterFace Conference Group, a division of France Media Inc., produces networking and educational conferences for commercial real estate executives. To sign up for email announcements about specific events, visit www.interfaceconferencegroup.com/subscribe. Construction is historically not a very innovative industry. According to research from McKinsey, construction is the second-least digitally updated industry for the modern era; the first is agriculture and hunting.  “One didn’t change for thousands of years, the other didn’t…

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The Best Multifamily Deals in Texas Aren’t Where You Think

Taylor Williams — Thu, 18 Jun 2026 11:50:00 +0000

By Alan Stalcup, founder, CEO, GVA Real Estate Austin’s apartment inventory grew 33 percent from 2020 to 2025, according to data from Marcus & Millichap — the fastest rate in the country. In addition, data from CoStar Group and the U.S. Census Bureau show that vacancy is sitting at 14 percent, roughly double the national average. That’s what happens when every investor in America chases the same story at the same time. Austin isn’t a bad market. It’s a great city. But the math doesn’t work right now. When vacancy is 14 percent and new supply keeps getting added, buyers aren’t buying yield; they’re buying a prayer. The opportunities in Texas didn’t disappear; they moved. And they moved to places most investors aren’t looking. The Places Nobody’s Watching The Rio Grande Valley has between 1.4 and 1.5 million people, according to Census data. That’s not a small market. It’s a large, underfollowed one. McAllen, Harlingen, Brownsville — these cities have real population bases, stable renter demand and almost no institutional competition. Rents sit around $700 per month. GVA has been pushing $240 increases — roughly 30 percent — with light improvements. Not gut renovations or repositionings of assets, just new…

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How To Advance Water-Resilient Designs in Texas Data Centers

Taylor Williams — Tue, 02 Jun 2026 12:00:00 +0000

By Rives Taylor, principal, global resilience research lead, Gensler Texas is experiencing rapid growth in data center development as part of a broader push to support artificial intelligence (AI) ventures that have transformed digital infrastructure into a magnet for capital. As noted in Gensler’s recent Design Forecast, these assets demand abundant land, power and connectivity, making the region a natural fit for long-term growth in digital and industrial real estate. However, these facilities also require reliable access to significant water resources to support cooling systems that are essential for maintaining uninterrupted operations. As development increases, so do the needs for resources, and Texas lacks a consistent policy requiring operators to report essential metrics such as water use, energy consumption or cooling loads. This lack of transparency limits the ability of policymakers, communities and design professionals to fully understand the environmental impact of one of the state’s fastest-growing industrial sectors. With rising pressure on water supplies and power systems, the need for clearer reporting standards and more forward‑looking design approaches is becoming increasingly urgent. A recent white paper by the Houston Area Research Center (HARC), found that “without modernized planning and policy updates, the state faces a collision between finite water…

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Texas Retail Brokers Adjust To New Realities

Taylor Williams — Wed, 27 May 2026 11:46:00 +0000

By Taylor Williams There’s nothing free in this world, not even a full-blown, multi-year resurgence in brick-and-mortar retail real estate. The ferocious revival of physical retail in the post-COVID era, headlined by fewer national bankruptcies, record rental and occupancy rates and renewed investor interest, has slowly but surely been stymied and hamstrung by macroeconomics. Despite real ingenuity and entrepreneurship among today’s operators, the business of leasing retail space in high-growth markets remains fraught with potential deal-killers that go beyond supply-demand dynamics that are favorable to landlords. For Texas retail brokers who specialize in tenant representation — men and women who genuinely love helping businesses grow, expand and serve their communities — that means taking on fresh challenges day in and day out. It means navigating pitfalls that have a way of consuming the two most valuable commodities on the planet: time and money. It means perfecting the art of self-motivation, of having ananticipatory mindset and thinking multiple steps ahead. It means embracing the hustle. Since venturing out on his own following a 12-year career at Weitzman, Matthew Rosenfeld, founder and president of Dallas-based brokerage firm The Rosenfeld Company, has lived and breathed these realities. Rosenfeld’s shop has been open for…

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The Dawn of Y’all Street: What the Texas Stock Exchange Means for Big D

Taylor Williams — Tue, 19 May 2026 12:08:00 +0000

By Garrett Karam, chief investment officer, EMBREY The Texas Stock Exchange (TXSE) represents the most serious attempt in 55 years to challenge the NYSE-Nasdaq duopoly and signals something that has not happened in generations: New York City’s monopoly on exchange infrastructure now has a credible challenger. As the TXSE prepares to launch in phases through 2026, EMBREY, a San Antonio-based investment and development firm, shares insights on how the exchange could further reinforce Dallas-Fort Worth’s (DFW) emergence as one of the country’s most important financial and economic centers. We also consider the direct implications for long-term economic growth and multifamily demand correlated to the launch of TXSE. Announced in 2024 and approved by the SEC in 2025, the TXSE has already raised more than $270 million from institutions including BlackRock, Citadel Securities, J.P. Morgan, Goldman Sachs, Bank of America and Charles Schwab. The exchange’s pitch to public companies centers around lower listing costs, fewer prescriptive requirements and a governance framework designed for operators. Combined with the state’s broader efforts to position itself as an increasingly attractive destination for business and corporate investment, the TXSE reinforces a larger shift already underway across North Texas. The exchange arrives at a time in…

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Building Bifurcation: A New Framework for Evaluating Industrial Real Estate in Texas

Taylor Williams — Tue, 05 May 2026 11:49:00 +0000

By Taylor Williams Defined by Gemini as “the division of a system, structure or entity into two distinct branches or parts,” the term “bifurcation” is coming up more frequently in the context of industrial development in Texas — a sort of umbrella term for the process of establishing new subcategories of the property type. The past seven or so years have constituted one of the most massive industrial building booms in modern history. Like matches and gasoline, Americans’ newfound obsession with e-commerce paired with unimaginably low interest rates for much of that time, sparking an all-out industrial development and leasing mania. Capital flowed into the sector with insatiable appetite, eventually forcing yield-chasers to devise new means of unlocking value within the space lest they cannibalize each other. Of course, even before e-commerce irrevocably changed the way Americans shop and allowed industrial real estate to ascend as an institutionalized asset class, functional differences were recognized between manufacturing and distribution facilities, or between pure-play industrial and flex buildings. Investors understood the relative differences in how these subcategories of industrial product were built, operated and valued. And in terms of development, at the most basic level, the size of a building has always…

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How Service Retail Is Stabilizing Houston’s Shopping Centers

Taylor Williams — Tue, 28 Apr 2026 11:55:00 +0000

By Jason Baker, principal at Baker Katz If you’re only following the national headlines, retail real estate can seem like it’s still defined by store closures and disruption. That’s still part of the story, but on the ground in Houston, the picture is more balanced. Fundamentals remain strong and occupancy remains high across the market. Even as new projects reach completion and new space comes on line, demand continues to keep pace. When space becomes available, it doesn’t sit for long — often with multiple deals competing for a single vacancy. What’s changing is what types of retailers are taking the space. That shift is just as important as the strength of the market. Service-oriented retail, in particular, is emerging as a stabilizing force in Houston. From Goods to Services According to recent data compiled by CoStar Group and analyzed by The Wall Street Journal, for the first time, service-oriented tenants now occupy more retail space nationally than traditional goods-based retailers. In Houston, that trend is clear in leasing activity. A significant share of the leasing activity today is driven by service categories such as health and wellness, medical, med spas, fitness, beauty and pet care. These are the tenants…

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Texas’ Supply Problem in Medical Office — And Why It Matters More Than Some May Think

Taylor Williams — Tue, 21 Apr 2026 12:06:00 +0000

By Connor Watson, senior vice president, Partners Real Estate For years, the investment narrative around medical office as an asset class has been simple: stable demand, recession-resistant tenants and steady growth driven by the shift to outpatient care. That narrative is still true, but it’s incomplete. What’s shaping the next phase of healthcare real estate isn’t just demand. It’s a growing imbalance on the supply side. And in markets like Texas, that imbalance is becoming even more pronounced. Demand Isn’t the Story Anymore As a trend in healthcare real estate, outpatient migration is well understood at this point. Procedures continue to take place outside of traditional hospitals and within lower-cost settings like medical office buildings and ambulatory surgery centers. In Texas, that demand is amplified due to the following reasons: These economic and demographic trends have resulted in consistent tenant demand, high occupancy across most major markets and strong rates of retention from healthcare providers. But demand alone doesn’t create outsized opportunities; constraints do. The Real Shift: Supply Is Slowing Down New medical office development has quietly pulled back over the past several years. Not because demand isn’t there, but because the economics have changed. That shift is especially visible…

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Financial Transparency Becomes More Central to Office Leasing in Texas Markets

Taylor Williams — Tue, 14 Apr 2026 11:28:00 +0000

By Taylor Williams The American office market remains awash in change as both tenants and landlords continue to grapple with now-familiar quandaries, from devising ideal hybrid work schedules to rightsizing inventory to putting forth the best mix of amenities, all while negotiating down to the last nickel of rent and last day of term. There are no right or wrong answers to these dilemmas outside of what works best for a particular company or building. Aside from flight to quality, there are very few common denominators across the spectrum of office usage from the tenant perspective. And aside from certain “must have” amenities and features, from the landlord perspective, there is no one-size-fits-all formula for wooing tenants back into buildings. For Texas cities with growing populations and well-located, obsolete office buildings, there are rarely obvious, cost-effective options for revitalizing or converting those structures. And above all else, there’s not a lot of clarity on the future of office utilization as a whole. So in the meantime, all that tenants and landlords — and their brokers — can do is try to make the smartest deal possible based on the information they have today. “In today’s market, every deal has…

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InterFace Panel: Oversupply in Austin Industrial Market Is Real, But Complicated

Taylor Williams — Tue, 31 Mar 2026 11:48:00 +0000

AUSTIN, TEXAS — By any objective, outside-looking-in metric, the Austin industrial market is currently overbuilt, but brokers who are on the inside looking out say that the narrative is more nuanced than the numbers suggest. According to CBRE’s fourth-quarter 2025 market report, the marketwide vacancy rate was 20.4 percent at the end of last year, which represented a 10.9 percent increase from the third quarter of 2025. Approximately 3.4 million square feet of new space was delivered in the fourth quarter as part of 9.5 million square feet of new construction that came on line year-to-date, per CBRE, while fourth-quarter net absorption was less than 500,000 square feet. Qualitatively, the report concluded that the year-end vacancy rate was “an all-time high,” while 2025 was “one of the busiest years for development in market history.” The Austin industrial market has traditionally differed from those of its sprawling Texas counterparts — Dallas-Fort Worth (DFW) and Houston — which have seen numerous massive projects built and absorbed over the past decade. Industrial deals and projects in the state capital have historically trended smaller, though that has changed somewhat in recent years as two tech giants — Tesla and Samsung — have planted massive…

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InterFace Panel: Future-Oriented, Suburban Strategies Needed to Crack Austin Retail Market

Taylor Williams — Tue, 17 Mar 2026 11:55:00 +0000

By Taylor Williams AUSTIN, TEXAS — A successful real estate strategy for both developers and operators looking to penetrate Austin’s airtight retail market must involve both a long-term growth plan and a site selection process that primarily targets suburban areas. Austin’s sizzling pace of population growth has slowed in the past year or two, but the state capital remains highly undersupplied in terms of housing. Land and other development costs have become frightfully expensive within the urban core, and like other Texas markets, Austin is emerging from a multifamily building boom within its urban core and first-ring suburbs. In addition, vacant, quality retail space within those areas of Austin is a rare commodity. Earlier this year, the Austin-American Statesman, citing data from Weitzman, reported that Austin had a marketwide retail vacancy rate of just 3 percent at the end of 2025. And according to a first-quarter 2025 report from Partners Real Estate, Austin’s retail occupancy rate has not dipped below 95 percent at any point in the past decade. Editor’s note: InterFace Conference Group, a division of France Media Inc., produces networking and educational conferences for commercial real estate executives. To sign up for email announcements about specific events, visit www.interfaceconferencegroup.com/subscribe. As such,…

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For Texas Retail Developers, There’s No Time Like The Present

Taylor Williams — Tue, 17 Feb 2026 12:50:00 +0000

By Taylor Williams The challenges are multi-faceted. The timelines are elongated. The costs are brutal. The capital is tight. The consumers’ incomes are strained. The prevailing logic favors buying over building. The list goes on. And yet some retail developers in Texas and Oklahoma see the current environment as one that represents a unique chapter in the saga of their business — one that makes them glad they do what they do. That sentiment is not just a factor of a post-COVID resurgence built on the realization that brick-and-mortar stores and e-commerce platforms work better in tandem than in opposition. And it’s not just a natural byproduct of favorable supply-demand dynamics that have pushed retail occupancies and rents to record highs in most major markets. It goes beyond being the beneficiary of new capital flows as the commercial real estate darlings of the past decade — industrial and multifamily — have experienced softening fundamentals. The feeling is, in the words of Stevie Wonder, all these things and more. “It’s a special time in this business, even if it’s a different one,” says David Neher, president at Dallas-based Rainier Development Co. “There’s a fair amount of front-end risk and planning for…

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Survey: Texas Fundamentals Bolster Optimism for 2026

Taylor Williams — Tue, 10 Feb 2026 12:47:00 +0000

By Taylor Williams The results of Texas Real Estate Business’ annual reader forecast survey are in, and they paint a somewhat surprising picture of an optimistic business outlook for the new year. Why surprising? Well, geopolitically speaking, 2026 has already picked up right where 2025 left off. The Trump administration’s capture of Venezuelan president Nicolas Maduro and his wife in early January touched off a fresh source of geopolitical angst. The administration then subsequently ratcheted up its preexisting talk about Greenland becoming part of the United States, including issuing a threat to impose more tariffs on European countries that opposed that plan. Editor’s note: In mid-November, Texas Real Estate Business sent email invitations to participate in the annual online survey to three separate groups — brokers; developers, owners and managers; and lenders and financial intermediaries. The survey was held open through mid-December. Invitations to participate were also included in the Texas Real Estate Business e-newsletter, as well as through ReBusinessOnline.com. The tariff threat has since been walked back, but it’s hardly an understatement to say that the first month of 2026 has been rocky in terms of geopolitics. And when that happens, it’s anyone’s guess as to just how rattled markets…

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Texas Retail Owners Lack Incentives To Sell

Taylor Williams — Tue, 20 Jan 2026 12:50:00 +0000

Editor’s note: (As of the publication of this article, Adam Gottschalk is no longer affiliated with STRIVE) By Taylor Williams The industry adage that “every deal is different” has never been an exaggeration or cop-out excuse for explaining trends and transactions — or lack thereof — in commercial real estate. It’s a simple fact that actually speaks to the nuanced, innovative and challenging structures and processes that permeate dealmaking in this business. The expression is especially applicable to investment sales and particularly convenient to invoke in times of rapidly shifting market and economic conditions. Therefore, a quasi-blanket statement that, all other factors behind held equal, Texas retail owners have minimal reason to sell right now must be evaluated in that context. As with any large sample size, there will always be multiple exceptions to the rule, and there will always be deals being brought to market as a function of an owner’s unique personal or capital situation(s). But by and large, outside of those scenarios, sources say that Texas retail owners don’t need to force things. “Unless there’s a life or a capital event — debt coming due or not wanting to add fresh equity to a deal — that…

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Texas Economic Development Professionals Focus on Quality of Life

Taylor Williams — Tue, 16 Dec 2025 12:43:00 +0000

By Taylor Williams “Economic development is the process of improving the economic well-being and quality of life for a community or nation through strategies like job creation, infrastructure development and advancements in education and health.” That’s the first sentence of the AI-driven overview that results from a simple Google search of the term “economic development.” And admittedly, that’s a very good start. Economic development is rooted in economics, a field that embodies the study of business, industry, jobs and wealth. The Google definition also pays tribute to the behind-the-scenes infrastructural work that is required to jumpstart and sustain most business endeavors, particularly regarding commercial real estate. And lastly, it covers what which may be the most important, end-all goal of economic development work: elevated quality of life for the people who live in, work at and patronize those commercial establishments. It’s that last part of the definition that appears to represent a growing niche and focal point within the spectrum of economic development work in Texas. Quality-of-life initiatives can be manifested in an array ofcommercial settings: housing, entertainment, food-and-beverage, hospitality. And as economic development professionals embrace many different roles — ambassadors of their communities, liaisons with developers and business owners,…

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Dallas-Fort Worth’s Financial Market Drives Office Usage, Design Innovation

Taylor Williams — Tue, 09 Dec 2025 12:48:00 +0000

By Joshua Metzger, studio director, principal, Gensler The Emerging Trends in Real Estate 2026 publication jointly released by PwC and the Urban Land Institute (ULI) found that North Texas benefitted from more than 100 corporate headquarters relocations between 2018 and 2024, drawn by a business-friendly climate, robust infrastructure and a growing talent pool. The launch of the Texas Stock Exchange (TXSE), Nasdaq Texas and the reincorporation of the New York Stock Exchange’s regional office from Chicago to Dallas as NYSE Texas are further cementing the area’s status as a financial powerhouse. JPMorgan Chase, Citigroup, Charles Schwab and Fidelity are among the top employers in North Texas, while Wells Fargo recently opened a new $455 million campus in Las Colinas. All this momentum and more has made Y’all Street — the moniker used to contrast Texas’ growing market to Wall Street — the second-largest financial services market in the country, trailing only New York City. The sublease availability of office space in Dallas has dropped to 3.6 percent of total inventory, signaling strong demand and confidence in the market. The Dallas neighborhoods of Uptown and Turtle Creek are bracing for a surge in development, while suburban mixed-use projects continue to thrive.…

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